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CPA 6-86 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. �3 1'Cr a 7 x�1 ` .M 1,,,,re, DaySQfl ... , '' i" ;',°, n yF It ' \, 4"�°Y`Q, l 1 - M'Y &1'1, Ra `�i11, 1 td' '•�T�iLi 8> `1 ,' ,� 1,,' �TM ' :('•i �_ F a l;' a t.. 34 es ources Inc.,,, y y{,, �',, �t _ _.__ ,<Y ,,». tee.»xc.,�� .w.rc-rc sruza•�rt+er tam,.a.++ Y•hroea+ .a/-,,,, t, l s s}rid f a w .A..: uu .. -.. —7--'''''''' ...,•-,r w.+*-r* °. .I ,r,a kt .. ..r,+., �' � �`y �. si 15A, 2800', 2802:, '2900, 4 �� y p3a00clit•,,i,,c&.i3ltri:002.',.z,,,,c,:aDnuerrtiaLornfi:.,RPOW.,41,,,,,,„, 11,,,, 1! ' , r , , , . ' i., ,r . r ;:::::,,,,,,k,,,,,ii,, yzl M1�11. r 1 A I`` f; y - 'SI , F.y;M Y 1 q 1 1 i it.�l tl.�,� r r .4r: rk t, ,r {I 1T L.ttL' v a ��r h , 9•Y' ► �."6 `' 1 N Yrr I , y'^ ' ra x i 4C. � k �f .l ! a k! M ' J' +r 1 r,` e 2 g y,t,,s.,,',,,,,:..';:',.*,:,:".‘,.;:•,;.;,:,,.:,.-,.:•-,',.,,,, ';C' {,1 gR a,,,,,',.".'•3',J':',:-.,,::'. , ,d , y, .� li j I ,, ii 1 �yi' 4J t ti `� ;:,y' I' -' 'p" 1 ''i " .1 - '� e '1,,s r - , - 1�4� i yti i. j r w . � ' b a 1 \ rY ,i �' ,p{ x a,'. 11� „ �,:,,.,p, 'e Wes. y M ,._K �� A, ` ,rv..,--...�.'�.,. + l uiyk 4'V, Y,x 1 • I'. �1 rM' ynA T -:_.,:,,,..i!,:;,'" i,� y' f .�Y, 1"� 1•:1` ,r'k' ' W.' '1 n 1. ,1 rn "L: - a w r z .� � "1�. µ,+, : .. . . .amt.v: ■�; i k i , • rp +rr,. a \ 2q w � � ; p2 aai : / :r t + m , a5 w "' AFFIDAVIT OF P:AILI G d w k t 4 y t, STATE OF OREGON ) County of Washington City of Tigard ) r,',:,!4,:',-;''...,,,,!:',..;. n ry(1, „ . I !lathy Wheatley first being duty sworn, on oath ' �� ; ., depose and say: (Please Print) r That I yam an Office Asst. III for the City c*c igard, Oregon. r s 7' -6:'":::-t+' % That I served notice of the Tigard City Council „ Not; ee _,.�final .. . Decision; CPA 6-86 and l.'C 10-86 (ALBERTSONS') ` . a of which the attached is a copy (Marked Exhibit A) upon each of the following name " , of December 19.2§...,.., by mailing T� " d persons on the 24th day oc , r s ',** '" ..7:4..."t'`' to Each of them at the address shown on the attached list (Marked Exhibit B), '' ., said ;notico is hereto attached, and deposited in the United State mail on the , ,i ' 24th day oz December , 19-86 , postage prepaid y Prepared N■rdil ice it a Mailed Noti /Delivered'To Post Office V Subscribed and sworn to before me this ,�' / day of �� ¢ 19 IL Subsc�. J MARGHA 1< HUNT Note, y bla,c Of Oregon ' - PUBLIC -b OREGON .� .yam My Commission Cxpires. � �.,_.:. NOTARY � ` w My Commission C, pates,,,,,,.°° '' Y w A A i A -.. Lf1 w...ga TM n�wr r '._w 6i Y I M p : 4,, „; ''.'. 11 r „,,,,,,:,:,,..„...,... .,:,,,.;: . ":11,i) 4 ‘,. ,, .., . . ,, , •,,,,.,,,,,,„.,..., ,,,.. . .. , , . , .,,,. 4 1,,A,-&-.t...-4) e ,;;.,, ,,,, .....t.„„ ,,, ,,,. . { „.,,,,,,,,„,,,,,,:,.,‘ ' ( S: t. CITY OF TIGARD, OREGON NOTICE OF FINAL DECISION - BY CITY CO OCIL (Sec. 18.32.380) r . � t 1. Concerning Case Number(s): CPA 6-86 and 2C 10-86 {, 2. Name of Owner: James & Emma White, Herbert & Betty Dayson, H.C. & Amy Randall, %zr ,' Gary &�NadeneNRan•a , Dona & o„nn "an.a , `ea.t esourc�a , Inc. ,� °� °° ''” 3. Name of Applicant: ALBc,R�SONS and William Browason p • It;Pr ' « x. Address SW Hall Blg ryg..�.w tateOR....,_�ip 97123 � ! and r, v a i `-�',r. .rl' 4. Location of Property r '/ Address South of Durham Road, east of Pacific Highway, and east of 1i th 1, ,t. Avenue WC7FM " S 1 1 ots , , , an ' Pf-2717TS ` 'o`ts ,. , Legal Description 2800, 2802, 2900, 30000 3001, and 3002) Ai Request for a Comprehensive Plan Amendment from Low, Medium Application: High change' � ► ,�ensilry esi entia to ommercia �senera an a zone chap R � seieil40un�QS/acre) 1e25 (Res a units acre and R-4.5 * �esintial4.5 unit/acre) C o wm c�a onral, ` �M 6. Action: !. ', ,� r' Nov. 3, 1986' a '' 86 - Public Hearing before City Council; continuance of Hearing a 1 ; scheduled to 11/17/86 with testimony limited to density & a. traffic issues. r , . pP by p , v' «. *'4:{* J < '11/17/86 Tentative approval b � Council provisions }`,, - � conditions and ro ' ,;; were set. .. .. certain on .n c •:"` , 12/8/86 -. Ord nanc No 06-63 (as mend -d) approved r, 4-0W1 vote of Council P(Eadon abstained). `:s.,,„i , 7. Notice: Notice was published in the newspaper,: posted at City Hall and mailed to: �l, �r The applicant & owners r - Owners of record w,.thin the r ,i � - J� a required distance r .t1�lf. * The affected Neighborhood Planning Organization ,,, - x Affected governmental szencies S. Final Decision: THE DECISION WAS SIGNED ON AND BECOMES DECISION '12/23/86 : CL ' 12/8/86 +n' EFFECTIVE ON •� The adopted findings decision and stat CC ement Y; Ps of fact dec cmen�t of cr�nd3 tio�; an be ., ": GI obtained from the Planning Department, Tigard City Hall, 13125 SW Hail Blvd. , P.O. Box 23397, Tigard, Oregon 97223. WM I obtained by filing a notice of intent A review of this decision e�A be , with the Oregon Lend Use Hoard of Appeals (LUBA) accord to t..lir L , procedures. 9. e If you have any questions, please call the Tigard City Recorder at 639-4171. ' .: .III ,�� ,4 .. w wa 'a /w,0257P) 00 , LA/ a ' (� „ A ., i d♦. ,. ice. W :.,,, 1 4 i M , v A' NI ',Y I A ' q I .. _ ._, -.. ., :,a .. _.,:� _ „ ... ._ ... �. .. .. ,..:. ...i. : :: ty � ,. � r s ,', 0 "lye 1 %1 4 r '.:'0 CITY OF TIGARD, OREGON M. t ORDINANCE No. 86 , ' AN ORDINANCE ADOPTING FINDINGS .AND COVCLUSIONS TO APPROVE A ,`; - COMPREHENSIVE PLAN AMENDMENT (CPA 6-£36) AND ZONE CH ,NGE' (ZC 10--86 .;;e + t PROPOSED BY WHITE, DAYSON, RANDALL, RANDALL, RANDALL, AND BROW SON l x" (ALBERTSON'S) tl Y i ," I. ' y µ'k i+' WHEREAS, the applicant has requested a Comprehensive Plan Amendment Y ',.*...-".s0,-� from High, Medium High, and Low Density Residential,r development to . v..' , Commercial General and a. Zone Change from R-40 (Residential, 40 : units/acre) , R-25 (Residential, 25 units/acre) and R-4.3 (Residen..r xJ M tial 7 4.5 units/acres) to C-G (Commercial General ). l,K ' r 4 1 WHEREAS, the P 1arning Commisslor reviewed vie� ed t he proposal o- October r,l:• ! 1 986 and L commended denial of t he proposal ; rr'i w r;F " '''' *! :s. h{HEREAS, public hearings were held befor : City Council on November .:' 3 1936 and November 17, 1986, to consider �VP' � , , public testimony and the #,., �-, Commission recommendation. Comma,s s i an. THE CITY OF TIGARD ORDAINS AS FOLLOWS l Section 1 : The City Council reverses the Planning s , � =` , Section r he Plannin � Commission �';,!' :. .; tr adommendation and conditionally approves the request. Section 2: The proposal is consistent with all rele.va t - ' , ;'s,--','.." w • 4�`' p p r � � criteria ' discussed in Exhibit ItAl4 (facts, findings, conclusions). 4 - • Approval of application CPA 6-86 and ZC 10-86 is hereby ,'. �� Section . p� ,�, " d granted subject to the following conditions: - '. I' Replacement g �!� a. placement of 398 residential housa.n units must be approved by the City Council through the replan- CYg and nor rezoning o r other p ro p erties within n th e , City. T proposed plan amendment and zone change k !mall not become effective until such replacement m ,. housing is approved. ri f mu b. The location of such replacement residential units p shall not be situated as to effect a substantial adverse traffic impact upon Durham Road c. The app nt, snail be entitled to apply for and �.area "p'P �' ., , complete site development review, and all other * related land development approval processes; and elo meat a 4i such site development related review approvals y 'ry shall be conditioned upon compliance with the requirements of paragraphs a and b above. gnations shall be . Section. Comprehensive Plan and Zone desx� Seet.��?p 4. The `» "1- changed upon meeting the conditions In Section 3 above br " " .t r'h N. '+ � �_ . _ is ' �' " t w v ! N" •r!�'� , Mbr ,:�u I tit i Al , • �, h br a 1 "� r v tk yry ''* ;4.4` within the area illustrated in Exhibit "8" (map). trT Y• ' Section 5 It is further ordered that application for the planning and zoning .A '; , : for the above described replaceu' nt residential housing units is anc_,i planning hereby.�he�by initiated by the City C�:! 'l., the tannin staff is harsh '" directed to provide for and carry 'out its re ponsibili ties in , relation to such planning and zoni;g process, and the time periods , designated in the Community Development Code 18.30,030 and a; ,,, � 18.32.030 arc hereby waived ' ' ',':' Section 6: It is further ordered that the planning and zoning process for the . �,� above described replacement residential housing units shall be ;,_ e. carried out in the following manner. ,r ti C .y fi;,;; a a. The planning staff and the applicant herein shall cooperate to present to the City Council a prop sed target area or' .�', areas for potential replacement housing. i,,;,e. t g public +_g ei b. The Planning Commission shall. conduct a ublic herrin or ,. t '', hearings to change planning and/or zongr,. within the target •'�� or areas, and make recommendations to tee City Council as to changes and parcels of land to potentially provide -for the e, replacement of 398 residential hausin units; at such '•� p g public .` hearing or hearings individuals may participate and request c additional lands be considered by the Pxanning Commission, and such hearing or hearings shall be conducted no as to :k. a,11 --.:-,, L follow all quasi—judicial requirements set forth in the .. Community Development Code Section 18.3,::. ; i,i c. 1` e City Council shall review by a regularly scheduled public ri s. heaein. the recommendations r ' `` *.; hearing x s of the Pla�nang Commission for ,, decision. a . .: d. The applicant shall pay to the City within thirty days of the r ti date of this Ordinance an additional application deposit for,. r . le .e. the review process described in Sections 3 and 6 above in the amount of three thousand dollars ($3,000) The actual costs : of the application• is to be `docemen=red including staff time, and the applicant will be Fr•ecponsi.ble for only the actual. cost. ` a day x . a� .. ion 7: This ordinance shall be effective on and after the gist da after its passage by Council, and approval by the. Mayor, ■tp .3 PASSED: By a unanimous vote of all Council members present after being .. 00 read by number aril title only, this 8th day of December, 1906. ee .4 r / ) 'NI v „' Loreen R. Wilson, Acting city Recorder ( APPROVED: This 8th day of December, 1986. pp 3'ohn E. Cook, May r' j •e .ir 4 i ..y,,'� •P 'f.Y .'Mlyywr• ,,. , - - `'wit f. ,, k` . ' 1 r Id' `' {{ •, o r• t'„', ' EXHIBIT ", " .. tia, BEFORE THE CITY COUNCIL OF T.HE CITY OP TIGAi D IIY ; i`d.. "; , ' \ REQUEST BY ALBERTSON' S, INC. , ) CPA 6-86 and ZC 10-86 •for approval of comprehensive )° aJ„;� plan amendment and zone change ) FINDINGS, CONCLUSIONS , . ) and ORDER . x I. NATURE OF THE APPLICATION ,: This is an application for a comprehensive plan amendment . changing the subject property from a mixture of High, Medium- . zone change from mixture.of R-40 (40 n.;.is per rial tip a High, and Low Density Residential to General Comm: �;%.. .' •� f per acre Multiple '�,; a��yR Family Residential ) , R-25 (25 Units per acre Multiple Family t ,... Residential ) , and R-1 through R-4.5 (Single 1 Residential ) ` ,' 'i to (General l Com m_rcial ) ,:-.. .•;,„ M IT HEARING . .• .... coo, t Y > '' The Planning Commission held a public hearing and cons2 ere*' g - . presentation .., k - this application on October 7, 1986 Following the P ` `` of the s.c:a..i f report and the public testimony at the,`'tearing, the Y r' �= Planning Commission voted 3 to 2 for a recommendat .on of denial + to the City Council . r � ;' h e City Council held a public hearing, heard presentation ' of the staff report, public testimony and considered this r application on November 3, 1986. The City Council thereafter continued the public hearing until November 17; 1.9.E . 6 for fi ; # Y receiving additional testimony on the issues of traffic ' generation and relocati ce°y of residential densities Following .. the presentatiool of the staff reports and additional public a, rj° ` w testimony on N vember 17, 1986, the City Council unanimously approved the application subject to the conditions identified 0, n�reini3f hereinafter er in the Order. t;. III. RELEVANT FACTS : The following is a summary of the facts and testimony found ii to be relevant to this decision. ., . A. Comprehensive Ple and Zon .in Desi ,� t natirrna 1. The Comprehensive Plan Map designates Tax Lots {., 100, 200, `300 and 400, comprising 1(1.95 acres, as High Density A Residential, Tai, Lots 3000, 3001 and 3002, comprising 7.15 acres ' M H, ; and Tax 2 f ' � , as a�1ed�.um�-,-High Density Residential ; Tax Lots �..�3�!O, 2802 and 2900 comprising approximately 2.35 acres as Low Density ' ': Residential . 1 - FINDINGS, CONCLUSIONS AND ORDER h ; yr, � r a; c F{; / n r' ' ' W�.r ' cr r`s a r11..• as t ..;t::;', .•'.■!:'1:::''.!"."' • 4 2. Correspondingly, the above described mixture of '? t tax lots is zoned R-40 (40 units per acre Multiple Family ', ' Residential) , R-25 (25 units per acre Multiple Family hh'` , L, ,.L"V'p Residential) , and R-1 through R-4.5 (1 to 4.5 units per acre Low Density Residential ) ?,„,,..,....:,,,....,,,:,,,,,,,.:4,.. E1. Site Location ,' 1. The site is located in southern Tigard at the L Y southeast quadrant of the intersection of Highway 99W and Durham Road. The site Ss rougly "L-shaped" and has. frontage on both r.xy k ti Highway 99W and Durham Road. `"d 2 ss to the site a.s from Hinghway 99�W on the >,t w ` west, the largest major traffic way or arterial in the City of wl'., .",',.',, ,f,..,, ,, : Tigard Durham Road on the north, a major coll,ector, and 113th t in Street on the East. The applicant's traffic report identified a '` , , °° varying number of adequate access points on all of these three ",` : * :<' traffic ways. The traffic engineer testified that r• '" • Highway 99W is designated as major, arterial ky 'ry a. i of Tigard with the suburban areas Y`� street `� r, City and gcNtnnvi.11e) Highway 99 1 ', w� , �.,.: t c�innect n the Cit r ' to the south (i.e. Newberg g Y �� at Durham Road contains two through lanes each direction -, le.. .: turn pockets at the intersection . �;I G and .,k b. Durham Road is currently a two (2) lane road- i ~ way with no parking allowed on either side of the street. °« T''' ,� nurt-,am Road serves as an east/west collector street y¢» between Tualatin and the g City area to the west. The �1 ..��e K.�.n C ' `<,`°; intersection of Durham Road and Highway 99W is signalized and currently operates on a split phasing rY` east/west and as separate phases for the north/south wdi. direction. " ' ' C. The existing Intersections and roadways *'' ;�. _ currently operate at Level of `. .�',-� ; adjacent to the site �i remaining h , or better. Level of Service C has a m Y g is Service `C capacity of 20% or better. traffic cap y O"' d Suggested roadway improvements provided at t p include: (1 ) a traffic signal be development of the site include. al to 0 Durham Road at the Summerfield Intersection , installed on Du , ' and utilized as main access point to thre site; (2 ) + � cc between�I Durham improved with two easetboun�� ° lanes bet.. � sham Road be im roved � me Pacific Highway and 113th Street lnt S , on, with 100 , w foot or more left turn pockets at the Summerfie d ": Intersection bound; (3 ) two right turn in and east and. west bo �g Y �, ? .o`. right turn out driveways to be allowed on Highway 99W, one right'.-t driveway locate d a p p roximatel y 360 feet south of Durham woad Is line �property and one driveway located at the south approximately 1 ,100 feet south of Durham Road; (4) provision '' � ,�,..� ©± right turn pockets into the site r.long Durham Road ;, ( 2 ?"INDIN05 CONCLUSIONS AND ORDER /t r .,''� Nfra.. ,.�. ,tr w �.t..;Y+r,,... „. .,� ..,.r:t rrc .>:,:•w. r,. , .,,•w c'r..r,vt•t:hrr.;. ... q, it li 7 .• ', f .,'' " '-',"1; '" , 0 " - f to 1 t f9 • ,.t +f 4 is • • •�N, Y removal of planter in Summerfield Street at the intersection " of Durham Road to provide two lanes southbound with a • .' continuou1 right turn lane; (6) and with Oregon Department of Transportation approval , lenghthen the left turn lane .. southbound on Highway 99W at the Durham Road intersection. e. Development of the site as commercial would °"'T,• x. generate l0 94:1 trips per day and 934 trips at Pe Me 9 , p p y peak hour. Forty percent of the trips attracted to the t, M commercial site re resent drop-in p p=-in trips by ,vehicles that are w already on the adjacent road system. The net acdition l ' rr � " trip ends generated by the site are t ,510 trips per clay and .,,,,t;,,,, 590 trips at P. M. peak hour„ With the inclusion of traffic ,',.:.,,,,,"4.-"-t.',..', generation for commercial uses at the site and the suggested ' ' " ,' improvements, t�-r. ►. intersection of Highway 99W and Durham • S, Road would be at Level of Service A during A. Ii periods and y ^t„, 1` Level, of Service C at P. M. periods, and the intersection of 0 ,,, Durham and Summerfield would be at Level of Service A at A. ,_� M and P. M. periods. �,'' Including generation f. Includin the subject site traffic on ' r` *` as commercial and area properties under their current . : zoning , the .inter actions at Highway 99W and Summerfield along Durham Road would have additional capacity to allot' ; Q for a tri p g eneration of an addit i onal 465 .units assuming A; all trips travel in only the westbound direction along Durham Road , or over 900 residential units assuming a 50`0 �'" distribution of traffic movement east and we:2t along Durham Road. Traffic generation caused by the subject site oeing ' t ".'.., developed ed as commercial ercial provides a daily trip generation , . " substantially equivalent with the traffic generation associated with the subject site being developed as associated bean ae �'::', °: `. residential under current allowable densities ya'tr g Tri-Met bus service to the area includes u t ;' Rout-- No. ; 5 running along Pacific Highway,anl a loop through ` .Kin City initiated at Durham Road n Highway 1„ r g y R and r��. h 99W. There are regularly scheduled bus .stops at this intersection. a' P along , -: I .r�.-ale also o era tes Route No. 43 aloe Durham Roao w:?tt 06 . regularly scheduled stops to the east of the subject site. "' C. Availability of Services } 1 . tla t er 4 y a' Testimony line identified that Tigard !: , � w `3�er District has a 12 inch line in Durham Road abutting the property for approximately 500 feet of frontage, and another ` 12 inch line along the subject pro ert i s entire Highway 9911 and with suf ficient capacity to fully service the. property. 3 * F T:401;JCS CONCLUSIONS A\ND ORDER w ) a , 'fin T� A "i �`. 7 ,4 r �'f er � � l � M > 1, ,�A • !al � ilk -9V, �� -��` - � � f , I.,w q Y • • ' t YtI +r 'y 2. Sewer a. Testimony identified that the City of Tigard ° , has an eight inch sanitary sewer main in Durham Road along p s' approximately 170 foot of the subject property's frontage, and sufficu.ent capacicy to fully service the site rP xr: fM,= 3. Drainage a. Testimony identified that storm sewer also k +` abuts the property .n Durham Road and that it has adequate capacity. ff t . ` ! 4. Fire and Protection } a. The subject site is being annexed into the City of Tigard and will be adequately served by 'he C cy°s police department services and 11.1alatin 12ural Fire Protection District. ` t". "' 5 Utilities ' a. All private utilities .s*,, c ? as patural gas - telephone already Ja ' to the site to to electric and tole hone .are. alr�ad adjacent t b ; the immediate north and west. D. Site Characteristics 1w`. 1 e Site Size t � a. The site is approximately 22 acres in size. Portions of the site have been previously of p '�ous y deg eloped for single family residences on large lot. b The site is generally "L-shaped'' 4ith' ' a ro imatel 1 100 99.:. and , Pp y 1 ,100 feet of frontage long Highway yxr approximately 940 feet of frontage along Durham Road . �•b c. The property has an approximate depth along Highway 99W of 725 to 1 ,220 f eet and along Durham Road of r'.1 approximately 880 to 1 ,050 feet. crA 2. The site is relatively level and gently slopes to -h the south • �' ravene along the southern bord :he tvhere- there �..� a rar, la of the site. 3 . Geologic formation and soil characteristics cs , Uu txj no faults on the the soils a„ There are site, conditions in the northern portion or the site are Lt predominantly Willamette Sit and the soils conditions in t1 the southern p ortion of the site are predominan t4acus$- ine Sand, , 5 C01 CI,USI0WWS AND ORDe. R 1. , I I ; `it I p- . Ml a ��;. y 1° ,.1 * 1 t�, � r •_ I` - ; `y`.. .,..._...-,..,.. . ,.. . .,. .•":i:,w U♦...... ...,.,, ., ,. . .:y,,,.y11?i: ..ti.,7.., s ..., ..... ♦ .«s`.1 .,' .,., ,p..(y, 51...`l".,,. I i .}.,sr.«. - 1 ., ' ' �h ? ' ' 1 b,n a ;1� `.. • . X111 • ! 4. The site has conifer trees along the northwest *, r it ` .� ' corner of the site, the southwest boundary and a portion of '° :`. `' the southeast boundary° The remainder of the site is r a ; . covered by grass and various deciduous second growth trees° t, i S® The site is not subject to flooding and is not ; , '4'71* designated as an area with important values for wildlife. ., :", E Surrounding Land Uses To the immediate northwest, the- Kin City business " �� , o-3 1° , 9 y r�.: center is located and consists of a combined acreage in excess of . n ,td:, 22 acres. The focus of the King City business center is Kin �, ak ,ulr�d ti focus tg y "King ;w City Plaza", which includes a large multi--use structure housing 'y ti! r ' general retail uses and a Kienow's grocery store. ,Other retai�? I'' A., services and four banks are located in adjacent buildings. ,µ A, T c rw 2. A general cow ercia1 use entitled "Willowbrook �r� ! Business' Park" is located directly to the north of the subject site. This 'development consists of six buildings arrayed in an � , include restaurant office-retail ,com le setting. � Existng uses of these `vuil+aings i offices, general retail and convenience ., ` x shopping services. 9 of The site ks approximately one-third to one- !' ' half the size of the subject property. r �� 3 To the immediate south of the site is a mobile home park/subdivision entitled "Royal Mobile Villas" which ,"' X,: ..4'. '.., consists of Tax Lois 100, 200 and 2600. The total acreage of r this planned mobile home development is approximately 40 acres. '. 4. . To the immediate west of the subject site is a ,' central business district that is about half developed. Total ,I � , p . ? acreage in this central business disti.-ict is approximately 28 °r^.-- ,.�a acres acres. At the southwester.n corner of Highway 99W and Durham Road is a large vacant parcel 6f approximately 12 acres designated as S a a central busirnes district ..' i r+ m. J S e Par a:her south along highway 994,R but ..., ,• . adjacent to 1.:,''' the subject site, is an office complex entitled "Tualatin Valley Professional Center". Next to this planned commercial complex is '4''' p° "King City Convalescent sY Center", � "Cedar Park Manor" (a mobile ark home �p and 0 & ►� Market" �,(a neighborhood ' convenience market) . .°t S. "To in the northeast of the subject site is a large El me ,g` density . residential development + entitled dium-lea. r density :i "Summerfield." This ximatel 30 acres in site. The remaining .�urroundii~, pP ,� site is approximately � g g land is generally undeveloped or partially i.,' vacant large residential parcels. To the immediate east , there '` is a large medium to high density residential zone ccmpris?-ng approximately 30, acres 1 tltimatc development of this district .,. w go ue rd or should involve a large scale residential planned �.. i t , l fapment w h building s i t s and sa � u 1 . a .on. ns of y , CONCLUSIONS AND ORDER ,d ,,, ^I y,,,, �'i +.4 r ,I ,I v Jy 'y d ,y ':d a :`I 7 -,:w,++t'+•,; "¢Y,lkr } Aa. ':I ^a icz n.: 11 �� `r"N ra d '.. gy.Y,.~• - I i 1 --• _._ __y d.. _ _ _ 2} ;,. -:♦C _ a" / ..�' 'r "AI a, ,` y' x "i. MP ; s ti • • scale compatible with the subject site and the similar existing ' `}U development size uses and density in the A1Summerfield44 planned development located immediately north of this district To she southeast of this subject site it a low density residential area d". '" consistirtig of large vacant or greatly oversized residential parcels . This entire area is geographically is:. laced from the more intensive uses aligning both Highway 99W and , Durham Road. Access to the area is toward the end of 113th Street. This area w' ww generally slopes southward toward the Tualatin River, is not -: ' x ; associated with the commercial developments to the northeast and is more or less river oriented. F. The Characterist ,cs of the Proposal The �.. proposal. is to change the campy er.�nsive plan designation for the property from a mixture o ' h',oh through low density residential to General Commercial , and a zone.: change from I a mixture of residential housing densities C-G (General a Commercial ) . ;. a 2. The . applicant intends to develop the entire , yr w ,� subject site, upon approval of the compvehensiv olan amendment any zone change, as a medium sized shopping center with 1 commercial building square footage of approximately 177,6Gj � square meet The proposed uses in the shopping center would ' include a major regional grocery facility, a y department store and 1 N : other general retail services. The applicant testified that the proposed the principal usersnforhaimmed a.ppl leant has r that p ate development •`i upon approval . proposed p The osed ro site development plan illustrates the `-easibi1 s.ty of the site accommodating commercial use and the proposed s w satisfying y requirements of site oeage not exceeding 85 o andthe provision of landscaping and buffering of at least 15% RELEVANT CRITERIA 4, A. Oregon Revised Statutes 1 . 227.173 27 requires that approvals or denials be e based up on standards and criteria, which are set forth in the development ordinance and comprehensive plan, and shall be based Eli Map upon terion, standards considered relevant to the decision test the accompanied by a brief statement that explains relied upon in rendering , s�.a_e the facts �- " d p ng the decision, and ex, loins one justification for the decision based on the criteria', stan6a.-ds and facts set forth. 2. ORS 197.250 provides that all comprehensive plans and land use regulations adopted by local governments to carry y out tho:1c comprehensive plans shall be in compliance with 6-r. =- FINDINGS, CONCLUSIONS is,,ND ORDER a , .:x..p d •F" » 2` i • n`', +wt .:.y .J_J Fti .f� .Zt A na<fil�l21 .+. •'',ie4i2 w't�f,fiS�f,A•f::Rkfl'f.�i�!{15t57�!i!{ti.�{r<?ti��?,fli!{1t.9'� h J` statewide planning goals where such provisions have not already ' _ ''y been certified with compliance acknowledgment. ', ' B. Ore on Administrative Riles f Nrr�wrw.r `Y.�w�.wM.r+rw s Y 'r A� �Y A. •• 1.. The City's comprehensive plan and regulations have ' been acknowledged The application rer• uests amendments to the {� � comprehensive plan and zoning ordinance which require compliance fl '} . with statewide planning goals pursuant to ORS 197.250. „ r -, t C. The Comprhensive Plan s. ' , ''A 1. The Plan Map • � 4"' ' ,•, a. The map designates the site as a mix.Lurtf of 'r,.. i, High Density Residential , Medium-High Density Residential _g y '', and Lo'.r Density Residential. These map designations ,� r°" "� � co�:•respond to maximum densities of 40 units per acre, 25 :, units per acre and 4.5 units per acre. }e �� 2. Plan Policies r , ' a. Plan 2.2.1 -identifies that the City * ' , hall ,1 ) provide for commercial development based on the Y D and 3 apply the appropriate l , type of use its oi�e and required trade area (2) apply all F applicable plan policies, a t ) PF l ,,':',,'''''' '''1./.:','*"; tocational criteria applicable to the scale of the pro)ect. ��INS •' . b. The standard for General ealdComte Lcial provides = ,, ; t. that general commdercaa% services. The uses classified =as , . f ,r f i`' ,� major retail goods '� drive-in services , large �`, general commercial. may involve vices, l rge space users:,» a coYnbinatLon of retail , service, r ., 4 A4 repair services o"' provide services to the travelling , public. The uses range from automobile repair and se..vices, ' , . equipment stores vehicle sales , drive-irk: supply and � � � ' � , 1,* . .,� � M restaurants to laundry establishments. . It is intended that 4/:": these uses be ad jacen.t to an arterial or major collector . T'a ,. .- street. The scale of the general commercial area is as cL ,� follows: . (1 ) trade area varies; (2) site size: depends ,. == on development; and (3 ) gross leasable area: varies c. The locational criteria are as follows: ' li (1 ) Spacing. and Location ` , (a) The commercial area 15 not ' surroux ded, by resides L,J al districts 1i I on more than two sides. g un _ • r 7 * F5iNDIWGS CONCLUSIONS AWb ORDER ,6 Y� SV:fr ,sep�.+fl1y f tom.. Y:S •• Y �. • W° ^ • (2) Access J � a• (a) The proposed area or expansion of an existing area shall not create traffic corgestion or a traffic • safety problem. Such a determination shall be based on the street capacity, existing an�.. projected traffic volumes, the •,. `y *, ; speed limit, number of turning I,u movements, and ♦ the traffic generating characteristics of the various types of uses. (b) The site shall have direct access 1 : from w major collector or arterial street. t (( ) Public transportation shall be available to the site or general 1, .y area. (3) Site Characteristics .; (a) The sif.e shall be of a size which :. can accommodate present and pro j ec ted uses. • 1 ��♦ • (b) The site shall have high ; visibility. (4) Impact Assessment pN (a) The scale of the project shall be compatible with the surrounding uses. a .. (b) The site configuration and characteristics shall be such that W; the privacy of adjacent non- commercial uses can be maintained. (c) It t�e site sall be unique possible to incorporate .I .1 1 q s reatures into the 4° site and development plan. (d) The associated lights, noise and activities shall not interfere with adjoining non -residential uses. } Application f r lic es and inipl :mentatiofi ., �d. of no strate ies from the follows Pp g following .»rC,..+tiot'yS of the Plant ,. s IrINDTNCS 1 Co NCLUSIO 8 AND 011b'Et 04. 4 4 • tea: n. `w 2. Citizen Involvement 3. Natural Features and Open Space 4. Air, water and ' Land Resources Quality hu: • = r 5. Economy. �• x 6 housing • 7. Public Faci?:.ties and Services • 3. Transportation 9. Energy # 10. Urbanization x 1 , 11. Special Areas of Concern D. Zoning 1 . The zoning map designates the site as a mixture o ' " residential densities ranging from R-40 (40 units per acre Multiple Family Residential units per acre Multiple Family Residential) , and R--1 throw-( R-4.5 (Single Family Residential) . tI ULIIP•IATC FACTS A Compliance with the Comprehensive Plan Locationas Criteria " 1 . Spacing and Location lhe sub . p `y not surrounded oy . res dent?al districts •more _.t two sides. The subject site : is at the southeastern corner of Highway: 99W and Durham Roan; - Immediately to the west of the site and 'along the west side of High /ay 99W are general commercial uses. The zoning on these ac . nt properties to the City of A.g zoning a.p .�. ac!.i� e p p ~ties is equivalent y _ g p. for "central business district. " Both King Cit:. and Washington County share zoning responsibility for King adjacent area Washington County's s "central business district" zoning extends from Durham Road to an area substantially south of the subject ola property and includes Tax Lots 500, 700, 2800, 2700 and 2600. To the immediate north of the subject property is Durham Road and a • general commercial zone (C-G) . Adjacent to this C-G zone is a designated open space area that extends east to ll.th Street. The C-G zone is already substantially developed by a mix of 'N i singular commercial uses and shopping. r - ir:e complex. a center o�.�` to The open space area is completely improved and is subject, t0 ,.. e t ,bl ,� tots development restrictions, Locational r� h r Criteria 1 9 ! D ACS CONCLUSIONS AND ORDER ,.1 1 •n x �;n'we .y,Y:«+✓,;. .s. '.t. r T 410 • a is specifically interpreted to allow inclusion of the open space area in the calculations for compliance with the criteria on the basis that the open space provides an adequate buffer between commercial and residential districts to satisfy the underlying purpose for the spacing and location criteria. The remaining eastern and southern boundaries of the subject • site abut residential districts. 0. 2. Access a. The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety . problem. (1 ) The traffic analysis prepared by Associated Transportation T p rtation Engineering and Planning, Inc. (dated July 1986) and corresponding supplements provide data and analysis which address street capacity, existing and projected trafic, volumes, speed .► limitations, number, of turning movements and site traffic generation. For the purpose of analysis, the -;` .r• report utilizes traffic volumes and characteristics on a "worse case" or maximum vehicles possible basis. Full development of the subject property as general 1 commercial and the suggested roadway improvement establishes that all "xisting intersections will be ° maintained and operate at Level of Service C or better. • .;. Due to the proposed site design, signalization of l ;: Durham-Summerfield intersection, and a right turn •r in/right ht turn out limitation for g Highway 99W, the designation of the, subject property as general commercial will not change the level of service traff;:- classifications for the existing intersections and roadways clear the site. (2) Level of Service D is generally ut,,lized by the City as the standard for assessing urban traffic .operations and design of urban roadways. It is also adopted cy of Metropolitan Service District( lSb) to maintain a level of service "D" on its major roodways within the Portland Metropolitan Urban Growth Soundary durin g peak P.• eriods of operation. At Level "D" there generally is at least 10% more capacity for traffic. Upon subject property being developed as am general g commercial the resulting Level of Service C will provide a remaining 'traffic capacity of 20% or better. (3) Testimony of the traffic engineers for the applicant and the City identified that traffic generation y y subject � .g � . - pea at on caused b the ,pub site , e,. o e n de�e as general commercial would provide daily trip iC FINDINGS, CONCLUST0N' AND ORDER -4 I ft ' ,...... .. •fir...riS2){vSStS:V:1:).S.1,S.s;r„r,S......•S`r,2:r..,,.. �S. /•, t a I (40. generation substantially equivalent with the traffic c,ynera Lion associated with the subject site being ueveloped as residential under current allowable densities. Including the s',..1 ject site traffic generation s commercial and area properties under their current zoning, the Durham Road network adjacent i to and near the subject property would have remaining capacity to allow a trip generation for approximately 900 residential units assuming the existing tra • is pattern' split of 50-50 percent trips , running east and west. (4) Although there was conflicting testimony From some residential neighbors to the subject property , all traffic engineer.s , including those for the Oregon State Highway Division, City of Tigard, and the independent traffic consultant for the nearby ,, r Business Park, concurred in supporting the . Willowbrook � t �i a� <ic Analysis report and its conclusions. The � , Oregon; State Highway Division District 2A Maintenance :upervisor specifically identified that the Traffic Analysis and recommended improvement :therein were feasible from an operations and safety standpoint. b. The site shall have direct access from a major • collector or arterial street. The subject property abuts Highway 99t'J, the largest major traffic way in thc City of Tigard , and Durham Road , a major collector. The Traffic Analysis report identifies two access points on Highway 99W and two access poi nos on Durham Road. c. Public transportation shall be available to th 7, site or general area. Tri-Met bus service to r � service includes Route i�Io., the area 41 1 5 running along Highway: 99W and a loop through King City initiated at Durham Road and Highway 99W. There are 1 faL regularly scheduled bus stops at this intersection. Ty i--Het 0: ; also operates Route Pro. 43 along Durham RoAd with regularly scheduled stops to the east of the site IL Site Characteristics shall be •., E5' a. The site site a size which can accommodate present and projected uses. (1) The proposed general commercial designation and related site development plans will utilize the entire site. The applicant's property is :' •, relatively level and consists of ten tai. 'lots totalling approximately 22 acres in size. ' he property 11 - FINDINGs CONCLUSIONS AND ORDER ir .........., tt t!. ' , . ' v 411 ,. . . . . . , , , . has frontage along Highway 99W for approximately 1 ,100 feet ?and Durham Road, for approximately 940• feet. TI:wi property has an approximate depth along Highway 99t1 of 1 725 to 1 ,220 feet and along Durham Road of approximately 880 to 1 ,050. There are no physical characteristics of the site that would prevent development as general commercial. ID r r (2) The proposed site development plan by the applicant illustrates that the., site can easily accommodate a substantial commercial shopping center, including major commercial uses contemplated in the Comprehensive Plan at '1I--82; and utilize less than 85;t of the site coverage. The projected uses include ,, 177,600 square feet of general commercial uses, approximately 870 parking stalls, and the provision for landscaping and buffering of at least 15% of the site. Both the physical characteristics of the site and the proposed development plan illustrate that the site can accommodate 'projected general commercial uses. b. Tne si e shall have high visibility The subject site is located with approximately 1 ,100 feet of frontage along the largest traffic way in the City of, Tigard, i.e. , Highway 99W. the property a so has k approximately 940 feet of frontage along the major collecto r of Durham Road. The site is generally level with the roadway and highly_ visible to all traffic along these major 'u traffic ways. Existing traffic volumes along Highway 99W at :: or near DUt Aam Road include 835 trips at P. N. peak northbound and 1 ,050 southbound at P. M. peak; and along ,• Durham Road at or near Highway 99W include 528 trios at P. M. peak westbound and 439 trips at P. M. peak eastbound. These traffic volumes indicate sufficient exposure to e satisfy the high visibility requirement in' the locational criteria. I n : . 4. Impact Assessment, p �` a. The scale of the project shall be compatible II with the surrounding uses. r �, is adjacent tt� two :1 (1) The subject property s adjac large shopping +center complexes.xes. To the immediate � 9 Pp� 9 � ple.. northwest; the King City business center is located and ;..a consists of a combined acreage equivalent to that of the subject property. The focus of the King Ci ty' business center is "King City Plaza" , ' I r� g ,. y ��a , which includes�L1d.�s ,,,,� large multi-use structured housing, general retail uses t The other retail and a Kienow' s grocery s ore. Til_ services and four banks are located i n adjacent buildings. The clefera1 sc ale of the Ring plaza «, �+ l - FINDINGS, CONCLUSIONS AND ORDER fw I ±I I • • , a•.. n n. .. ,. a•l• - ••. . r Y 'w,tin... • ..Y•♦ • t • , . and related businesses is compatible with the subject property proposal for general commercial . proposed p ... The �.o used development plan for the subject property is, in fact, less imposing and intensive than the King City business center. A general commecial use entitled "Willowbrook Business Park" is located'directl y to the north of the subject site. This development consists of six buildings ,arrayed in an office-retail complex ".• ; setting. Existing uses of these -buildings include restaurant, offices, general retail and convenience shopping services. The site is approximately one-third • to one-half the size of the subject property, and fully .�' . utilized with commercial improvements and does not 3 provide any significant buffering from surrounding uses. • The subject property and b©th of these large ` shopping centers share another common development scale . factor. All three properties are l oca ''d and orient w a their development scale to ' the intersection of Highway • ' 99W and Durham Road The high volume of traffic and 0• ` controlled access points necessitate that the scale of !_ ge alc ommercia l development in .this area ea must not be "strip commercial" , but large acreage developments with on-site parking and internal traffic circulation designs • '''c (2) Other nearby • uses are comparable in scale With the proposed uses on the subject site. To the immediate south of the site is a mobile home -• park/subdivision entitled "Royal Mobile Villas" which ' i consists of Tax Lots 100, 200 and 2600. Total acreage in this planned mobile home development is approximately 40 acre . The Highway 99W access focus , site utilization and overall project scale• are compatible with the proposed general commercial on the ,, subject site. p. To the immediate•west of the sul, R .,t property op is a central business district that is about half i• developed.p. _g4 in this central business p. oevelc crl Total acreage district is approximately 28 acres, and thereby, larger than the subject property. At the southwest corner of Highway 99W and Dunham Road is a large vac ant parcel o _ , approximately 12 acres. Although smaller, t his combined undeveloped p arcel would p rovide a development nt site comparable in scale to that proposed for the subject property. This is particularly true since the development of this site would probably be designed to integrate with and be a logical extension o' the ad j ilc en L. King CiLy bu!linosc con Ler. 13 ` FINDINGS, C9NCL0'SI0US AND oRDER j ^Y . . r » �' ' ry 414 411 . . . , ° ' Farther south along Highway 99W, but adjacent • a ,� to the subject property, is pan office complex: entitled "Tualatin Valley Professional Center." Next to this • planned commercial complex is "King City Convalescent Center" ,, "Cedar Park Manor" (a mobile home park ) , and ' �'' "D & .^', Market" , (a neighborhood convenience market) . Although partially undeveloped or developed with uses having single lots and accesses, the proposed development of the subject site is compatible with the ' combined scale of this western central: business district. "i (3) To the northeast of the subject site is i • a large medium-high density residential development •"` entitled "Summerf eld 9/ This site is approximately 30 acres in size and is developed generally at a scale of intensity and site design compatible with the proposed � ;:' general commercial development for the subject site. The .rema .ning surrounding property is ' - generally undeveloried or partially vacant large ; residential parcels. " To the immediate east, there is a large medium to high density residential, zone comprising approximately 30 acres. Ultimate " development of this district would or should involve a • large scale residential planned development with , building sizes and site utilization plans of a scale compatible with the subject site. A similar existing , development �e, usage and density, is the . " - this fanned development located immediately Summerfeld north of this "Summerfield" -high '' district. The �ummer�r .eld r�edit�m-h.�yh density residential community clearly establishes the -. scale for development of the vacant residentially zoned • east of the , subject . '�. property just ear o�� ct site. To the ,• sou. yeast of the subject site is a low density ,: residential area consisting of large vacant or g y.oversized residential eneral.l � a:1. parcels: This entire 1' area is geographically isolated from the• more intensive uses aligning both High,Jay 99W and Durham aL :Road. Access to the area is toward the end of 113th IX Street. This area generally slopes southward toward the Tualatin River, is not associated with the commercial developments to the northwest and is more or ..e less river oriented. + •.m b. The site configuration and characteristics � shall be such that the privacy �d J zcen r non�comrerc La, uses can be maintained. .r. .� (1 ) The eastern border of the site abuts 113th Street. Further to the east of 113th Street is an undeveloped medium-high density residential district ' of appro> irn"ately 30 acres . The major entrances to the , lt.. - 'I WDINGS, CONCLUSIONS AND ORDER • a q, !J i 1 .d 411 • y subject property are along. Highway 99W and Durham Road. The proposed site development plan illustrates that the site can provide an adequate depth for a landscape d , buffer along the west side of 113th Street. ,,. (2) The adjacent ron-comnercial uses to the south could also be protected by a suJatantial buffer strip. The southern portions of the subject property are covered with a mixture of nearly mature Douglas Fir and deciduous trees. A ravene also .general ly follows the southeastern border of the subject. property. The . subject property has sufficient depth to allow an • c 1, adequate buffer strip along the southern and Q. a, .• •. southeastern boundaries of the site to insure the . privacy of the adjoining uses. (3 ) The adjacent lands to the southeast and east are essentially undeveloped. Development of these , properties should also entail a subdivision or planned "; development approval. Development proposals for these neighboring properties would be subject to their own buffering requirements under the City's Compre,tensive Plan and Community Development Code provisions. In essence, the non-commercial uses will ultimately two buffer strips between them theproposed � commercial uses on the subject site. c. It should be, possible to .A"tnorporate the unique site features into the site design and development ,) ,; plan. site to generally level along the intersection of Highway 99W and Durham Road and gantly slopes southeast • from that point. The treed steep proportions of the site are along the southern and southeastern boundaries of the site. As illustrated by the proposed site design plan,, a •, lolee development. of the site could incorporate these site features. The commercial complex can be located in an "L- shaped" .configuration to block parking lot activity, noise' and lighting from neighboring properties generally to the south and east. In addition, large buffer areas can be provided along stepper. southern and eastern boundaries GO rovded alon the of the site. The major traffic flow can be directed onto 6 Highway 99W and Durham Road a t the Summerf ieid Intersection , away frdm the non-commercial uses to the south and east. . :3 and a.�la r i .: 7 `-s s `, � �r'i 11i s d The associated lights, noise and r'1iCt_.,L_ ..e:,fi shall not interfere with adjoining non-res!dential uses (1 ) The non-residential uses to' t:he test and northwest are separated by Highway 99WW1, a 4-lane state y. .� � g ,m 4 � a . highway additional `Laney ro turning movements at g�tva with add lanes .� the Durham Road ilttersection. The propel.ties to the FINDINGS , CONCLUSIONS AND ORDER -. y* . y7 • d 411 411 • 1, . - north of the subject site are separated by Durham Road, major collector and the main entrance to Summerfield and Willowbrook Business Park. The N:oper ties are also separated by street lighting and traffic signalization. (2) The proposed uses for the subject • property are the same or similar commercial uses found at these adjoining non-residential properties to the north and west. The associated lights, noise and activities will be in conformity•with these adjoining properties, In addition, the subject property is of sufficient size and topography to provide an adequate landscape buffer area along the length of Highway 99 : and Durham road to further diminish any potential adverse impacts on these adjoining uses. B. Compliance with other Comprehensive Plan Policies .,.. 1. Section 2 -- Citizen Involvement • a. Rolicy 2.1 .1 - `The City shall maintain an , ongoing citizen' involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. (1 ) Public hearings were scheduled for the comprehensive plan amendment and zone change application, and notices of the hearings were duly published in accordance with the requirements of the ;; ordinance. Public'. testimony was -1 lowed at both the Planning Commission4and City Council hearings. The Planning Commission public hearing was held on October 7, 1986, and the City Council public hearings were held on November 3 and November 17, 1986. (2) The City informed, in a timely manner, the appropriate Neighborhood Plannincj Organization (i'•;PO ' No 6 ) = and other citizen groups on the proposed request. Testimony was given at each of the public am hearings by the NPO representative. 2. Section 3 Natural Features and Open Space a. Policy 3..1 .1 - The City shall not allow development in areas having the following development limitations except where it can be shown that established CD 1 and proven engineering techniques related to a specific Site °J plan will make the area suitable for the proposed development : areas having a high seasonable water table e within 0-24 inches of the surface for three or more weeks of the year. areas a severe soil erosion .....potential ; areas subject to slumping ,having earth slides �mov�men areas having slopes in excess of 25%; or areas having severe 1,,IeaN , _ 16 ` FINDINGS , CONCLUSIONS AND ORDER ■ .. : Y 0 0 foundation • soils. The subject site is at a relatively high elevation compared to the adjacent Tualatin River drainage bain which slopes southeast from the site. The site also is not v.a subject to severe soil erosion potential , slumping , earth slides or movement, severe weak foundation soils; nor does it have slopes in excess of 25% as illustrated by the , I proposed development plan and Comprehensive Plan Volr.me I at t 29 and 33. • b. Policy Section 3.2 Floodplains and Wetlands r The subject site is not within the 100 year floodplain as designated by Washington County and the City of Tigard Comprehensive Plan. The City does designate a small portion of the eastern boundary of the property as being within a drainage way. The subject site is of • - ' adequate size to enable a development of the site to include an adequate buffer strip to incorporate most of this F drainage. way area. Any adverse impacts in the development would have to comply with Policy 3.2.2 identified i;n the • Comprehensive, Plan at TI-14. The topographical layout of the site and the proposed location of improvements illustrate that the site can be developed while adequately ; protecting this drainage way area in accordance with the .; • ordinance requirements. There are no existing hazards or p y - h cal limitations on the site that would preclude its physical- :;:. -$ S ultimate development. i G , c. Policy Sections 3.3 Natural Resources , 3.4 Natural Areas , and 3.5 - Parks, r. . Recreation and Open Space There are no rock mineral resources available at �, the site� :•. e as illustrated in Comprehensive Plan Volume I at 4 ." - c 29. Similarly the subject site is not part of a .significant "' ` or . t Tor recreation_ anti wetland o� potential locatior, r park s , open space. There is some Douglas Fir and deciduous • trees located on the site. As illustrated by the, proposed p development plan, Ultimate development of the site as - general commercial could provide a significant buffer along the southern and southeastern boundaries of the subject property where a substantial portion of these trees is currently location. See, Comprehensive Plan Volume I at 39 and proposed site development plan attached to application. `J' 3. Section 4 - Air, Water and Land Resources Quality a. All waste and process discharges from future development should be addressed during the site development review process. The prlices regarding air, water and land r quality principally pally based upon application of resource t��l �: are ��.nc 7 - FINDINGS, CONCLUSIONS AND ORD81 n ' qua:,ity standards imposed by the DEQ and other appropriate agencies. Development of the site will be subject to and ° must comply with the standards. b. Storm drainage and waste treatment facilities, adequately sized to serve the development of the ' site, abut the property and will be provided through City systems. Storm and sanitary sewer mains are in Durham Road along the northern frontage of the subject site. c. Implementation strategy for Policy 4.1 .1 on air quality identifies that the City shall aim to reduce the quantity of vehicle emissions by pursuing an energy efficient urban forum which reduces the number of vehicle miles travelled, and by encouraging the use of alternate modes of transportation, especially mass transit and pedestrian. The location of the subject site provides general commercial uses in the south end of the City where substantial medium-high density residential developments are located and the only high density residential designations ® . ` exist. These multifamily densities will be within one mile �.. of the proposed commercial center and thereby reduce vehicle miles travel. The location of the proposed commercial .-:. center immediately adjacent to Summerfield planned development and the proposed changes to the. Durham Road- Summerfield intersection will provide pedestrian access between the commercial center and concentrations of residential densities . The proposed commercial site is also located , at Tri-Met bus routes and delivery points. The .. Traffic Analysis Report identified that Metropolitan Service District projects that four to six percent of all home based trips vould be made by transit in the Durham Road - Highway 99W traffic ways abutting the subject site. The location of ' this general, commercial ' development adjacent to major bus routes and scheduled stops could create. a reduction in daily :tr.i ps of 289 to 433 to and from the site. ° 4. Section 5 - economy p a. Pol�. ; M c y 5.1 .1 - The City shall prone to activities aimed at the diversification versification of the economic opportunities to Tigard residents with particular emphass s J placed on the growth of the local job market. CD �. At, 11-29 the Comprehensive� the A plan sets forth Following finding regarding the ma..e up of employment • opportunities : ”manufacturing , wholesale and retall activities provide the m%i jori ty of the employment opportunities to area resid ants. t' The development of the • t � esub subject pro as enrcJ i commercial will provide ~ubs tan ial part time construction employment and 48 FINDINGS CONCLUSIONS AND ORDt. r W . Olt r substantial permanent retail related employment. Testimony identified that the development°s general construction and specific user alterations are expected to involve construction employment in excess o<" 100 people. After completion, the development is expected to provide permanent employment on both the full time and part time basis of approximately 250 people. Testimony. also identified that by y' the very nature of this community commercial construction and services operation, it is expected that a majority of the employees, general contractors and .subcontractors will come from this sector of the metropolitan -areas Development ,• �, of the site will cost between 10 and 15 million dollars, lwith a substantial portion remaining in the Tigard market areas. b. Policy 5.1 .3 - The City shall improve and enhance the portions of the central business district as the focal point for commercial , high density re lidential , business, civic, and professional activity creating a diversified and economically viable core area. Testimony by the traffic engineer identified : that the large scale proposed general commercial use and convenience services could not be accommodated in the c, Central Business District due to inadequacy of the downtown traffic network. The vacant buildable land inventory :':•, identified in Comprehensive Plan 1-143 shcws that there are only 5.44 acres of vacant buildable land in the Central Business District. In addition, there are. 11.84 acres located elsewhere in the CBD (PD) District. Testimony by the applicant included a floodplain and wetlands map of the Central BU Siness ilistrict illustrating that the identified vacant buildable lands are substantially restricted by surrounding floodplain and wetlands designations. Testimony identified that the site would be ; developed as a 177,600 square foot shopping center for large w 4 volume convenience, shopping services including a super grocery store add a super drugstore'. Testimony of the a. traffic engineer identified that such traffic generating ae convenience services rely upon "drop in" shopping activity t is inconsistent with the location and the traffic network for the Central Business District. Ordinance i 8.62.030(2 ) (f) and (1 ) identifies that the general commercial zone (C-G) provides as= �permitted uses convenience sales and general retail sales. The proposed location along ILLI Highway 99W in the south end of Tigard corresponds to the locational � ' g al commercial by providing for Tonal criteria for general c space user ma or� retail goods and se��vices large sp s, J 9 � J combination of retail and provision that the uses be adjacent to an arterial or major collector street. 19 ?°'INDINGS, CONCLUSIONS AND OPDb . r . . � + a 411 . . c. Policy 5.1 .4 The City shall insure that new commercial and industrial development shall not encroach + into residential areas that have not been designated for commercial or industrial uses. The subject property is part of a mixed use area that combines general commercial in large block developments a/ with medium to high density large block residential development. The lands proposed for general commercial development have. not been committed physically to residential development and could not be -developed at medium to high residential densities without annexation and '-' extension of public facilities and services to the site. The surrounding uses commit the area to general commercial development. The site is located on the southeast corner of ' the- intersect • � r ion of Highway 99W and Durham Road . Al, three _ other corners are either planned for or physically committed to general commercial uses. In relation to those corner general commercial developments there are abutting medium to high density residential • tracts created to provide a ' transition to further removed lower density residential tracts. The designation of this property will continue and a support the existing development pattern and planning principles in this area proposed plan and zone changes The ro cased - would also, thereby, satisfy the economic finding at 11-30 . .� ' of the Comprehensive Plan : "Residential development in commercial districts complements commercial uses, helps to ' minimize crime within the commercial districts , provides housing for senior citizens which is in close proximity to shopping areas, and minimizes vehicular traffic which would reduce pollution and conserve energy." Testimony identified that the proposed site is adjacent to the King City retirement housing project and the Summerfield planned development which is predominantly senior citizen occupied . The subject site is surrounded on two sides by general commercial and central business district zoning and a small '., open space restricted area located north of Durham Road at the northeast corner ofthe subject property. d. Testimony was submitted identifying that. tI prop plan and zone amendments would aid the City in H carrys�g out its implementation strategies, particularly Comprehensive Plan. The 10 at II-31 of the Com strategy No. p proposal " in the creation and maintenance of new ris would "aid and continuous opportunities to at+ford City ontnuo us employment opportun • residents tl� + within the City." The City Ul is!l n a the choice of working tri tt directed to implement an economic development `. program ramo that also "strive to improve, diversify and prog, . z stabilize the economic base of the community thus reducing t ae tax burden of the residential property owner. " Testimony identified that the provision of 177,600 square feet of retail + category.Y would provide a substantial � employment base in the that the City has designated GS, CONCLUSIONS 20 - FINDINGS 1V5 AP�tb ORDER n" • • • as lithe majority of the employment opportunities to area residents" and would provide a substantial economic base of 10 to 15 million dollars reducing the tax burden on local residents. In addition, testimony identified that the proposed plan and zone amendments would aid in effective utilization of land, energy and human resources by providing f an appropriate buffer between the busiest major traffic arterial in the City and residential zones • , ,.• y providing an appropriate commercial use that is not adversely affected by traffic noise and lighting along Highway . 99W, and also insuring that service levels in the traffic corridor would " adversely impacted.not be The r r y p proposed plan amendment and zone change carries out the finding that there should be a provision for timely development of all public facilities and services and their delivery systems.y y The subject property is immediately adjacent to existing city public facilities and services already being provided to intensive general comercial uses. The subject property is located within the urban growth boundaries of the City of Tigard, Washington County and MSD.. All jurisdictions designate the property for intensive urban development Intensive urban uses already exist and surrbund the site on three sides. general commercial redesignation of - the property as g al and provision of public facilities and �. services for the City of Tigard is consistent with tha • City's economic policies and would be a provision for timely ,r ^ development 5. Section 6 - Housing `". is a. Policy 6.1.1 The City shall provide an m,. pp y diversity of housing densities and residential types at various price and rent levels. p (1 ) The , ro osed plan and zone amendments "." would eliminate..393 P p p units from the City's ...vacant. buildable lands inventory. The site is a mixture of densities' ranging from low to high density residential t, and �c consisting of 618 residential `units. Since the would also eliminated from the City's buildable lands inventory, 10 units per acre can be subtracted yielding a net loss of 398 units of housing potential. (2) A Plan and obtained After the City adopted the Comprehensive d com liance acknowled gent, the City M p 9 � has approved residential zone increases �n dens ity Comprehensive Plan Amendment , Zone Change 13-84, { nt20�84 comprehensive Plan Ametidm nt g p '-- 6 85 and Zone Change 7-85 resulted in a surplus of 42 units. Pot~ the City to allow the subject site to be chanqd trJ general e ral: ,- cornme..`ti~iai and bring the City into compliance with the 21 - F'INDIt4GS, CONCLUSIONS AND O1DER • housing standard of 10 units per buildable acre , the City. would need to provide 356 units increased density elsewhere in the City. (3) Testimony identified the feasibility of the City to provide for increases in density elsewhere in the City that would exceed 413 additional residential units. Testimony by the applicant before the Planning Commission and the City Council identified that zoning dens: •cy increases in the ,Durham Road area adjacent to the property could provide for an additional 480 units or more. Supplemental area analysis identified sites outside the Durham Road transportation network that could provide an increase in residential densities from 1 ,790 units to 2,206 units The identification of these supplemental areas was m : 4e on the basis of vacant buildable lands available for development and zoning restrictions related to zone changes and locational criteria related to increased densities. • The City staff's independent • report identified. corresponding and other potential areas for increased residential dery ity within the City and determined that potential residential unit increases were available that would total 1 ,275 units; « and the process for completing the plan amendments and zone changes related to these residential increases could be completed within three to six months. b. Policy 6.3.1-3 and 6.6.1 - Transitioning and P buffer planning techniques. ,• O The proposed plan and zone amendments would enhance buffering, screening and transitional effectiveness for the area Currently, the subject rroperty is located along the busiest transportation corridor' in the City. The- site is also adjacent to two highly intensive g y general commercial business complexes. Testimony identified that the combination of these surrounding uses to the location results in the subject . aE property being inundated with high volumes of noise t g o �' identified and vibration. Testimony further s. that the subject property should not be • - designated for residential use that would be forced to absorb ...all these :..., y._,.. thes_ adverse 5e commerc ia1 urbanization and traffic .. Ffic impacts Instead, the, property should be . t`3 designated commercial to transitional p r ovide a bu f f e r "J between the traffic and l i ght generation noises and the residential uses and zones to the southeast, (2) Testimony identified that development of the subject y . t ub 'ec t rop ert would cation of a large single property to function as ha !solid screen for the soubheaster t residential area. The comb,)i:nation 22; - FINDINGS', CONCLUSIONS AND OIDSR ' ... ... . w.• .. .., . ,. i'.,,..`.` . .. .i.1.171 .. . ;.Y .11V..7<111y."!.`1'..« Vii! " . • of these planning techniques would provide a buffer between the noise generation on Highway 99W/King City/Willowbrook Business Park and the lower density 4: residential designations to the southeast along the Tualatin Rives;. Testimony also identified that the 22 I. acre site is of sufficient depth to act as a buffer to screen out both noise and sound from the neighborhood to the east. With the establishment of general commercial at the subject site, there would be a residential transition zone of medium density to the s east and southeast transitionirg to -lower density to the further southeast and east. To the immediate south of the site there is an already existing medium density residential zone and development which would provide a ,. consistent transitioning series of zones from the high intensity activity at the intersection of Highway 99W a and Durham Road. • 6. Section 7 -- Public Facilities and Services a a. . Policy 7.2.1 requires ,as a pre-»condition to ' development that a site development study • be submitted . g protection drainage ways, � �nsurn rotecton of natural drains a wa s, compliance p with insuring requirements and a dequately addressing drainage and erosion ccntrol characteristics. Policy 7.2.1 would be addressed at the site de 4elopment review phase of development. The Applicant has submitted a proposed site development plan which identifies k: the topography of the site and natural drainage ways. Testimony 'identified that none of the subject site is within • the 100-year f to adplain and that the natural drainage way is located_ at the southeastern portion of the site and can be • maintained in a buffer area as designated on the proposed site development plan. The site is moderately sloping to of the south. Testimony identified that the steep proportions the property along the southeast which might. affect p P ff erosion would be located within a buffer area and not utilized for development improvements.rovements. Testimony and the proposed site development plan identified. that it is feasib?.e for the proposed change to general commercial to be adequately located and developed on the site in accordance with Policy 7.2.1. b'. Public facilities adequate to serve the property as general commercial are located adjacent to the • property and include two 12 inch water lines', one in Durham Road and one in Highway 996WW; and sanitary sewer and storm s loeinur3 Road• Police protection. On is provided through the of Tigard and fire protact on (' Rural District all through Taal .. �, ��ct and al private ties such as natural as electric h scan Fire D _ immediate telephone are utilities anal already adjacent site to the ii north and . a scant to the s west. Extension,, tension these thes services to the subject property 0 �yt 23 - FIND OS', CONCLUSIONS AND ORDER II! I+ v ' d , . 0 0 4 • . • are consistent with comprehensive plan policies and would �„ result in a timely, orderly and efficient arrangement of `:• public facilities and services .1: `1; c. The provision of general commercial at the site 'will • not adversely impact schools , but will aid in "' ,r' providiti,g the necessary economic base to the City to he.��p ;" ' alleviate the residents' burden for school budgeting. The proposed development of the site would be valued between 10 v Y ' and 15 million dollars. ' Testimony also identified that the . i • proposed change would be consistent with other relt.::.ted urban r -k services such as local government facilities, library services and solid waste disposal and recycling. :effic;:::i;;IL:81:i T .: ..ransportati.�n 8 l. �. The Ciy shall plan fora sa=e and and road�;ray system that meets current ` p growth and development.needs and antici aced futur proposed plan '.and zoning amendments .;are , t consistent: ' with the City's policies for transpoL tation. See , tha information pertaining to traffic identified in Section, III, B, 2 above. A Traffic Analysis report and r testimony of the traffic engineer identified traffic impacts :' generated by a redesignaticn of the subject property as ' n general commercial. The Traffic Analysis report was Department of the traffic engineers from the Oregon Pp Y • p Transportation, the City of Tigard, and a competing t.ommercial • { p 9 property owner to the north. of the � ; p Y subject site. •; ., the proposed plan , . Testimony identified that t and zoning amendments would not significantly change the . existing Level of Service for oadway network:, and Y • ' s . intersections in the area. Under scenario No 2 of the Traffic Analysis, Highway 99W and Durham Road would remain , ,R at trA rr during A. M. -► +r .�r . peak hours and at C at P. M. peal hours. The intersection of Durham and Summerfield Roads would remain at Level of Service "Art at both A M. and P'. M. 0, peak hours. . � � involve imheovementsant'inc d` ,eves® ment plan would • • proposed d : improvements,, hiding signaiization, to the r : intersection of Durham Road and 5ummerf. eld Street. The City's yr s com rehen.,p Cive plan identifies at I--244 that several i Road r and bri��rh Road ,� intersection of Surmerf i e d` ad in �. accidents have occurred at the inter s NJ the span of just one year. Testimony identified that since the adoption of the plan y . • r tl • man more accidents have occurred at this znte..seci�on Testimony further supported the position that the installation of signalization at this intersection would w r • # ting traffic accidents. Such significantly aid a.n Plim�,na • , ` installation of signalization could only occur, from a p practical sense, b the commercial t ,, . p by development of the 24 r INb';t'•f8S CONCLUSIONS AND ORDER ! r�.4 r �w • • i ' . �i 4111 ' subject property with the creation of a main • entrance '• directly south of the intersection of Durham Road and j p Summerfield Street. Testimony indicated that retaining the subject property as residential density could result in separate parcels of the site being developed independently,ently, " ,, and thereby:, precluding the City's ability to insure that a - central entrance at Summerfielc1 and Durham Road be provide° for the entire subject property. The subject site abuts two publicly dedicated , ,' streets that have been constructed in accordance with or satisfied City's. standards. The applicant agrees to commit 4 to the construction of such street improvements , curves, and sidewalks as reg,.,.ired by City standards for the development. �... The applicant also agrees to provide intersection improvements and signalization as may be required during the site development review process for the Durham Road • Summerfield intersection. Testimony also identified that the site and the proposed uses are compatible and will enhance mass transit consideration as identified in the '`' City's Comprehensive Plan under ;section 8 b. The City's Comprehensive Plan at 1-234 and City p policies 235 identified that the Cit has the transportation on o�.icies . • "the City encourage assumption � , ��• . jurisdiction the Ci t shall encoura e the assum Lion or -�-`:+, • that from Washington County off Durham Road between • Hall Boulevard and Pacific Highway (Highway 99W)11 and "Durham Road shall be improved to 2 moving lanes of traffic with the provision for left turn movements." Testimony , . , of these traffic policies ». • identified that the. accomplishment ; can occur with the annexation of the subject property and redesignation to general commercial . These functions would provide the City with an opportunity to assume jurisdiction over. Durham Road near Highway 99W and receive dedication o;F adjoining right-of-way during the site development review process for needed int>rsect-i.on and roadway improvements - without cost to the City. .c. The proposed plan and zone amendments are cl,, consistent with transportation policies concerning mass at transit. Testimony was riven that showed the subject y L property as served by T_ri,.-Viet bus routes and scheduled stops. Approximately 84% of the neighboring residential -- units is are within five blocks,of bus transportation and stops 0 p ve Plan T at 253 and an exhibit as identified i.ect in comprehensive ehensi on census tract 308 characteristics. The Traffic` Analysis ua also identifies that f9SD projects that four to six percent person of all home based � p on trips for purposes 'unrelated. to ,--- work will be made by transit, including trips to the proposed commercial shopping area. The subject s ite Will provide for major department drug and grocer stores at P i a p : '� grocery y this central location. The site is also adjoined by large traces of existing and planned for medium to high density ' n 25 FIND/NOS ,' CONCLUSIONS AND ORDCi P tab - ' • I t I t. residential development. Testimony was given that is • t. .reasonable to assume that the development and usage of the subject site will encourage pedestrian and bus ridership by neighboring households. The resulting alteration in traffic pattern should help to reduce traffic on Highway 99W and '' collecFor streets at intersections north of this Durham Highway 99W neighborhood. 8. Section 9 - Energy a. Policy 9.1.1 The City shall encourage a _. reduction in energy consumption by increased .. 3t- r.,rtun► ties for energy conservation and the production of energy from " art ternative sources. .• 4--.,;.- The land and uses developed on the land shall be managed to control so as to maximize the conservation of all norms of energy, based upon sound economic principles. The City Development t Code provisions for energy conservation ' shall applypto the redesignatiorn of the property as genera?' ; commercial. Ir particular:, the proposed site development• ---,() plan illustrates that general commercial use at the subject site would aid in the conservation of energy through the enhancement of more efficient transportation modes and land ' use patterns, reduction of travel distances between residential and commercial areas, generally increasing densities of land uses at the site, and enhancing the : ' prospect for mass transit ridership. Evidence su pported '`• #. that these functions of the development proposal support the i finding for energy conservation under the City' s Comprehensive Plan , Volume 21 at 62. Development of the ' :F' site as general commercial would require compliance with these plan p olicies during site developme!tt review. r 9. Section 10 -. Urbanization r a. A por\•ion of the site, Tax Lot 100, was previously within the City boundaries prior to this application. ' Testimony established that the entire site is within the City's and the MSD's urban growth boundary. ` b The . ., remainder of the subject site has been. approved for annexation by the City and is now pending final J a9 t approval before the Portland Metropolitan Area Boundary c) commission. Annexation of the entire subject site is uj contemplated by of the provisions City's Comprehensive Plan. ; provisions o Extension of services shall be within the City's boundaries . 10. Section 11 - Special Areas of Concern a . The location of the subject property i$ not within one of the areas of special concern listed in Secc on .- the 'comprehensive Plan at 11x11 1 o 76 The site 11 � te «: ". "` 20 - PIN�lDIUGS, Cat=CLUSIOI S AND ORDSR •t 1 Y. STN l 111 '4111 located in NPO No. 6. In Comprehensive Plan Volume I at page 234 there are listed some development issues for NPO No. 6 that pertain to the site. The City shall encourage the assumption of jurisdiction from Washington County of Durham Road between Hall Boulevard and Pacific Highway (Highway 99W) ; and Durham Road shall be improved to two ':' moving lanes of traffic with the provision for Left turn movements. Testimony established that the annexation and redesigriation of the subject property as general commercial are consistent with these policies or. . issues and will enhance the City's ability to assume -;jurisdiction over Durham Road and insure improvements to that roadway in the area of its intersection with Highway 99W. C. Cora fiance with State`•r c a Planr4 Coals .. r 1. Goal No 1 - Citizen Involvement The proposed Comprehensive Plan and zone change amendments, have required a series of public hearings before the ,.! .6" Planning Commission and the City Council in accordance with the ' City's Development Code. Section 18.32.0°; (c) and (d ) . Planning Commission public hearing and public testimony were held on October 7, 1986. City Council public hearing and public testimony were held on November 3 and 17 of 1986. The established neighborhood association (NPO No. 6) recognized for the subject site area participated in the hearings and gave public testimony. The public hearing process ensured that the citizens of the City were provided an opportunity to be involved in all phases the planning process for these amendment and hes of;: zone r:' The City of Tigard has received compliance acknowledgment from LCDC as to these planning and ordinance t provisions, thereby establishing that this review process was consistent with the Statewide Planning Goal No. 1 . .x :` 2. Goal No. 2 _ Land Use, Planning Goal No. 2 states that each plan and related implementation measure shall be coordinated with the plans of I affected governmental units. Prior to the application for annexation , a majority of the site was within the jurisdiction of Washington County. Washington County had not adopted a Comprehensive Plan mapping designation for the site even though _t was within the County's urban growth area. Washington County had elected to place primary planning responsibility for growth an in this area to the City of Tigard. All affected governmental units were provided with notice of the public hearings. An adequate actual basis for decision has been presented and related facts pertaining to the various goal considerations. The proposed changes , as identified herein , are compatible with the policies and goals of the Comprehensive Plan of the City of Tigard. 27 - FINDINGS CONCLUSIONS AND ORDER Vl • 0 • 411 . Goal No. 3 -- Agricultural Lands • The subject property is not and has not been designated as agricultural lands either under Washington County or City 600Tigard planning and zoning. The current use of the • • ' -;: property is residential. The subject site and the entire surrounding area are within the Portland Metropolitan Urban r Growth Boundary previously acknowledged by LCDC. There is no • conflict between the proposed plan and zone changes with Goal Ho. • • • 4. Goal No.. 4 - Forest Lands '. ., The subject s:.to is not and has not been • designated as forest lands by either Washington County or the City of Tigard. As stated in subsection 3 above, the land is designated urban and is committed to urban uses. There is no :; conflict between the proposed amendment and zone change and Goal No. A• Goal Resources and Historic 5. Goal No.and _NatG'up ral Spaces, Senc • There was no portion of the subject property that is within a designated open space, scenic, historic or natural resources area. The City's ,,:mprehensive Plan and Volume lS of the Wash?.ngtort C omprehensivl: Plan Urban Area (June 1982 ) ,•'r identifies that the site is not within forest lands nor the . 100 :' year floodplain;,• The entire site is designated as "growth allocation" for a subsequent determination by the City of Tiga_d. , The Comprehensive Plan ma pping for the City of Tigard design-Rtes the property entirely for urban uses There is a designation of the stream corridor approximately located at the f 1 southeast corner of the site. However, any development of the stream corridor would require :e site earings process for seasonal Lands Permit". `• • These planning designations and regu]4ations hc",ve already received compliance acknowledgment from LCDC. Therefore, the proposed' amendments and zone change are i►'l conformance with Goal No. 5 . 6. Goal No. 6 - Air Water and Land Resources Quality The proposed planning and zoning amendments are in A. conformance with Goal No. 6. All waste and process discharges r rom future development shall not threaten to violate, or violate ti; cp uj applicable state or federal environmental quality statutes, rules and s t "� s Upon annexation the site shall served by a and � t , se.•IeL y„ge`la�processing system through the Cit�a, of Tigard. I Correspondingly, storm drainage and waste treatment will also be provided through City systems. A change to general commercial for this site will also involve the same requirements related to indirect sources of air pollution for a site iotated within the 28 „_ AND ORDER • �.o FINDINGS CONCLUSIONS r'l • .... `��; r . ,, , . . . 411 II) Is Portland urban area. 7. Goal No. 7 Areas Subject to Natural Disasters and Hazards There are no areas within the subject site that ; are subject to natural disasters and :hazards as defined under r: Goal No. 7. 8. Goal No. 8 - Recreational Needs . • There will be no change in the requu rement Toe ' , recreational need by the proposed amendment and zone change.. site is not designated under the City's Comprehensive Plan for recreational needs, therefore, the application is consistent with Goal No. 8. 9. Goal No. 9 -- Economy of the State a. The proposed amendment and zone change will . substantially aid the City satisfying the Statewide Planning Goal ' requirements for diversity and improvement of the ;-. y . economy of the state. The City identified in its Comprehensive Plan Resource Document (Vol . 1 ) at 1-144 that '. 1 it contemplated "commercial shopping development will occur along Pacific Highway on land zoned commercial which is closer in proximity to residential development than the • highway oriented sites. " Since its adoption in 1963, this -, has clearly proven to be the case. Substantial in-fill of commercial development has occurred along Highway 99W '� �: necessit :c"ing additional lands to be designated for • commercial . The subject site at the intersection' o' Durham Road and Highway 99W abuts the leading edge of residential growth areas for the City. This is particularly the case �s• for medium to the Summerfield development and a 30 located near planned p " acre site xesignated for med ',,am-high ,density residential to . the east. b. Comprehensive Plan Volume I also provides CL that "ultimately, individual development decisions will be h- site. b . . ry y adequacy of the site � made on the basis. of site atrailaoilit. at}e uac co for a particular purpose in terms of size and shape, ?- municipal development standards governing the land, topographical features, availability and capacity or utilities, as well as access to highway and proximity to z9 uses of a similar nature. " In addition to this provision, the h Both �. City has � .. oval c in the plan. t�. provided ri _eria a 1�e ,� proves. �d locat the general policy and the locational criteria are satisfied for this site. There is a substantial absence of vacant general commercial lands of 20 acres or greater in size Within the City planning area. This is also reflected by the comprehensive Plan' s statement that tithe supply of • . .= 29` PINb zh}G5, CONCLUSIONS AND ORDER a p 411 411... , . . • developed commercial space is low, but it is e:.pected that the supply will catch up with needs before long. " The addition of this 22 acre site will substantially aid the City in meeting its own economic needs, as well as, aid the state in providing a broader arvj more diversified economic . base. The City of Ta'gard needs to designate this 22 acres as general . commercial to provide fora more complete vari r.cy and selection of commercial uses and services, particulary convenience shopping and the super market area, for this market area of the City. c. Development of the site as general commercial , as illustrated by the proposed site development plan, would 1' cover 22 acres and provide commercial building square footage of 177,600 square, feet. These specifications correspond with the large parcel site oriented commercial developments already established to the west and north of the subject x property. In addition, testimony submitted at the r►ear_ng identif i.ed 'that commercial uses contemplated for the subject site would be providing a wide variety of goods and services to a market having a population well in excess . of 30 ;000. The proposed uses. include a ma jbr regional grocery facility, .• Tacit ` a department store and other general retail services. Ther.e are no department stores within the surrounding general commercial and central business districts. The nearest department store is approximately three and one-half miles • north on Highway 99W. There are a variety of commercial uses in a local economy which assume and incorporate a level of direct competition. These commercial services sometimes z• \ -sf provide different levels of service for the same products or 1, ' ; . ' a different style of product. Each level and style % comprises a portion of the total market share. Testimony • identified that in the the south Tigard area, there is only !•, one existing general grocery store, i.e. , Kienow' s located in King City Plaza. Approximately a mile to the north in Canterbury Square is a Thriftway grocery store. The only r other. general grocery stores are located pproximately three . miles` to the north in downtown Tigard.' No super grocery 1 stores are in the vicinity or Within a three mile area. Evidence was submitted identifying :'hat it is well i . established shed that grocery shopping need of any ..given, co community involve competition between a number of different general grocery stores. For a population market in eccess of 30,000 people identified in the U,, S. ' ,Insus, there is a substantial absence of general grocery sevices for the market in this area. Evidence was also submitted that then e: only one grocery store for all of Census Tract 308 ,, r surrounding the subject property. e�t The subject site is also suitable for a large a. m drugstore facility. .. � . Testimony .�entified that a super g n � . • drugstore operator was available for the site development. tr 30 - FINDINGS, CONCLUSIONS AND ORDER ,w . t . 4 ! y . , • « 110 , ill , ,. ., . _ . Testimony also identified that there is an absence of 1 a.ge drugstore facilities in the southern port:,ons of th City of Tigard. The nearest large drugstore facility or super drugstore is located approximately three miles to the north in downtown Tigard at the north end of Main Street. d. The development of the site as general commercial, as illustrated by the site development plan, would provide substantial temporary construction employment for the site. The development's general construction and specific user alterations are expected to involve employment in excess of 100 people. After completion, the development is expected to p.:ovide permanent employment on both c. full time and part time basis of approximately 150 people. By :F the very nature of this community commercial construction and services operation, it is expected that a majority of the employees, general contractors and subcontrators will N come from this sector of the metropolitan area. e. The site is well within the Portland `Metropolitan U. ban. Growth Boundary, acknowledged by LCDC and• falls within the Pacific Highway corridor contemplated by both Washington County and the City of Tigard as appropriate for large block general commercial development locations. Thereby, the proposed amendment and zone change would be j consistent with and would enhance the economy of the state under Goal No. 9. /' 1G.. Goal No. 10 Housing e. 1, nation of the . sub 'ect site as general , 'The redesignation J. . \ commercial will eliminate 398 housing units contemplated by the City' s 'vacant buildable lands survey. As a condition of approval 4 to the proposed amendment and zone change, the City will seek to provide de these needed housing units through residential density ncrc ses during a subsequent legislative and quasi-- audicial •. ep 'process. The feasibility for the City to redistribute review o_ocess I r�.v�.ew these 398 residential units e lsewhere in the City is -illustrated ' in paragraph ,'J, B, 5 herein. The variety of alternative areas a. for redesignation through the City establish that the City has aC ample opportunities during the subsequent legislative and quasi K judicial process to maintain its housing standard of 10 units per ° vacant buildable acre and provide for flexibility of housing u i l p ' , location, type and density. Therefore, the application by all conditional approval incorporates the replacement of the 390 residential housing units through the extended legislative, i. a � .. " ant WI quasi-judicial review p.,ocess and thereby complies with the provisions of Goal No. 10. 11. Goal No. 11 * Public C'acilities and Servicos .� ,. The proposed plan amendment and zoning change 1 . would be consistent With Goal No. 11 . The redesignation of the 31 - FINDINGS, CONCLUSIONS AND ORDBtt ,e, • 40 410 w 'v 4' ropert to General Commercial would result in a timely orderly and efficient arrangement of public facilities and services. Th site is designated for urban densities as a result of being within the Portland Metropolitan Urban Growth Boundary. Both • i.,- Washington County and the City of Tigard have designated the site • for intensive urban uses. Prior to its current annexation to the • q City of Tigard, the site could be developed unless urban services • were extended 'through annexation. Full urban services can be ' extended to the site and immediately utilized upon annexation to Tigard and redesignation of the property as General Commercial . The site can be adequately served with sewer, water and related utilities. Such public facilities and services already adjoin the site and are providing services to both the General . Commercial zone to the north and the Central Business District to the northwest. the City already has responsibility for the provision of publi facilities and services to Tax Lot 100 prior to the application. It is most appropriate and timely for the surrounding properties to annex and be served by the same facilities and services. Therefore, the proposed plan and zoning amendments are consistent with Goal, No. 11. 12. Goal No 12 Transportation The proposed plan amendment and zone change are '�• consistent with P-`R P and g � e •. ' th Goal No. 12 and would aid in providing and encouraging a safe, convenient and economic transportation system. As identified above in Paragraph V, B, 7, a Traffic ' Analysis report, has been completed for the subject site and surrounding area. The development of the site as General Commercial will not significantly change the existing Level of Service for the surrounding roadway networks. Testimony established that the proposed roadway improvements as part of Q i site development would alleviate existing traffic congestion near the site and provide additional capacity to incorporate full development of the site without exceeding Level of Service C for the intersections in the area . 13. . Goal No. 13 - energy Conservation e The land and uses developed on the land shall be 1 ' managed and controlled so as to maximize the conservation of all `,: forms of energy, based upon sound economic principles. The same Tigard Community w i 1. a Development Code provisions for energy �' and C'ommun t ty Devel � • ra`:'o shall ppl,� to the redesgnatiot� of the property as ° conserr. General ,Commercial . In particular, th d evel op ment �_oposal as w identified above would aid the conservation of energy through the enhancement of more efficient transportation modes and land use ratterns, reduction of travel distances betWeen residr.!n`?.al and commercial areas , generally increasing densities of land uses 6 ► i�. the site, ad g t prospect transit .i . s ip hes e functions the deeoP ment proposal support tile finding for energy conservation upon the City' s Comprehen3 v o 32 *FINDINGS CONCLUSIONS AND ORDER r tt A ( ::' ,. . (. . Plan, Volume II at 62. These provisions have obtained compliance acknowledgment from LCDC, and therefore, the proposed plan amendment and zone change are in conformance with Goal No. 13. .4 o��r�i.�1 ` l 14. Goal No. 14 Urbanization f . The subject site is within the zrban growth boundaries of Washington County, City of Tigard and MSD's 'r litan UGB. The urban growth boundaries of Tigard and MSD metropolitan r have been given compliance acknowledgment by LCDC. The zone '' change that is proposed is merely, a change from one intensive • ur ban use to another intensive urban; use. The plan and zone s'.. change proposal does not require any establishment or change in the existing urban boundaries. Therefore, the proposed plan amendment and zone change are in conformance with Goal No. 14. VI. CONCLUSIONS • The record �� : ,r-� d and findings support the conclusions that: . A. The proposed plan amendment and zone change satisfy all t the locational' criteria required for a change to general ; .. . I commercial in that: 1. The spacing and location are appropriate for general commercial ; 2. Access at the site is excellent in relation to s limit, turning movements street capacity, traffic volumes, speed 1 , g -.: 1-.%',, traffic generation and public transportation; 3. Site characteristics are appropriate for general " �. commercial in that thz site is of a size which can accommodate f present and projected uses , as well as , having high visibility; 4 Impact assessment of the application establishes p • that, the scale of pp • : � � of the project shall be compatible ' with ;.. •° surrounding uses,, site configuration and characteristics shall be able to maintain privacy of adjacent non-commercial uses,' unique may be incorporated, into site design and site �y incorporated the s t developmentreplan, and associated lights, noise and activities P plan, ,. op shall not interfere with adjoining non-residential uses. B There is an economic and planning need for general ,a_ commercial. Subject site and the proposed change is '7 entirely consistent ww�ththeSComprehensive Plan and all other 1.3 applicable plans and policies adopted by the City. C. The proposed plan amendment and zone change satisfy all standards Specified in the Development Code for approval. D. Approval of the plan amendment and zone change should :r be conditioned upon subsequent provision of replacement ho ing 33 - FINDINGS, CONCLUSIONS AND ORDER it • . ,.. ., • y, 1..• . ... h ' ' 'Mk . pi,. 'I* " e\ t. p 4Io IIP et• " * . units to enable the City to maintain its housing standard of ten units per acre, requiring a redesignation of (......her properties - within the City for an increase in residential density of 412 .,e , •H, units to 418 units. , Therefore, it' is concluded, that this application should be - approved, subject to the following conditions: VII. DECISION . .. 1 . The City Council of the City of Tigar'd grants approval _ .. ., .! .,i of application CPA 6-86 and ZC 10-86 subject to the following , „._. conditions: , A. Replacement of 398 residential housing units must be ' .----'' approved by the City Council through the replanning . and/or rezoning or other properties within the City. . . The proposed plan amendment and zone change shall not ,-, , , become effective until such replacement housing is approved.: .• . 1 , . B. The loCation of such replacement residential units . , . shall riot be situated as to effect a substantial . adverse traffic impact upon Durham Road. , i C. The applicant shall be entitled to apply for and ' . complete site development review, and all other related - p , r c,,. ,% • land development approval processes. Such cite development and related review approvals shall be . conditioned upon compliance with the requirements of c..r.,i. paragraphs A and B above. 8 2. Application for the planning and zoning for the above described replacement residential housing iits is hereby initiated by the City Council , the planning staff is directed to , provide for and carry out its responsibilities in relation to such planning and zoning process, and the time periods. designated . ' in the Community Development Code Section 18.30.030. for .1" ' ' • a legislative change is waived. CL 3. The planning and zoning process for the above described pc replacement residential housing units shall be carried out in the I-- ' 07 following manner: . .' :3 A. The planning staff and the applicant herein shall MOM 03 cooperate to present to the City Council a proposed ' CD target area or areas for potential replacement housing. uu r3. The Planning Commission shall conduct a public hearing 1 ,_, or hearings to change planning and/or zoning within the target area or areas, and make recommendtions to the ,,, , city Council as to changes and parcels or land to . potentially provide for the replacemenE of :19t3 *It. 34 - FINDINGS , CONCLUSIONS AND ORD8R - - 7. , . 4 . \,. .. ,d°' , . ... .,, . , I, ti 0, re:idential housing unit; and at such public hearing or 4,,i hearings individuals may participate and request aitional lands be considered by the Planning dd C. The City Council shall `L'eview by a regularly scheduled public hearing the recommendations of the Planning Commission for decision. APPROVAL: Gerald Edwards , Valerie Johnson and tom Brian ' DENIALS: None ABSTAINED: Carolyn Eadon 'J4 i y • 35 t'iN Ii. S, CONCLUSIONS AND ORDER DORO',►' `Y MEPKEi, RILEY SANDERS i°'7 I 628 ,y �r:"�'H.AVE 11115 sw MEADOWBROOK DRIVE r - !1...t� •., TIGARD �� §7223 TIGARD` OR 97223 i • LARRY EASTMAN . RICHARD BROWN ° 10420 SW GREENLEAF TERRACE 10580 SW HIGHLAND DR '" / TIGARD OR 97223 TIGARD OR 97223 PAUL, HUNT PHIL PASTERI,u ..• 10320 SW CENTURY 8935 S W PINEBROOK OAK DR ... TIGARD OR 97223 T BARD OR 97223 W J DARM J B BISHOP ' ' .. 10340 SW CREENLEAF TERRACE 3604 S E .OAK ST TIGARD OR )7223 PORTLAND OR 97204-2064 "' - ROYAL MOBILE VILLA. '° MR JAMES F ROSS 11.20 SW ROYAL VILLA DR DIRECTOR . ', N. TIGARD OR 97223 DEPT OF LAND CONSERVATION + DEVELOPMENT MR JAMES F ROSS, DIRECTOR :,$:...;i NADINE NOVATNEY , �' , MANAGER, SUMMERFIELD APTS. DEPT OF LAND CONSER. & DEV � • r 11175 SW MEADOWBROOK DR 1175 COURT STREET, NE TIGARD OR 97223 SALEM OR 97310-0590 , s . . DAVE ATKINSON 10460 SW CENTURY OAK DR TIGARD OR 97223 •,• KEN CHEELEY A r I__:•. 15390 SW ALDERBROOK DR ,• TIGARD OR 97223 a. •, tai ALVY C FLEMING 16280 S.W. 113th AVE a • 16280 SW 113TH AVE . TIGARD OR 97223 JAMES & VICKI CRAIG 16325 SW 113th AVE TIGARD OR 9723 ' a» ,i' • JANE TYE • 15650 SW OLD ORCHARD RD TIGARD OR 57223 i . ' „ , ` Albc s or$, Inc. w Steve Ward "41 c4 • 1203 '040tPall Blvd. testern Engineering ' CkA -i- I ' . Portland, OR 97223 ;, 7000 SW Varns Tigard, OR 97223 '' a? ' ) . °.. ; :� '6J 11 iam Brownson II 1 Tom XPage ,, N: _ ! Judith M. Brownson • 900 SU Fifth Avenue ' .' , • 16265 SW 1 13th ♦ Portland, OR 97204. ..., Tigard, OR 97223 ♦ n : Harold & Amy Randall . 11430 SW Durham Road . ♦ Tigard, OR 97223 �' Gary & Nadine Randall 11480 SW Durham Road :j; ' Tigard, OR 97223 i Donald & Jo Ann Randall . 11400 SW Durham Road .. Tigard, OR 97223 Herbert & Betty Dayson • 16120 SW Pacific Hwy. f:' , Tigard, OR 97223 . Mt. Park Health Care Facility, 4 . Inc. a By; Health Resources Inc. % P.O. Box 987 • i .. ,.' • Tualatin, OR 97062 ,� 1;John W.. Shonkwiler ' . . h I 5750 SW Carmen Drive - r , Lake Oswego, OR 97034 ♦ 6 i _ • t II • Diet Woelk H ., +, 16016 SW Boones Ferry Road On . 0 Lake Oswego, OR 97034 Don Duncombe 1 Real Estate Manager for A1• iertsons 10230 W Hall. Blvd, c, • .. yard, OR 97223 Tigard, 4 A :-.1 0, , . it ‘ Crirt›F coFuF a r : i 4 T C ?HEWS1VE PLAN AMENDMENT/ZONE CHANGE/ZONE ORDINANCE 1MENDMENT'AP?LI�ATIO .0.76 *149 6, t ON , ; CITY OF TICARD, PO Box 23397 .40,-, . cP , •. /1/44°) 1, • °`' Tigard, Oregon 97223 - (503) 639-4171 Ft CASE NO. 6:1711- W.. — ke :. RECEIPT NO. _•,,dejU APPLICATION /ACCEPTED BY 1 r � • DATE: / .4 • 1. GENERAL INFORMATION , App ication elements submitted: PROPERTY ADDRESS/LOCATION NE 1/4 of NW 1 4 and (A) Application form (1) a ,, s 4/(_.,(B Owner's sign 1 : � NW 1/4 of./WE 1/4 of l5 T2S R1W, W. M. afcure/written ` TAX tiAP AND TAX LOT NO, Tax Lots 100„ 200 300 '•. . } r; 300, authorization -.\ 4.901 2800 2§.(22.1_3210_2_,_;30001 3001 . � _._ 8002 - , (C) Applicant'; statement • SITE SIZE 21 068 acres approximately. (15 copies) t ao, ''' ..b., ' ' V 4Ciblf ' 1,...o PROPERTY OWI ER/DEED HOL 1)ER*See attached authorization (?D) Filing fee ($ ) `® r; ADDRESS PHONE Adc itional information for Compre- . . CITY ZIP s ive ' lan tap Amendments/Zone Changes •. s t 1 ,NT* Alberson Inc. °' �� AP'PLICA "" ` , [Don DLlYlCOmbe] _.,,cii (EMaps indicating property DRESS 10230 SIN Hall, � "' Bivd. PHONE 246-7409 ...... location (15 copies) CITY' Por. tl a,nd Oregon ZIP t a r. . � q 97223 ( ) Lisp. oL property owns x• and When the owner addresses {_ Cl) ., o' people, the applicant must be record G Assessor's Ma (1) t. are different addresse..- within 250 fee .� P p = - PP the pucchg per of .� ) p . or a leasee in possessi en authorization . (H) Title transfer instrument (1) o • . from the owner or an agent woh the�owner with written authorisation, T?,? owner(s) must sign this ,: CL application in the spat.e provided on page two or w w t ubmit a written autttor.;ratioi: with this app( .craLic�n, { DATA DETERMINED' 'TO BE E' COMPLETE: . . ! Pllt?T�t:�aCa.i,l S;Y�itt:�,�t2.Y , -° thy owners yf .e c.ot Ij of t#e subject property FLNAL DECISION DEADLINE: 1 r!!gUke s t a Com:)(7'1.1E t1 4 iVe Plan Atiiendtrertt (1f z -01 P� PttA;it/ZONE 1 S1GNATION t slip lie able) f r,at•., resa.dent a1Lr,. general cornmer ial. ,a OttJ► " , r 14‘40 44.4, ,. an s4 t *Le-ie change fr-ota R _0 R.-9 5 R�--i0.,, 5 ' ' �'T► r. J '' Q ._.�., l� P O, N to C,--4-4 (General comme:rt a1) uttrOer r OR 1 Thtr r� litarrt r4ec uasts an la tr ndment tc the Planning Commission ippr(':va Date' 1 P` '° � tc irwitg ,e+ t N ► s of the Ca.a. preh ensive Plan D ge) 7 t n t. Code , ` , ► City Court ti Approval pat: :. .-,,,, . (151,1.ptti/0i37P k , ' - , : - .\ ''.. ' t 3. List any variance, conditional uses, or other land use actions to be considered . • • as part of this application: Annexation' to City of Tigard k. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. I 5. THE APPLICANT(S), SHALL CERTIFY THAT: O A. The above reuest does notaatolate an' deed restrictions that may be \ attached to or imposed upon the sub�edt prvr,pery. • Y,: S. If the application is granted, the applicant will exercise the rights ' '' granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this '1 application, ';flay be revoked if it is found that any such statements are false. I D The applicant has read the entire contents f the application, including the policies and criteria, and understands the requirements for approving .' or denying the application. • h. • , ) 19 86 ,JL.► SIGNATURES of each owner (eg. husband and wife) of the subject property. „ .. . A'LBER • .S, ;!.C.-4. .2.)4!._.:.;',::.: , ' By ' ? ...,,,,...4eL„, l ti' (KSL:pm/O737P) .a - . _ . ywy ,. • .. P e ' APPLICATION AUTHORIZATION A. • July 15, 198E • WE, the ()liners of the following pr_opercies in the V.E. 1/4 of • N.W. 1/4 and N.W. 1/4 of N.E. 1/4 of Section 15, T2S, RIW, . W.M. , Washington County, Oregon, hereby authorize ALBERTSONS, INC. , and its duly appointed representatives to apply to the City of Tigard and seek a comprehensive plan amendment, zone change, site development plan, annexation and other related development .a applications and permits associated with general commercial and Y • q sh::pping center uses. . Tax Lot 100 ' • • ,� La ,/ . ,44 f,.1..d.:14.11 ' '' ' , Tax Lot 200 • Tax Lot 300 0 . Tax Lot 400 • Tax Lot 3000 ..„,1 4''' a�., 1 , <f �. 41 '' 1 Tax `tiot 3001 /1 . ,1 , . ,qtr i E Tax Lot 3002 ,r ..E ..44 4� IR i 41.1%, Tax Lot 2800 `• W Mal rt Tax Lot 2802 Tax Lot 2900 . u S APPLICATION AUTHORIZATION a" ':: . July 15, 1986 • 1, WE, the owners of the following properties in the N.E. 1/4 of • N„W. 1/4 and N„W., 1/4 of N.E. 1/4 Df Section 15, T2S, RIW, W.M. , Washington County, Oregon, hereby authorize ALBERTSONS, INC. , and its duly appointed represerttives to apply to the City of Tigard and seek a comprehensive plan amendment, zone change, site development plan, annexation and other related development + applications and permits associated with general commercial and shopping center uses. :r .. ., Tax Lot 100 Tax Lot 200 . \ 1 1 „ 2L0,4._, Tax. Lot 300 '�`n.�:� .\,i; lmt ao .�,.: ,. •,gip ; Tax X Lot t 400 1� ,,� r� � t),,, 1R �1-�''�`-'�' , t.:, r\ V Tax Lot 3000 a�fi Tax Lot 3001 Tax Lot 3002 a y M Tax Lot 2 800 u (j .,r Sr .1111 ., EJJ ■ Tax. Lot 2802 r ._ Tax Lot 2900 W ..._.. t , . _ , . , 4, . , . ,,, , ,iliiimilumaimism m : • I, • ' ItIlOyliii ' ''' 0r....ty!V ,,, art F TI6ARD '. .-,, (,; OREGON ' . ' 25 Years of Service 1961.1986 .r/ MEMO `; • T0: Jack Orchard, Paul Challancin March 16, 1987 * : i FROM: Keith Liden, Senior Planner -a RE: Albertsons+a' application (CPA 6--86/ZC 10-.86) Susan Quick requested that 1 notify yoL' of the hearing date 12or considering the residential density issue before City Council and notification of the 4 ;:'3 receipt of the Site Development Review application prior to issuing a final decision. / ,fir, /, City Council will •'revie'w the residential issue at 7:00 PM on April 13, 198µf, C.�.t Co . ' in City Hall. The Site Development Review application has not been received, but i will .i.. make arrangements for you to be notified when it is submitted u. a li 12: .. MOO • .4 d . .ax 1125 SW Roll Blvd,ROa 8©x 2397,t i g arch,Oregon 97223 (503)639-4171, ,.. . P i b m T La BALL, JAN I K St. NovACi'C ATTORNEYS AT LAW ONE MAIN PLACE 101 S.W. MAIN STREET,SUITE IIC")' PORTLAND,OREGON 97204-3274. r. ROBERT S. BALL STEPHEN T.JANIK TELEPHONE(503)2Ee-2525 KENNETH M.NOWACK TELECOPY (503)295-105 8 ! 5470 JACK l.,ORCHARD TELEX 910-380,- + JACOC.! TAN�ZER 10,1 SUSAN M.QUICK MAR 1 + 1987 WILLIAM H. PERKINS CHRISTOPHER W.ANGtUS March 10, 1987 BARBARA W.RADLER ��a99pp MICHAEL C.WALCH art OF TIGAF D .,'. r SARAH J.RYAN DAVID A.Ul PLANNING DI' i!MAN � .�� SUSAN NELSON HOWARD • BRENDA M. FITZGERALD LAURIE A.RENNETT' • Mr. Keith .Aden Planning Director Planning Department . City of Tigard 13125 S.W. Hall Blvd. P. O. Box 23397 Tigard, Oregon 97223 +. Re: Albertson's Application CPA 6-86, ZC .0-86.) Dear Keith: I am writing this letter to request notification from the City of Tigard of two upcoming events relating to the Albertson's application for a shopping center located at "r Durham Road and Highway 99 in Tigard. This office represents the owners of the Willowbrook Business Park located adjacent to the proposed Albertson's development. Both our client and this office request notification of the following events: 1. Notification prior to the City Council hearing regard- ing the density transition issue currently pending before the City tounci l and 2. Notification prior to the final decision regarding the site development review for the project. Notification to our office should be addressed to Mr. Jack Orchard at the above address. Notification to our client, the Durham/99 Associates, should be addressed to • Mr. Paul Challancin 23803 - 150th Street, S.L. Monroe, Washington 98272 x .".-,',1 0 '''''s-'''s .' r,f7: BALL, JAN 1,K. S N(:)VAC FK. - + Mr. Keith Lichen March 10, 1987 " Page Two you for .4: :' Thank y your rr,t'peration in this matter. Very truly yours, r y - •, c4:71 L AC%� Susan M. Q� , ., SMQ/jrp cc Mr. Martin Schiffman Mr. Paul Chailancin Mr. Gary Thorton Mr. Tim Ramis F� 05:08 :56 , '.I } r, ,a j'^> YM1 • dl's .. BALE.., JAN 1K & NOVACK ATTORNEYS AT LAW , ONE MAIN PLACE ya �''; 1 \kil PP 101 S.W. MAIN STREET,SUITE 1100 , S.'„4"—t"'•�} a ,� \j s TELEPHONE(503)228—.2525 4.3E'T�4' t , c, ROBERT S. BALL PORTLAND,OREGON 9720 ; ,',,i sw. � STEPHEN T.JAIY IK( ill:�'� ,� ,,r.:7 ..: TELECOPY (503)285-1058 ' 3L' q`. KENNETH M.NOVACK ��,,r� !� i`y1+1 ' f JACK L,ORCHARD '�""'" TELEX 910-380-5470 1• , , JACOB TANZER SUSAN M.QUICK r,t "" IGAR WILLIAM H. PERKINS CITY ®�'' CHRISTOPHER W.ANh,(U8 January 9, 1987 7 p � NINO' Or-r-'' January • BARBARA W. RADLER d�d MICHAEL C.WALCH SARAH J.RYAN DAVID A.URMAN SUSAN NELSON HOWARD .' BRENDA M. FITZGERALD j: 4. LAURIE A.BENNETT City of Tigard Planning Department 13125 S.W. Hall Blvd. P. O. Bc,x 23397 ,, Tigard, Oregon 97223 Attn: Ms. Diane Jeidreks Re: Albertson's Application (CPA 6-86, ZC10 86 )_ _ Dear Diane: • By this letter, 1: ask that you notify me prior to the final decision of the Planning Director on the site develop ment review application ir, the above-referenced case. Thank you for your consideration in this matter o Very truly yours, ,,, i:,.77.10 %.,_,...._ „,11./...; Susan M. Quick SMQ/jrp /i gE 05-08 23 �' rr (. t: MET fiU y 4 ‘ I -_. w w. w J' `"... < , tlF "+ �r ; ;. d/ 5 ALBERTSON'S FIE01AL O R -- DENSITY TRANSFER CPA 6--46 a. Community Development Director presented an ordinance for • consideration by Council which would define the conditions for approval of the CPA request for the Albertson's property. (` b. Community Development Director requested additional direction from Council in relocating the density from the area at Durham and Pacific Highway to other localities within the City. He distributed a list of 1984 housing density opportunities, broken out by NPO area. c Councilor Eadon noted, upon the advice of the City Attorney, she would abstain from the vote or any discussion on this issue due to a =J conflict of interest ." d. Community Development Director continued by highlighting the specific ' areas that were options for density transfer throughout the City. He said the Planning Commission would review and hear the density transfer requests prior to having it ret%ilrn to the City Council for final decision. ; ,' e. Don Moen, President of the Planning: Commission, 11395 S.W. Ironwood Loop, Tigard, noted the Planning Commission requested he appear and advise Council that the Planning Commission was unanimous in approving the Albprtson's CPA request.. .' f. Lengthy discussion following between staff and Council regarding the specific locations for alternatives. Community Development Director discussed a study of rezoning the downtown area for residential development and noted this study, along with a density transfer for any area in the City, would need to be coordinated through LCDC. .r. Council consensus was to identify rezoning for the downtown area for '• • residential development and to coordinate that process with the downtown revitalization work that way' being pursued. Consensus of Council was to study the alternatives "a" through "g" as rioted in the i - ' Community Development Director's memorandum dated 12/1/801t. r +'p _86-63 ORDINANCE FINDINGS r 3 CONCLUSIONS o �� (3, OTRL'1=NANCE TO APPROVE A COMPREHENSIVE PLAN AMENDMENT (CPA 6-86) AND ZONE CHANGE (ZC 10-86) PROPOSED BY WMI1E. DAYSON, RANDALL, RANDALL, RANDALL, AND BROWNnON (ALBERTSON'S) ,. h. Motion by Councilor Brian, seconded by Councilor Edwards, to adopt. 1 Councilor 'ohnson, seconded by Councilor Bria • a+ . , , � _.Brian,� to require i re • r Motion by '' a deposit of $8,000 from Albertson's to cover the cost of staff time in publication :end mailings with direction to Community Development MO Staff to track the actual costs, A refund could be made at the end of the process should the entire $3,000.00 not be needed. �o The motion to require a deposit passed b y a majority �- y-� vote of Council present; Councilor Eadon abstaining. Motion to adopt Ordinance No e6-63 passed by a majority 4- 0-1 vote of Council present; Counci,lot Eadon abstaining. Page 2 - COUNCIL MINUTES - DECEMBER 8, 1986, • MEMORANDUM Y CITY OF TIGARD, OREGON tl tb TO: Members of the City Council December 5, 198 P . FROM: William A. Monahan, Director of Communit y Development tU ---. i�:y�: SUB3FCT: Albertson's CPA * Attorney john Shonkwiler, representing Albertson's Inc. , has prepared, with .} the assistance of staff, an ordinance containing the findings and conclusions . .k•:' o for the Council's recent decision on the Albertson's application. The final v was not ready today. earlier reviewed b d Attorney Tim Ramis and the staff. We p rovided our comments which have been incorporated into the version which is attached. The staff and City Attorney will be prepared to discuss the Ordinance with you on Monday evening, Further corrections can be made at that time. We will "' al$o need Council direction on how to proceed to rezone various parcels of , land to recover the lost housing units resulting from'athis appr^oval� WAN :cni"OO88W •1" ifs , b woo MOM ill t , .. t _ 0_ - • .. I .- I . 1 41) fl, _ •7 CITY OF TIGARD, OREGOdJ ORDINANCE No. 86 , AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A 1` COMPREHENSIVE AMENDMENT (CPA RANDALL,ZONE CHANGE (ZC 14-�F6) . , WHITE, DAYSON, RANDALL, ANDALL, RANDALL, AND BROWNSON (ALBERTSON'S). A WHEREAS, the applicant has requested quested.: a Comprehensive Plan Amendment from High, Medium High, and Low Density Residential development to Commercial General and a Zone Change from R-40 (Residential, 40 units/acre) , R-25 (Residential, 25 units/acre) and R-4.5 (Residen- tial , 405 units/acres) to C-G (Commercial General ). WHEREAS, the Planning Commission reviewed the proposal on October ' 7, 1986 and recommended denial of the proposal; WHEREAS, public hearings were held before City Council on November 3,1 9$86 and November 17, 1986, to consider public testimony and the 3, 1 Commission recommendation. THE CITY OF TIGARD ORDAINS AS FOLLOWS: , Section 1 The City Council reverses the Planning Commission , ' conditionally pp recommendation and condztionall approves the request. Section 2 The proposal is consistent with all relevant criteria discussed in Exhibit "A" (facts, findings, conclusions) . /01• Section 3 : Approval of subject CPA 6-86 and ZC 10-86 is hereby . ,. pp rra granted subject to the following conditions a. Replacement of 398 residential housing units must 1 approved by City Council through the replan- ning a �aroved b the C t ,. nd/or rezoning or other properties within the :, g g prop City. The proposed plan amendment and zone change shall not become effective until such replacement housing is approved. b. The location of such replacement residential units shall not be situated as to effect a substantial ill adverse traffic impact upon. Durham Road. c. The applicant shall be entitled to apply for and complete site development review, and all other related land development app roval processes;s and d such site development related review approvals • w shall be conditioned upon compliance with the ,„L requirements of paragraphs a and b above, Section 4: The Comprehensive Plan and Zone designations ;shall be i V changed upon meeting the conditions in Section 3 above A . , } 1141. t ei.1 ♦ ! • •...Y..1.\♦A r Y,t 4 ot•`..tn111\i .lY4y t'.Y.♦♦♦.,(Y. V• within the area illustrated in Exhibit "B" (map). Section 5: It is further ordered that application for the planning and zoning for the above described replacement residential housing units is hereby initiated by the City Council , the planning staff is hereby directed to provide fool: and carry out its responsibilities in relation to such planning and • '' zoning process, and the time periods designated in the Community Development Code Section 18.30.030 and 18.32.030 are hereby waived. Section 6: It is further ordered that the planning and zoning process for the above described replacement residential housing units shall be carried out in the following manner: • a. The planning staff and the applicant herein shall cooperate to present to the City Council a proposed target area or areas for potential replacement housing. b. The Planning Commission shall conduct a public hearing or hearings to change planniAg and/or zoning within the target area or areas, and make recommendations to the City Council as to changes and parcels of land to potentially provide for the replacement of 398 resi- dential housing units; at such public hearing or hearings individuals may participate and request additional lands be considered by the Planning Commis- Sion ; and such hearing or hearings shall be conducted so as to follow all quasi-judicial requirements set forth in the Community/ Development Code Section 18.32. c. The City Council shall review by a regularly scheduled public hearing the recommendations of the Planning Commission for decision. t�--�-= d. The applicant shall pay to the City within thirty days of the date of this Ordinance an additional application 0. fee for the review process described in Sections 3 and 6 above in the amount of e This ordinance shaa. effective on and after the 31st day Section ?. "�, be effecti '° after its passage by Council, and approval by the Mayor. aci y BY vote of all Council members present ILI PASSEL):. � after being read by number and title only, this day of 1936 Loreen R. Wilson, Acting City Recorder APPRoV8D M This day of 1986. Jo h W. Coo , Mayor 4 • Y •.mil' 0 411 EXHIBIT "Alt BEFORE THE CITY COUNCIL OF THE CITY OF TIGARD REQUEST BY ALBERTSON' S, INC. , ) CPA 6-86 and ZC 10-86 for approval of comprehensive plan amendment and zone change ) FINDINGS, CONCLUSIONS and ORDER I. NATURE OF THE APPLICATION G This is an., application for a comprehensive plan amendment changing the subject property from a mixture of High, Medium y- High, and Low Dens.`-.y Residential to General Commercial; and a zone change from a mixture of R-40 (40 units per acre Multiple Family Residential ) , R-25 (25 units per acre Multiple Family, Residential ) , and R-1 through R-4.5 (Single Family Residential ) to C-•G (Ganeral Commercial ) . II. HEARING The Planning Commission held a public hearing and considered this application on October 7, 1986. Following the presentation of the staff report and the public tes tinny at the hearing , the Planning Commission voted 3 to 2 for a recommendation of denial to the City Council The City Council held a public hearing, heard presentation of the staff report, public testimony and considered this application on November 3 , 1986. The City Council thereafter continued the public hearing until November 17, 1986 for receiving additional testimony on the issues of traffic generation and relocation of residenti&L. aensj.tie . Following 1 , the presentation of the staff reports . .anr " additional piblic testimony on November 17, 1986, the City Council unanimodsly approved the application subject Lc the conditions identified hereinafter in the Order. III. RELEVANT FACTS g is ummary of the facts and testimony f The follow'in is a s ound to be relevant to this decision. p Plan ning Designation A. Comprehensive Plan and Zy. 1 . The Comprehensive Plan Map designates Tax Lots 100, 200, 00 and 400, comprising 11.95 acres, as High Density Residential Tax Lots 3000, 3001 and 3002, Comprising 7.15 acres, as Medium-High Density tesidential and Tax Lots 2000, 2802 and 2900, comprising G,,pproximat:ely 2.85 acres as Low Dt sit y Residential . 1 - FINDINGS, CONCLUSI(MS AND ORDER r.w::wig.wr5w1: Nr.t. r,'wr 7w.) a, 411 411, . • , . . 2. Correspondingly, the above described mixture of • tax lots is zoned R-40 (40 units per acre Multiple Family It Residential) , V-25 (25 units per acre Mul,tipi•s Family Residential) , • and R-1 through R-4.5 (1 to 4.5 units per acre Low Density Residential ) . B. Site Location 1 . The site is located in southern Tigard at the southeast quadrant of the intersection of Highway 99W and Durham Road. The site is rougly "L--shaped" and has. frontage on both �.;. Highway 99W and Durham Road. >,.� 2. Access to the site is from Highway 99W on the west, the largest major traffic way or arterial in the City of Tigard ; Durham Road on the north, a major collector; and 113th Street on the East. The applicant's traffic report identified a varying number cf adequate access points on all of these three traffic ways. he traffic engineer testified that: ., r, a. . Highway 99W is designated as ma3jor arterial street connecting the City of Tigard with the suburban area , to the south (i.e. Newberg aqd McMinnville) . Highway 9 9W a at Durham Road contains two through lanes each direction and left turn pockets at the intersection. b. no Durham Road is currently a two (2 ) lane road ,:, way with o parking allowed on either side of the street. Durham Road serves as an east/west collector street - • between Tualatin and the King City area to the west. The r n - of Durham Road , and Highway 99W is intersection �.� . signalized and currently operates on a split phasing east/west and as separate phases * for the north/south a , direction. g roadways ' .�- ' c. The existing intPrsecti��is and r. Y adjacent to the site currently operate at Level of xi" Service C or bet`:er Level of Service C has a remaining traffic capacity of 20% or better. , d. Suggested roadway improvements provided at. W development of the site incl:Ade: (1) a traffic signal to be installed on Du!,`ham Road at the Summer field Intersection and utilized as the main access point to the site; (2 ) Durham, Road be improved with two eastbound lanes between am Pacific Highway and 113th street Intersection, with 100 ® foot or more left burn pockets at the Summerf ield Ui Intersection east and west bound ; (3) two right ,.urn in and right turn out driveways to be allowed on Highway 99W, one ' � r driveway located approximately 360 feet south of Durham Road and one '' driveway located at the south property line approximately 1,100 feet south of Durham Road; (4) provision t ,y of right turn pockets into the site along Durham Road; (S ) e 2 - FINDINGS , CONCLUSIONS AND ORDER _ . - ,._ a A' y e . removal- of planter in Summerfield Street at the intersection ., ` of Durham Road to provide two lanes southbound with a continuous right turn lane; . (6 ) and with Oregon Department of Transportation approval , lenghthen the left turn lane • - southbound on Highway 99W at the Durham Road intersection e. Development of the site as commercial would , generate 10.,941 trips per day and 984 trips at P. M. peak hour. Forty percent of the trips attracted to the +' P ,, commercial site represent drop-in trips by .vehicles that are aii early on the adjacent road system. The net additional c�. '>,. .. trip ends generated by the site are 6,540 trips per day anc r,,,,:• I. • 590 trips at P. M. peak hour. With the inclusion of traffic . g g generation i or., comme; Dial uses a t the site and the su rfs ced improvements, the intersection of Highway 99W and Durham Road would be at Level of Service A during A. M. periods and Level of Service C at P. M. periods, and the intersection of ' Durham and Summerfield would be at Level of Service A at A. M. and P. M. periods. 1. .I ,, ° f. Including the subject site traffic generation ilk', as commercial and area propel ti ns under their current ' zoning , the intersections at. Highway 99W and Summerfield along Durham Road would have additional capacity to allow ., for a trip generation of an additional 463 units ass i!;iing ., all trips travel in only the westbound direction along 1)f ° Durham Road,. c1r over 900 residential units assuming. a 5C1`a. rJ w distribution of traffic movement east and west along Durham Road. Traffic generation reused by the subject site being developed as commercial provides a daily trip generation F -I ., substantially equivalent with the traffic generation associated with the subject site been developed as wit g residential under current allowable densities. g . Trt-Met bus service to the area includes . 1 Rout e No. 5 runniklg along Pacific Highway and a loop through ' 99W There ,King ntia �c:d at Durham Road and Highway' �� Kz City y •' g Y g ,' y Y stops intersection. � , -� are rP� u:Larl schedu.,.ed bus sto s at this •,, qtr i-Met also operates Route No. 43 along Durham Road w?th . a regularly scheduled :-op: to the east of the subject site. . Q C. Availability of Services II 1. Water , !! Road T� :Water a� Testimony identified that Tigard District has a 12 inch line in Durham Road ��,butting the *rJ til property for approximately 500 feet of f 'ontage, and another -I 12 inc; line along the subject property's entire Highway 99W , I1 frontage, and with . ufficienfit capacity to fully service the property. <41 I.4 , i " � �� 3 - FINDINGS CONCLUSIONS AND ORDER . ti ° , , < MF ASPP. .r ' ♦ -w . 1 MJ ,WA w h ,• ‘* 41) • `. Sown ; a. Testimony identified Lhat the City of Tigard has an eight inch sanitary sewer main in Durham Road along 1 t. .p approximately 170 feet of the subject property's frontage, pr y fully site. • and suf•ric�.ent capacity to full service the s 3. Drainage a, Testimony identified that storm sewer also abuts the property in Durham Road and that it has adequate capacity. .. a 4. Fire and Police Protection • a. The subject site is being annexed into the • City of Tigard and will be adequately served by the City' s police department services and l.ialatin Rural Fire Protection District. Utilities a. All private utilities such as natural gas, electric and telephone a^e already adjacent to the site to the immediate north and west. D. Site Characteristics }41 1. Site Size a. The ._. site is approximately 2e acres size.o !, Portions of the site have been p reviously developed for •... } .. single family residences on large lots. b. The site is generally "L-shaped" ,. • � eral ly L-shaped with approximately 1 ,100 feet of frontage along Highway 99W and approximately 940 feet of frontage along Durham Road c. The property has an approximate dep .h • along •r Highway 99W of 725 to i 220 feet and along Durham Road of approximately 880 to 1 ,050 feet. • The site is relatively level and gently slopes to OD the south where there is a ravene along the southern border , of the site. CO 3 . Geologic formation and ,moil characteristics s CD ULI .,� a. There are no faults on the site, the soils conditions in the northern portion of the site are ' predominantly Willamette Silt and the soils conditions in a the southern portion of the site are predominantly Lacustrine Sand. .. .mow. . ty - FINDINGS, CONCLUSIONS ,`,ND ORDER irk , . , • .1 ' A ,_. j 0 'ftap.-- - \",, 4. The site has conifer trees along the northwest corner of the sites the southwest boundary and a portion of - . the southeast boundary. The remainder of the site is , covered by grass and various deciduous second growth trees. ..., - . . 5. lhe site is not subject to flooding and is not designated as an area with important values for wildlife. - - ' 0 , E. Surround Uses . • . 1 . To the immediate northwest, the- King City business : .,.. ' center is located and consists of a combined acreage in excess of 22 acres. The focus of the King City business center 3s "King City Plaza", which includes a large multi-use structure housing ... - general retail uses and a Kienow's grocery store. Other retail _ . • Ft)rvices and four banks are located in adjacent buildings. ' 4 • 2. A general commercial use entitled "Willowbrook Business Park" is located directly to the north of the subject : T. site This development consists of six buildings arrayed in an - , • office-retail complex settiog. Existing uses of these buildings • '', ,, include restaurant, offices, general retail and convenience - . - shopping services. The site is approximately onethird to one- - .- . half the size of the subject property. , . 3. To the immedias,:e south of the site is a mobile ) home park/subdivi6ion entitled "Royal Mobile Villas" which - . . .-1 consists of Tax Lots 100, 200 and 2600. The total acreage of this planned mobile home development is approximately 40 acres. 4. To the immediate west of the subject site is a ' ct central business district that is about half developed. Total . acreage in this central business district is approximately 25 %. . - acres. At the southwestern corner of Highway 99W and Durham Road is a large vacant parcel of approximately 12 acres designated as a central business district. , . . 5. Farther south alorg Highway 99W, but adjacent to the subject site, is an office' complex entitled "Tualatin Valley im. Professional Center", Next to this planned commercial complex is "King City Convalescent Center" , "Cedar Park Manor" (a mobile home park) and "D & V Market" (a neighborhood convenience . co market ) . 4 WNW md 6. Nro the northeast of the subject site is a large ao - medium-high density residential development entitled uJ "Summerfield ." This site is approximately 30 acres in size. The • remaining surrounding land is generally undeveloped or partially vacant large residential parcels. To the immediate east, there • is a large medium to high density re!Adential zone comprising approximately 30 acres. Ultimate development of this district • .• -.. would or should involve a large scale residential planned . . development with building sizes and site utiliizaton plans of a ilk 5 - FINDINGS CONCLUSIONS AND ORDER S • • .. .. '',,,,, ., . .._ fr-- , 4,,.., . 1 . - . i . " ti , . • . . A, 4 4 '''.7...• ' e- . , . - - r, aw ' ill iiIP scale compatible with the subject site and the similar existing development size uses and density in the "Summerfield" planned development located immediately north of this district. To the . southeast of this subject site is a low density residential area consisting of large vacant or greatly oversized residential ••)' parcels. This entire area is geographically isolated from the more intensive uses aligning both Highway 9gw and Durham Road. • T_ Access to the area is toward the end of 113th Street. This area generally slopes southward toward the Tualatin River, is not . ' associated with the commercial developments to .the noitheast and is more or less river oriented •. '., r The Characteristics of the Pro22sal ., 1 . The proposal is to change the comprehensive plan e.' designation for the pr=operty from a mixture of high through low density residential to General Commercial, and a zone change from b ••: a mixture of residential housing densities to C-G (General Commercial ) . 2. the applicant intends to develop' the entire ' ' su}eject site, upon approval of the comprehensive plan amendment and zone change, as a medium sized shopping center with , a commercial building square footage of app^^oxima tely 177,600 ' -. . square feet. The proposed uses in the shopping center would r r include a major regional grocery facility, a department store and A other general retail services. The applicant testified' that the proposed use is not speculative and that the applicant has commitments from the principal users for immediate development upon approval . The 1,roposed site development plan 'illustr ates the feasibility of the site accommodating commercial use and the proposed uses, along with satisfying city requirements of site � r+ r r exceeding a5,o not ex e g �j and the provision of landscaping and buffering of at least 15%. IV. RT JLV'ANT CRITERIa A. Oregon Revised Statutes [: 1 . ORS 227.173 requires that approvals to- or denials be based upon standards and criteria, which are set forth in the development ordinance an6 comprehensive plan, and shall be based a upon and accompanied by a brief statement that explains the ,: all criterion standards considered relevant to the decision, states ,i. CD the facts relied upon in rendering the decision and explains the ,,..1 justification for the decision based on the criteria, standards and facts set forth. n 2. ORS 197.250 provides that all comprehensive plans and land use regulations adopted by local governments to' carry ' . out thou comprehensive plans shall be in compliance with ci 6 FINDINGS CONCLUSIONS AND ORD8R 4 4 4 4 0 r n r statewide planning goals ,where such provisions have not already ("Ili/ been certified with compliance acknowledgment. B. Oregon Administrative Rules 1 . The Cit moo' rprehensive plar and regulations have • been acknowledged. The application requests amendments to the comprehensive plan and zoning ordinance which require compliance with statewide planning goals pursuant to ORS 137.250. C. The Com rhensive_ Plan : • , 1. The Plan Map a. Thc:: map designates the site as a mixture of High Density Residential, Medium-High Density Residential and Low Density Residential. These map designations correspond to maximum densities of 40 units per acre, 25 , { units per acre and 4.5 units per acre. 1 2. Plan Policies -- , r a. Plan Policy 12.2.1 identifies that the City , shall : (1 ) ,.-rovide for commercial development based on the type of use, its size and required trade area; (2 ) apply all applicable plan policies; and (3) apply the appropriate locational criteria applicable to the scale of the project. b. The standard for General Commercial provides "- that general commercial areas are intended provide ,for major 9retail goods and services. The uses classified�. as e in ended to rovide " general commercial may involve drive-in services, large ;: space users:1 a combination of retail , service, wholesale and repair. services or provide services to the travelling public ... The uses range from automobile repair and ser+Y�ces, N supply and equipment stores , vehicle sales , drive-in restaurants to laundry establishments. It is intended that ' these uses be adjacent to an arterial or major collector I ° street. The scale- of the general commercial area is as follows' (1 ) trade area: .varies; (2) site size: depends �. on development; and (3) gross leasable area: varies tic,d c. The locational criteria are as follows : • � (1 ) Spacing and Location ': OASLII I. C, (a) The commercial area districts not uj surrounded by residential districts �r on more than two sides. ,, y. ,7n 7 -- FINDINGS , CONCLUSIONS AND ORDER 4 ♦ 4 " . M . , .r r... ,',..w, i't.r, ...i.1 fid'.t5t1'vtlfl!E!/rwr;r,•vp•:G•rrn.••.n•n•.... • • (2) Access i r . (a) The proposed area or expansion of ` an . Kisting area shall not create • traffic congestion or a traffic safety problem. Such a • determination shall be based on the street capacity, existing and projected traffic volumes, the speed limit, number of turning, movements, and the traffic generating characteristics of the various types of uses. (b) The site shall have direct access from a major collector or arterial street. (c) Public transportation shall bca available to the site or general • r (3) Site Characteristics • (a) The site shall be of a size which can accommodate present and projected uses. (b) The site shall , have high visibility. (4) Impact Assessment (a) The scale of the project shall be. compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that the privacy of ad jacent non a. commercial uses can be maintained. sd) (c) It shall be possible to incorporate the t unique site features into the • site design and development plan . rnJ (9 (d) The aSSoClated lights,- , noise and activities shall not interfere with adjoining non—residential uses d. Application of policies andmplementation • strategies from the following sections of the Plan: • 8 _- FINDINGS, CONCLUSIONS AND ORa8 ' . ' ,... 0 . ., . . .. , . . . 2. Citizen Involvement Natural Features and Open Space x. 4. Air , Water and Land Resources Quality 5. Economy. • 6. Housing 7. Public Facilities and Services ; • 8. Transportat:.on 9. Energy 10. Urbanization 11 Special Areas of Concern D.• Zoning , 1 . The zoning map designates the site as a mixture of ►, residential densities ranging from P-40 (40 units per acre Y Multiple Family Residential ) , R-25 (25 units per acre Multiple Family Residential ) and R-1 through R-4.5 (Single Family Residential ) . , . V. ULTIMATE FACTS A . Compliance with the Comprehensive Plan Locational Criteria % 1 . Spacing and Location The subject property is not surrounded by ... residential districts on more than two sides. The subject site corner of Highway 99W and Durham Road. I" y ` , , r is at the southeastern west of the site and along the west side of . Immediately to the g Highway 99W are general commercial uses . The zoning on these adjacent properties is equivalent to the City of Tigard ' s zoning • 1 for "central business district m " Both King City and Washington ` County share zonin responsibility for this adjacent area. g Washin ton CCounty' s g"central business district" zoning extends '. from Durham Road to an area .substantially south of the subject property operty and includes Ta. 500, 700, 2800, 2700 and 2600: «.�Tax Lots property is Durham Road and To the immediate north of the subject��ct prop y �' r general commercial z--ne (C -G) . Adjacent to this C-G zone is a • designated open s d..ce area tha'�. extends east to 113th Street. The �C�-G zone is already substantially developed by a mix of �� , sin g ular commercial uses and a shopping center-office ice compie k " The o p en space area is com lete� y improved and is subject to ,� 'established�ahec deve o p men restrictions. Locational Criteria (1 ) (a) • 9 ` FINDINGS , CONCLUSIONS AND ORDER • • • is specifically inte •preted to allow inclusion of the open space area in the calculations for compliance with the criteria on the basis that the open space provides an adequate buffer between commercial and residential districts to satisfy the underlying (, purpose for the spacing and location criteria. The remaining eastern and southern boundaries of the subject site abut residential districts. 2. Access a. The proposed area or expansion of an existing area shall not create traffic congestion or a traffic safety problem. (1 ) The traffic analysis p,Eepared by Associated Tranbportation Engineering and Planning, ` Inc. (dated July 1986) and corresponding supplements provide data and analysis which address street capacity, existing and projected traffic• volumes, speed limitations, number of turning movements and site traffic generation. For the purpose of analysis, the ;• report utilizes traffic volumes and characteristics on a "worse case" or maximum vehicles possible basis. Full development of the subject property as general commercial and the suggested roadway improvement establishes that all existing intersections will be maintained and operate at Level of Service C or better. Due to the proposed site design, signalization of Durham- Summerfield intersection, and a right turn ,,. in/right turn out limitation for Highway 99W, the ' designation of the subject property as general ; commercial will not change the level of service traffic classifications for the existing intersections and roadways near the site. (2) Level of Serve D is generally utilized .J • by the City as the standee0, ' .rr assessing urban traffic 7: operations and design tlw,.ry roadways. It is also qx or � � the adopted policy of $`av.t .r,trt:;olitan Service District gIL (MSD) to maintain a 11 oE service "D°1 on its major FE roadways within the Portland Metropolitan Urban Growth Boundary during peak periods of operation . A . Level. .Y , generally 10% more capacity for the subject property ,,3 - traffic. Upon th 5� 4beng developed as up there enerall. is at least 10 general commercial, the reuling Level of Service C will provide a remaining traffic capacity of 20% or ,.� better. (3) Testimony of the traffic engineers for the applicant and the City on caused by the identified that traffic generation y he subject site being dev oped . . as general commercial would provide daily trip 10 — FINDINGS, CONCLUSIONS AND `ORD8R -. ,,. r X119 .a. y ,,,r 5' ... :.. y , k•y .W ♦ r n . 'V'r .i ^1!wti" • .:A.xb:nr•7YJV!1Y'Y V. - generation rat:Lcnon su%)stant La1 y c`:quiveionL with the traffic generation associated with the subject ite being aeveloped as residential under current - 'allowable densities. Including the subject site traffic generation as commercial and area properties under their current zoning, the Durham Road network adjacent to and near the subject property would have remaining capacity to allow a trip generation for approximately 900 residential units assuming the existing tray is pattern' split of 50-50 percent trips running east and west. (4) Although there was conflicting testimony from some residential neighbors to the subject 4 property, all traffic engineers, including those for thr;= Oregon State Highway Division, City of Tigard , and • the independent traffic consultant for the nearb y Willowbrook Business Park , concurred in supporting the Traffic Analysis report and its conclusions. The ` • • • � . Maintenance Oregon State Highway Division District 2A fla?ni_e�iance Supervisor specifically identified that the Traffic Analysis and recommenced improvement the.; ein vese e feasible from an operations and safety standpoint. b. The site shall have direct access from a major a collector or arterial street. The subject property abuts Highway 99W, the largest major traffic way in the City of Tigard, and Durham Road , a major collector Traffic Analysis report major The Traf_is Anal identifies two access points on Highway 99W and two access points on Durham Road. ,t 4r. • c. Public transportation shall be available to t - the site or general area Tri-Met bus service to the area includes Route No•e 5 running along Highway 99W and a loop through King City , initiated at, Durham Road and Highway 99W. _There are OL regularly scheduled bus stops at this intersection. Tr i--net also 1opci:'a•tes Route No. 43 alone Durham Road with regularly - east of the site. scheduled s�on.� to ne ® 3. site Characteristics a. The site shall be a size which can accommodate present and projected uses. (1 ) The c,esi n��ton, and proposed general cc�rtimercial. `g nd related site development plans will utilize the entire site. The applicant' s groperty is relatively level and consists of ten tai; 'lots to Lal l i g approximately 22 ac.-es in size. ' The property N 1�1 FINDINGS CONCLUSIONS AND ORDER Y 1 '. - ...... ♦'...,.r., .n♦,r....-...•. r .'r.x a x. r. r.r..•. x ♦.Sn.'V \ ♦ . .. 4 410 has frontage along ,Highway 99W for approximately 1 ,100 • feet rand Durham Road for approximatelyr 940 feet. The 4:•: property y has an approximate depth along Highway 9911 of L . 725 to 1 ,220 feet and along Durham Rcad of approximately 880 to 1 ,050. There are no physical characteristics of the site that would prevent • development as general commercial (2) The proposed site development plan by the applicant illustrates that the. • site can easily • accommoc:w..:ate a substantial commercial shopping center, including major commercial uses contemplated in the Comprehensive Plan at .11-82 , and utilize less than 85% .. of the site coverage. The projected uses include 177,600 . square feet of general commercial uses , approximately 870 parking stalls, and the provision for landscaping; and buffering of at least 15% of the site. Both the physical characteristics of the site and the proposed development plan illustrate that the site can accommodate projected general commercial tises b. The site shall have high visibility subject site approximately 1 ,100 feet of 0. The ,subject mite is located with a frontage along the largest traffic way in the City of Tigard, i .e. , Highway 99W. the property also has approximately 940 feet of frontage along the major collector of Durham Road. The site is generally level with the roadway and highly visible to all traffic -along these major traffic waa Y . • Eisting volumes alone Highway 99t1 at or near Durham yRoad include 835 trips at P. M. peak I • southbound at peak; and along northbound and ]. ,050 aouthbouno, a�« P u t1.� y ~ Durham Road at or near Highway 99W include 538 trips- at P. M. peak westbound and 439 trips at P. N. pea;; eastbound. ,� . . .. •ent exposure to r �� ' These traffic volumes indicate sufficient ° satisfy the high visibility requirement in the locational criteria. 4. Impact Assessment. Ce a. The scale of the project shall be compatible with the surrounding uses property ert is adjacent tot •lo - � } {�. ) The subject P p Y � immediate large shopping center complexes. To the Y . ' ,. r com le,. . „ . t and northwest, City that of King Y r center is locates. and t the iC�.n c:it business ce consists of a combined acreage equivalent .o t they subject �er y City . of King City �.> subject prod- ,r ty The focus ri r the K i Piaza�' which includes business center is "King W 1 ; '' large multi-us structured housing, general retail. uses . and a KienoW s grocery store. The other re;ail services and four' banks are located in adjacent buildints e The general scale of Lht Fang City Plaza 12 FINDINGS CONCLUSIONS AND OROOR, 6 6 , .41110 ) • and related businesses is compatible with the subject b rb , • property proposal for general commercial. The proposed development plan for the subject property is, in fact, less imposing and intensive than the King City business center. IS A general commecial use entitled "Willowbrook Business Park" is located directly to the north of the subject site. This development consists of six buildings arrayed in an office-retail complex seht4ng. Existing uses 17)f these -buildings include resLaviant, offices, general retail and convenience shopping services. The site is approximately one-third • to one-half the size of the subject property, and fully utilized with commercial improvements and does not provide any sigrificant buffering from surrounding uses. The subject property an ' both of these large • . shopping centers share another common development scale . factor. All three properties are located and orient their development scale to the intersection of Highway 99W and Durham Road. The high volume of traffic and controlled access points necessitate that the scale of S., general commercial development in this area must not be "strip commercial", but large acreage developments with on-.site parking and internal traffic circulation designs. (2) Other nearby uses are comparable in scale with the proposed uses on the subject site. To the immediate south of the site is a mobile home park/subdivision entitled "Royal Mobil Villas" which consists of Tax Lots 100, 200 and 2600. Total acreage - S in this planned mobile home dfwelopment is approximately 40 acres. The Highway 99W access focus , - site utilization and ovetall project scale are ° ' compatible with the proposed general commercial on the subject site. To the ! .mediate west of the subject property ' is a central bisiness district that is about halr. developed. Total acreage in this central business district is approximately 28 acres ; and thereby, larger than the subject property. At the southwest corner of gig Highway 99W and Durham Road is a large vacant parcel of (9 - approximately 12 acre, Al thouoh smaller, this • ,J1 ' combined undeveloped parcel would provide a development ' site comparable in scale to that proposed for the subject property. This is particularly true since the - development of this site would probably be designed to . integrate with and be a logical extension of the adjacent King City business center. s 13 - FINDINGS , CONCLUSIONS AND ORDER 4 45 , a t . a. • . .. . • . , , og. i. , �`. Farther south along Highway. 99 t) but � , ad jai~Enl y . to the sub ject property property, is an office comple complex en ti tl ed "Tualatin Valley Professional Center. " Next to this planned commercial complex is "King City Convaescen Center", "Cedar Park Manor" to mobile home park ) , and "D & M Market" , (a neighborhood convenience rrarke -; ) . Although partially undeveloped or developed with uses .� having single lots and accesses, the proposed development of the subject site is compatible with the `; 1/11 combined scale of this western central: business .s . ' district. - r (3;r To the northeast of the subject site is a large medium-high density residential development entitled "Summerfiel.d." This site is approximately 30 ,�' acres in size and is developed generally at a scale of '° intensity and site deign compatible with the proposed general commercial development for the subject site . The remaining surrounding property is '� 1-- gcnAral ly undeveloped or partially vacant large residential parcels. To the immediate east, there is a large medium to high density residential zone comprising approximately 30 acres. Ultimate development of this district would or should involve a • large scale residential planned development i building sizes and site utilization plans of a •• scale compatible with the subject site. A similar existing development rr size, usage and density, is the p � 5 rr planned development located immediately north of this district. " l " medium-high 1 �distr�.ct The. density resa.deririal community Summerr_�e�d r• - ty clearly establishes the scale for development of the vacant residentially zoned property just east of the subject site. To the southeast of the subject site is a low density residential area consisting of large vacant or ;. generally oversized residential parcels. This entire :. area is geographically isolated from the more intensive uses aligning both Highway 99W and Durham Road. Access to the area is toward the ? end of 113th Street. This area generally slopes southward toward e5 g 1 the Tualatin River, is not associated with the commercial developments to the northwest and is more or less river oriented. (El , b. The site configuration and characteristics shall be such that the privacy of adjacent non-commercial a 1 b uses can be maintained. (1 ) The eastern border of the site abuts 113th Street. Further to the east st of 113th Street is � undeveloped medium-high density residential '� striGt; r m of approkimately 30 acres. The major entrances to the '. , 14 _ FINDINGS CONCLUSIONS AND ORDER .' r e, k 0 0 ' • _ subject property are along Highway 99W and Durham Road- The proposed site development plan illustrates that the fir, site can an rovide adequate depth for a landscape ,: p g P buffer along the west side of 113th Street. (2) The adjacent non-commercial uses to the .. .•. south could also be protected by a substantial buffer s•':rip. The southern portions of the subject property :;,' are covered with a mixture of nearly mature Douglas Fir 1 r and deciduous trees. A ravene also .generally f• .flows the southeastern border of the subjec,t• property The subject property has sufficient depth to allow an ' g strip t . adequate buffer strx p along the southern and southeastern boundaries of the site to insure the '~ privacy of the adjoining uses. (3) The adjacent lands to the southeast and east are essentially undeveloped. Development of these +. b..4 properties should also entail a subdivision or planned '.,, development approval. Development proposals for these * . neighboring properties would be sub;pct to their ovn buffering re q uireme nts under the City's Comprehensive 0 Plan and Community Development Code provisions. In 't essences the non-commercial uses will ultimately have ' w, two buffer strips between them and the proposed • ' " commercial uses on th . subject site. c. It should be, possible to incorporate the unique site features into the site design and development • plan �'• , The site is generally level along the intersection of Highway 99W and Durham Road and gently slopes southeast from that point. The treed steep proportions of the site .' r.re along the southern and southeastern boundaries of the site As illustrated by the proposed site design plan , a development of the site could incorporate these site ;' :,%atures. The commercial complex can bee located in an "L- shaped" configuration to block parking lot activity, noise and lighting from neighboring properties generally to ;,he ' aL south and east. in addition, large buffer areas can be provided along the steeper southern and eastern boundaries ,, ; ► of the site. The major traffic flow can be directed onto . s. Highway 99W and Durham Road at the Summerfield Intersection , � and away from the non-commercial uses to the south and oast. d. The associated lights, noise and acti.vi t .es % shall not interinterfere with adjoining non -residential uses. . (1) The non-,residential uses to the west esi end northwest are separated by Highway 99W, a lane state u' highway With additional lanes for turning movements at the Durham Road. intersection. The properties to the 15 - FINDINGS, CONCLUSIONS AND ORDER r « ,,,,/-'' • a ,, « d h• `Y N 9 • ‘- .-- la, ' I r rill . :, • Y' north of the subject site are separated by Durham Road, a major collector and the main entrance to Summerf. eld r and Willowbrook Business n ark. The properties are also ~ separated by street lighting and traffic signalization. (2) The proposed uses for the subject property are the same or similar commercial uses found at these adjoining non-residential properties to the ° ; north and west. The associated lights, noise and activities will ha ' iri conformity wa.th these adjoining properties. In addition, the subject property is of " sufficient size and topography to provide an adequate • I; �, landscape buffer area along the length of Highway 99W and Durham road to further diminish any potential adverse impacts on these adjoining uses B. Compliance with Other Comprehensive Plan Policies s 1 . Section 2 - Citizen Involvement . a. Policy 2.1.1 The City shall +maintain an -. s ongoin g citizen involveMent program and shall a. ure thy �, ` citizens will be provided an opportunity to be involved in , '.N all phases of the planning process. ..-, Public hearings were scheduled for the ,�:' comprehensive p an amendment rand z one change ' application, and notices of the hearings were duly ed publi ,hed in accordance with the requirements of the , , ordinance. Public , testimony was allowed at both the N'' Planning Commission and City Council hearings. The k?,,y planning Commission public hearing he ld on October o : � 1986 and the City Council public hearings were held on November 3 and 'November 11; 1986. (2) The City informed, in a timely manner w the appropriate Neighborhood Planning Organization (NPO `` ; No. 6) and other citizen groups on the proposed J w request. Testimony was given at e ach of the public 4 g by p se � ,.. hearings b the NPO re re,♦,,w�atatx.ve. ry 2. Section 3 - Natural Featut s and Open Space 4 k m a. Policy 3.1.1 - The Ci . t...y shall not Allot,/ development ap in areas .liaving the following deve o rnon t 1: Mee 4 limitations except where it can be shown that e tablisheci uj and proven engineering techniques related to a 8pecific site plan will make the area suitable for the proposed " development : areas having a high seasonable water table within 0-24 inches of the surface for three or more week!.; of .0 the year; . ..g e s + +► r � sion Potential . r arias. having a severe o1.1 e- areas subject t�. slumping, earth slider or ?tove eot y areas . having slopes in excess of 25%; or areas having severe weak _ 16 - FINDINGS, CONCLUSIONS AND ORtER , j � rr y"ISY } • • • ' n(v r r tit +w ! •t f r d`t • foundation soils. i 4 r ,t' t11 f rt The subject site is at a high elevation compared to the adjacent Tualatin River sz ainage basin which slopes southeast from the ;site. The site also is not subject to severe soil erosion potential , slumping, earth s l i i es or i ovemen t, severe weak foundation soils; nor does it have slopes in excess of 25% as illustrated by the proposed development plan and Comprehensive Plan Volume I at 29 and 33. b. Policy Secticr. 3.2 Floodplairns and Wetlands fir% 7 t The subject site is not within the 100 year • floc;; •pl ain as designated by Washington County and the City of T:tgard Comprehens3_v . Plan. The City does designate a small portion of - eastern boundary of the property as 4 tiha `" fi}r`t� being within a Or i nage way. The subject site is of yi adequate size to e-i*, .:'r'�e a development of the site to include # "} q h In rrt;F Iii,. 7- '7" A • an adequate bra.. ar .trip to incorporate most of this °k K drainage way ar ° Ar adverse impacts in the development 6 tirrk F t would have t,, :orb:. ' '''^ Policy 3.2.2 identified it the Comprehensive -.an at :CC- 14. The topographical lax o,At of the site and the proposed location of improvcmen is illustrate that the ite can be developed while adequately protecting this drainage way area in accordance with the ordinance requirements. There are no existing .hazards or 1 . , u physical limitations on the site that would preclude its a;r r 7 ultimate development. • ' N r c. Policy Sections 3.3 - Natural Resources, 3.4 Nate ral Areas , and 3 .5 - Parks , Recreation and. Open Space There are no rock mineral resources available at r the site as illustrated in Comprehensive Plan Volume I at • 29. Similarly the subject site is, not part of a significant �1 r *4 , wetland or potential location for Fir trees s locafed on the site. As illustrated by the proposed p, development plan, ultimate development of the site as a. general commercial could provide a significant buffer along • co the southern and southeastern boundaries oa the subject 4 y. property where a substantial portion of these trees is qh currently location. e, Comprehensive Plan Volume I at 39 and p rop osed site� teteveladevelopment plan attached to application. co , ;.1. to 4., 3. Section 4 ... Air, Mater and Lard Resources Quality a. All waste and process discharges from future development should be addressed during the site development ' 4 review w race The olicies regarding wa and la resource quality are principally based Upon application of F .a �. . 17 FINDINGS, CONCLUSIONS AND ORDER • }. iyFt I h J I 'M��'.. I }i r . I {• � " r 1�""- F "'911" • f�! ,+. i; 4 .aM4� 'Y • • , q, r fr 1 � ,l ,, ,i „,,,,,, ., ,, • 47?e ,:.4,..,,,,„, ,, s , a . ' 1' quality standards imposed by the DEC. and other appropriate w `k., r,'.. agencies. Development of the site will be subject to and ' , ,, must comply with the standards. , � y .c ,I .Y 1` ..,,,,,,,,.,,,t--. ' - , b. Storm drainage and waste treatment ` ''''''..'.•. -.4,;,'.`. facilities, adequately sized to serve the development of the t , site, abut the property and will be provided through City �, , r Y systems sanitary Storm and snitary sewer mains Yard in Durham Road , ' t I "{ `4 4,,, along the northern frontage of the subject site. r , ` , C. Implementation strategy for Policy 4.1 .1 on ' `J b .t, air quality identifies that the City shall aim to reduce the *• �'y °` quantity of vehicle emissar•'ns by pursuin, an energy `tty:: efficient urban forum which reduces the number of vehicle 1 w y1 ^ miles travelled and by encouragf v the use of r 1.ternate :'" modes of trdps ortation, espec.. . ly mass hrP. it r ;y pedestrian. ' Yy '. _ a*41111 "-''..''''''%f. The location of the subject site provides general 41, Itw south end of the City where ' �� ` substantial medium-high tdensity residential developments are f located and the only high density residential designations '' exist. These multifamily densities will be within one mile }• r�, of the proposed commercial center and thereby reduce vehicle ` miles travel . The location of the proposed commercial • x center immediately adjacent to Summerfield planned development and the proposed changes to the Durham Road "` Y a' >s 4 Summerfield" intersection will provide pedestrian access ;r: between the commercial center and concentrations of ` : w residential densities. The proposed commercial site is also a a 't ' located at Tri-Met bus routes and delivery points. The .,, :i. Traffic Analysis Report identified that Metropolitan Service 1 ": District projects that four to six percent of all home based i trips 1//ould be made by transit in the Durham Road - Highway a. '* k 9911 trEiffic ways abutting the subject site. The location of ' this general commercial development adjacent to major bus A . � 4�,'� " . p routes and scheduled stops could create a reduction in daily " trips of 289 to 433 to and from the 'Ate. 'f, - 4. Section 5 s Econom y ' ' UL i a. Policy s. ® y 1 .1 -- The City shall promote activities aimed at the diversification of the economic '.- >m 0 opportunities to Tigard residents with particular emphasis =i placed on the growth of the local job market. en ; At II-29 the Comprehensive Plan sets forth the= following finding re g ardin g the make up of employment opportunities : "Manufacturing, wholesale and retail l activities provide the majority of the employment opportunities to area residents." The development of the r. subject property as general commex'ci'ai will provide . substantial par time construction employment and - 18 - FINDINGS , CONCLUSIONS AND ORDER 'l 'Y • �-:.,'.1„,-?'-., ' ..:.. .� " �2_ _..Ir `. -'.:'. 1 9n, .,.. t a 1 w J .,i"� ,,r,„ a.'. s.' t 1 y, er S 4 • F rwrrl x r f. f tip: N,„ substantial permanent retail related employment. Testimony ,;; ,,1 identified that the development's general construction and ` '' specific user alterations are expected to involve ,y ,;,'_; .)".„ construction employment in excess of 100 people. After r r� ,;�Mrs ti� _'-` completion, the development is expected to provide permanent J•' `�'.,''''.%''''': '''' employment on both the full time and part time basis of �approximatel�y 250 people. Testimony also identified that by =} ` the very nature of this community commercial construction ;, �1, and services operation, it is expected that a majority of 4.; the employees, general contractors and ,subcontractors will w come from th3.�Y sector of the metropolitan •areas. Development opment a `' , of the site will cost between 10 and 15 million dollars, '-' 4.',.;',_11 with a substantial portion remaining in the Tigard market 1/?(_:.1,„..., ,,: areas Y •,,: -. ,-' ba Policy 5.1.3 -- The City shall improve and r f enhance the portions of `the central business district as the ., focal point for commercial , high density residential , ,,''l business. , civic, and professional activity creating a -; r diversified and economically viable core area n ' y by g. ,; r� Y°..' � Testimon b the traffic engineer identified that �, ') the .Large scale proposed general commercial use and ' due be accommodated in the convenience services coulc, not I ,+ inadequacy of «r;.%: :!';'*:::'a x...� accommo t Central Business District dtt�. q � the downtown traffic network. The vacant buildable land inventory M1 identified in Comprehensive Plan 1-143 shows that there are . r 1 � A,; den ,, , only 5.44 acres of vacant buildable land in the Central 4 Business District. In addition, there are 11 .84 acres .• Y; located elsewhere in the CBD (PD) District. Testimony by ' " the applicant included a floodplain and wetlands map of the Central Business Distr4t illustra'ring that the identified Y vacant buildable lands are substantially restricted oy y a p surrounding floodplain and wetlands designations. 1 i.!/ "Testimony identified that the site would be developed as a 177,600 square foot shopping center for lrlrge ~ ,' volume convenience shopping services including a super '" grocery store and a super drugstore. Testimony of the '' traffic engineer identified that such traffic generating "' O. '° convenience services rely upon r'c op in« shopping activity (1,1 that is inconsistent with the location and the traffic M . . µ, network for the Central Busine 3s District. Ordinance 1B 82.030(2 ) (f ) and (1 ) identifies that the general eral t° commercial zone (C-G) provide s as permitted tted a s es conveni ence sales and general retail sales, The proposed location along 3 Highway 99w in the south end of Tigard corresponds to the Ua lo c at i onal criteria for general commercial b y p ro. vi di. n g for major retail goods and set vices, large sp aceusers 1 combination of retail , and provision that the uses be :; adjacent to an arterial or ma jo,r collector street. FINDINGS, CONCLUSIONS AN D ORDER * ":*:::6 : '', , + #r" • •,'�fi `• * ,` . •._y' u.�"'y V I''. .._ "_ '-1I- a »v"—.wr. 1.at 1 � ..�'FA 1{ ', { h 'I • h r ty t r ." ■ a�i - Y rf r r t , ' , co Policy 5.1.4 - The City shall insure that new r` r'• ''F ' commercial and industrial development shall not encroach , , ,4 'C into residential areas that have not been designates: for )xr � commercial or industrial uses. t°' The subject property is part of a mixed use area +`}•"''L'' ' that combines general commercial in large block developments '' ' YY" �f. with medium to high density large block residential , tf r `'; A r development. .. The lands proposed for general commercial i `" ,`. ' =,; development have not been committed '�' F'-4":.' been physically to 1 �> residential development and could not be .developed at medium ' to high residential densities without anne7tation and extension of public facilities and services to the site. ° The surrounding uses ,•ommit the area to general commercial ,, ` r 1 development The site is located on the southeast corner of the intersection of Highway 99W and Durham Road. All three ?iv,!',.,....yb; tohcr corners are either planned for or physically committed general commercial uses. In relation to those corner general commercial developments there c re abutting medium to L , • high density residential tracts created to provide a ¢ ' d lower density residential transition to further: removed ; e tracts, The de,•si nation of this g property, mill continue and , support the exstin develo ment pattc]rn and L: \,. � i � yti " and � p area.e The proposed plain and zone .hanges ' principles in this <• would also, thereby, .;� g Y r : , y, satisfy the economic ,ixnd�.n �..t. 11-30 ,:, o:. the Comprehensive Plan: "Residential development in " ' � `: commercial districts complements commercial uses, helps to .,,,4, ''''' ,..". ' minimize crime "�.� � i • ' 4,the comm,,rcal districts, . p+ ides � - � , ;. within provides housing for senior ci .izens which is in close proximity to shopping areas, and minimizes vehicular traffic which would : reduce pollution and conserve energy. " Testimony identified that the proposed s .te is adjacent to the King City , ..' retirement housing project and the Summerfield ' .planned � i Y-t 4.‘,„;9;" 4 . . . development which is predominantly sere,for citizen occupied. , , The subject site is surrounded on side: by general subject two commercial and central business district zoning and a small open space restricted area located north of Durham Road at t the northeast corner of the subject property. ' d. Testimony was submitted identifying that the ro .a �, ., proposed plan., and zore amendments would aid the City in , carrying out its Y` 9 implementation strategies, particularly ) , h- strate'-. No. 10 at p11-31 of the Comprehensive T... g'y Plan. The poposal would "aid in the creation and maintenance of new , � 4: 7r.i continuous employment opportunities ��ford City • p residents the choice ofeworking�withinithe i of The C• ' ' ®. - • �1L t y e 'l.1 L'�l is also directed to implement an economic 2.c.velo ment 4 ua program that also ',strive to improve, diversify and' ., s to i i .e the nomic b e community thus reducing y..:,.; ,the tax, burden of the Lresidential f�o 1e owna. t ', Testimony identified tha t the provision sion o 177,600 square , '''' feet of activity would p�~oxide a substantial " ,'. employment base in the category that the City has designated V 20 - FIh1DIWCS COrNCLUSIONS AND ORDER 4 " r ,i''Tr x 7 \''...-';''.77,:,'",' 'ry as "the majority of thr� employment opportunities to area • Sri , { r ,,, residents" and would provide a substantial economic base of , ' " 10 to 15 million dollars reducing the tax burden on local 445 ,' 4',, ,*.t:-.1 `r residents. In addition, testimony identified that the A'-, proposed plan and zone amendments would aid in effective ' ' ', utilization of land, energy and human resources by providing an appropriate buffer between the busiest major traffic y Y rl w ` .' r' arterial in the City and residential zones, providing an " ' ;. a rop x iate commercial use that is not adversely affected b , , L. pp p � y by ' ' traffic noise and lighting along Highway . 99W, and also �� 1` insuring `Lhac service levels in the traffic corridor would �•- not be adversely impacted. The pr•-posed plan amendment and ,.;1. zone change carries out the finding that there should be a :,n t provision for timely deb .:Iopment of all public facilities ,-'' : ,',, *-49.''•" i " .. and services and their delivery systems. The subject r t� � property is immediately adjacent to existing city public ': facilities and services already being provided to intensive f :,, general comercial uses. The subject property is located '%�'r I •within the urban growth boundaries of the City of Tigard, `' ' Washington Count and MSD. All jurisdictions -� . g n y designate the R� p p `y intensive urban development. Intensive urban property er. .L for nt ,4 • uses already exist and surround the site on three sides. :''� Immediate annexation, redesi r gnat. on of the property as ` ,,.. general commercial and provision C''f public facilities and ' " services for the city of Tigard iAT consistent with the �� City's p a provision for timely a : x�� Cit s econom,�.c policies and would be i, ,.., %:. development. { 5. Section 6 Housing y' a. Policy 6.1x.1 The City shall provide an t r' .: . ,.... opportuniuy lor a diversity of housing densities and 'xw residential types at various price and rent levels. Cl ) The proposed plan and zone amendments ,, y `'". would. eliminate .398 units from the City's. vacant y*+,i � y M • _ e lands inventory. The site is a m' of buildable mixture densities ranging from low to high density residential t., consisting of 618 residential units. Since the i y site would also be. eliminat ep. , from the. City's buildable x lands inventory, 10 units ser acre can be subtracted w,: yielding a net loss of 398 units of housing potential . (2) After the City adopted the Comprehensive Plan and obtained compliance acknowledgment, the City has approved residential zone increases in density. Comprehensive Plan Amendment 20-84, Zone Change 13-84 Comprehensive Plan Amendment endment. 6-85 and Zone Change 7-85 resulted in a surplus of 42 units. For the City to allow the subject site to be changed to general commercial and bring the City Into -compliance with the . ,r 2 i P I J D I CCS CONCLUSIONS S I CpS 1h � ORDER*� " , r., , aw . u. YIY;,/ , * _,'° housing standard of 10 units per buildable acre., the City would need to provide 356 units increased density , • . elsewhere in the City. L 'i, , ; (3) Testimony identified the feasibility of '� the City to provide for increases in density elsewhere i ' ; ` '`i in the City that would exceed 418 additional a� ;�- y+ ' residential units. Testimony by the applicant before yF�,;° y';. ' the Planning Commission and the City Council identified n , of ,, . i that zoning density increases in the Durham Road area ' y`=. adjacent. to the property could provide for an A' ' Y.� ''' additional 480 units or more. Supplemental area analysis icier cified sites outside the Durham Road ~� '�i transportation network that could provide an increase Gf ,, in residential densities from 1 ,790 units to 2,206 Y " w'' units. The identification of these supplemental areas , Y ava'available on the basis of vacant. buildable lands i ble for development and zoning restrictions i ,-, ', related to zone changes and locational criteria related tt ' .= to increased densities. The City staff's' independent y " report identified corresponding and other ✓ y City{ � P � P 9 a potential. k ', ,�, areas for increased residential density within the Cit k' and determined that potential residential unit �" b; increases were available that would total 1 ,275 units; ., process completing plan ' *_��> and the recess for com leti� the lan amendments and zone chancres related to these residential esdental increases • J could be completed within three to ix monteis x b. Policy 6.3.1 -3 and 6.6.1 Transition ,ng and buffer planning techniques. M✓ � ti (1 ) The proposed plan ar 3 zone amendments ` , would enhance buffering, y5. ' w ffecti,renesse for the area.screening and transitional ' area. Currently: the subject ,. x r property . is located along the busies transportation_ .: The s?.te is also adjacent acent corridor in the C, 9 t tla �' highly intensive general eral commercial business complexes. g , . a identified a p °u ; , Tes tim i iy dentif ied that the combination of these surrounding uses to the location results in the subject ro er t•- ,rein p p y being inundated with high volumes of noise, az light, movement and vibration Testimony further identified that the subject property should not be ym designated for residential use that would be forced to absorb all these adverse commercial urban:J.zation and 03. traffic impacts. Instead, the property should be y designated commercial to provide a transitional buffer ;' + between the traffic and light generation noises and the w residential uses and zones to the southeast. (2) Testimony identified that development of ' ' the subject property ro would provide the loce,tion of a' p p �y ' large single structure to function as a solid screen for the southeastern residential area. The combi hati.on: 22 - FINDINGS, CONCLUSIONS AND ORDER , { u. �: - ....ir:' . . w .` .�.. ..i:' 4 %'.;. ,y..'y/J ',-1 I l A « �`5 ,y �t.b :1 j Y h a i1Nd1Iig rl •,',p, f - ... . . ,. ,d....,,,r• .p„�?v•ti•.r'r,I.,....r.a,rtio4.tltr..,..,,r, ....>... iJ4. Ar kl rA 4 ' Yknr{ of these planning techniques w' u d provide a buffer :,.v.4', between the noise generation on Highway 99 i/King „ ��ir � City/��u'i.11awbror, Business Park and the lower density r .' residential dlesignat:i.ons to the southeast along the ',"n ' ' Tualatin River. Testimony also identified that the 22 =" A F` acre site is oy sufficient depth to act as a buffer to w` '''h wt "` ' screen out both noise and sound from the neighborhood �hood , PA �; LP ,r to the east. With the establishment of general , commercial at the subject site, there would be a w'�' residential transition zone of medium density to the 4 -- � east and southeast tr;ansitioning to -lower density to y ; , the further southeast and east. To the immediate south of the site there is an already existing medium density pOP!!. , residential zone and development which would provide a ,f; pv, consistent transitioning series of zones from the high intensity activity at the intersection of Highway 991'! :°,,,:; r . and Durham Road. ^� r C. Section 7 Public Facilities and Services 1 a,r r" ,; ti e ;.. �° Policy 7.2.1 requires as a pre--condition to "1 :1 development. that a site development study be +} � a , - P Y submitted ��' ∎A' ; ,,,, insuring protection of natural 4 n 9 p aural drainage ways, compliance ' with floodplain requirements and adequately addressing "r fir. drainage and , erosion control characteristics •;• w.111 . 1 ., policy 7.2.1 Would ,be addressed at the site , ,1 ' - p review phase of development. The Applicants has x : j�levelo merit .' * submitted a proposed site development plan which identifies "y ii: ;i the topography of the site and natural drainage ways. � , .. ' . �: Testimony , , timony identified that none of the subject site is within ,k Y . a . g : way is , �: � the 100-Year floodplain and that. . the natural drainage tea is "' Ir' - located at the southeastern portion of-the site and can be , y .F "maintained in a buffer area as designated on the proposed �.' ma p '' ,, plan . The site is moderately sloping to the esouth. Testimony identified that the steep proportions of the property along the southeast which might affect . . . erosion would be located within a buffer area and not _ r x .r rovements.. w'. utilized for develonmen�. �.►^.^ Testimony and the , ®"" feasible to site development plan identified that i. is m proposed change to general commercial to be the ro osedcha with Policy p on the site in accordance *,,',4 � adequately located and developed olicy 7.2.1 . i x x °4 b. Public facilities adequate to serve the ' property general commercial are located adjacent to the p y as g fiu property and include two 12 inch water lines, one in Durham .; Road and one in Highway 99W; aced sstiiitary sewer and storm sewers located in Durham Road. Police protection is provided through the City of Tigard and fire protection 11 through Tualatin Rural Fire District and all private utilities such as natural gas, electric and telephone are already adjacent to the site to the services� immediate north and west. Extension o these ,,services toitnm � '' % ":T, the subject property ''. w 25 w ' FINDINGS, CONCLUSIONS AND OR ' R ., , -'-we _.__ _ it " r.. ,t• f w V 2. 'W :"'I k ''W y' i�'': i1 'p ��- W h y 4 - - M �-� .Arl to IY•,P I � i. 1F r y *s.. <, 1 r w ; are consistent with comprehensive plan policies and would result in a timely, orderly and effiient arrangement of 1e � public facilities and services. tc The provision of general commercial at the site will not adversely impact schools, but will aid in providing the necessary economic base to the City to help alleviate the residents' burden for school budgeting. The proposed development of the site would be valued between 10 v 'r ! million dollars. Testimony also identified that the <.. and l > m R proposed' change would be consistent with other related urban services such as local government facilities, library services and solid waste disposal and recycling 7. Section 8 u- Transportation Policy 8.1.1 - The City shall plan for a safe and efficient street and roadway system that meets current _ , needs and anticipated future growth and development. The proposed plan and zoning amendments are consistent with the City's policies for transportation. See , the inro,•maton gertan�ng to traffic x.dentlfed in , .'t ...,. Section III B 2 above. A•Traffic Analysis report and o � Y P testimony or the traffic engineer identified traffic impacts generated by a redesignatior of the subject property, as general commercial. The Traffic Analysis report was supported by the traffic engineers from the Oregon Department of Transportation, the City of Tigard, and a competing commercial property owner to the north of the f " proposed plan a subject site. Testimony identified that the P p pl and zoning amendments would not significantly change tnE: 4 - "• g M tor roadway networks and existing Level of Service intersections in the area. Under scenario No. 2 of the Traffic Analysis, Highway 99W and Durham Road would remain at "A" during A. M. peak hours and at " " P. peak g p hours C at P M. ea hours. The intersection of Durham and Summerfield loads would remain at Level cf Service tQA" at both A. M. are P. M. 1 " peak hours. 26 The a melicant a s proposed development plan would involve improvements, including signalization, to the `,• Intersection Inte r section of Durham Road and Summerfield Street. The � Cit y's com p rehensive p lan identifies at 1-244 that several accider fs have r _ of Summerfield ve occurred at the intersection. o� � � Road 4 and Durham + Road in the span or just one year. IAA many more accidents have occurred at phis intersection.the pne Tes imon identi�.ied that s .nce the ade ti-n of Testimony further supported the position that the , installation of signalization at this intersection would significantly aid in eliminating traffic accidents. Such • instal lation of signalization could only occur, from a practical scans, by the cOmme rciai development of the b ' ' 24 FINDINGS, CONCLUSIONS AND ORDER aG** 1.• , .y y *AI", 4' , 1 A ',.1" r t , - „“. ,..:.;'''•.'', ' /I • ,r: ' I I , .. , '!:::.'1, 2*.*, ' subject property with the creation of a main entrance 1 directly south of the intersection of Durham Road and --. 4 •• ,,'''' Summerfield Street. Testimony indicated that retaining the ".,.. .• subject property as residential density could result in $,:,.,..., ' ' separate parcels of the site being developed independently, , ,,,- ....,'.. .. : 1 ..'`,.r .:... -,, and thereby, precluding the City's ability to insure that a central entrance at Summer-field and Durham Road be provided ,,,,,,.., for the entire subject property. ,4:',•-,' .-'..,„,".; . . . . /.'-- -' 4.k The subject site abuts two publicly dedicated ','.... .,,. streets that have been constructed in accordance with or r'. ':'-.. * satisfied City' s standards. The applicant agrees to commit . ., to the construction of such street improvements, curves, and -,,- :.,,..,4-,..•-,..„...'..,' sidewalks as required by City standards for the development. ."." The applicant also agrees to provide intersection , ,,, f ...',. .i., . improvements &And signalization as may be required during the .,. site development review process for the Durham Road - - 1 Summerfield intersection. Testimony also identified rnat ,.„ the site and the proposed uses are cornpai.ible and vii.3.1 enhance mass transit consideration as identified in the -.;.--.1 Ci ty's Cornprehensivtr: Plan under Section 8 .-!:,',,-C ..'. , . b. The City's Comprehensive Plan a T-234 and ., 235 identified that the City has .!-he transportation pr,)1icies that "the City shall encourage the assumption of , :'.'"-. .. '.... jurisdiction from Washington County oaf Durham Road between ,.... .*:'" .*. Hall Boulevard and Pacific Highway (Highway 99W)" and ..' ,i ., ...,,,,,.... "Durham Road shall be improvd to 2 moving lanes of traffic with the provision for left turn movements." Testimony identified that the accomplishment of these traffic policies can occur with the annexation ofothe subject property and 4 .. '.. 4 redesignation to general commercial . These functions would , ..,. , :. . ,7, .,.1 .. provide the City with an opportunity to assume. jurisdictioa .,-. .... * - ' over Durham Road near Highway 99W and receive dedication cf „.„, . - ..... . adjoining -."ight-of-way during the site development review process for needed intersection and roadway improvements without cost to the City. lo i ,, ,'' c. The proposed plan and zone amendments are consistent with transportation policies concerning mass ' transit. Testimony was given that showed the subject vz - .' 1,.. property as served by Tri-Met bus routes and scheduled co - A - - ,,„„ - . - ,.., stops. Approximately 8 -% of the neighboring, residential E units are within five blocks of bus transportation and stops as identified in Comprehensive Plan I at 253 and an exhil;:tt „), 9R 4 on census t-4.-act 308 characteristics. The Traffic Analysis . , (63 also identifies that MS1), projects that four to six percent .,.- i., ...1 of all home based person trips for purposes unrelated to work will be made by transit, including trips to the proposed commercial shopping area. The subject site will 4 , provide for major department, drug and grocery stores at 4 this central location. The site is also adjoined by large -"' . density traets of existing and planned for medjum to high clensity 25 - FINDINGS, CONCLUgION8 AND ORDER ..-.4: ' ,. • ...... * "" 1 r r �x r ; y �' y ,. ;rti t ; wx A t L y, 7A rari. `4" .,,x 'residential development Testimony was given that is f reasonable to assume that, the development and usage of the r! ir x x subject site will encourage pedestrian and bus ridership by �, r ,t., neighboring households. The resulting alteration in traffic + ° a pattern should help to reduce traffic on Highway 991x) and µ' r ' r collector streets at intersections north of this Durham wA < Highway 99W neighborhood. A ,. p a, ,« 8. Section 9 - Energy City shall encourage a -. A - a. • Policy 9.1.1 - . .`The r: reduction in energy consumption by increased opportunities .. ,,,,x for energy conservation and the production of energy from r '.' ;, al ternaative sources., 4»,, The land and uses developed on the land shall be `'J managed to control so as to maximize the conservation of all .: forms of energy, based upon sound economic principles. The �' '" x` City Development Code provisions for energy conservation • , - shall apply to the redesi nation of the property as general PP y g P y g ` `^ ' commercial. In particular, the proposed site ' development t ^ : plan illustrates that general Commerci looted in NPO No. 6. In Comprehensive Plan Volume I at page 234 there are listed some development issues for NPO No. 6 that pertain to the site. The City shall encourage } the assumption of jurisdiction from Washington County of .,, Durham Road between Hall Boulevard and Pacific Highway er (Highway 99W) . and Durham Road shall be improver to two moving s . ntraffic with, the provision for left ,� 5� movie lanes of turn 1 movements. Testimony established 4 '-Iat the annexation and . \ redesignation of the subject property as general commercial ;,',' are consistent wi. h these policies or. issues and will ' ^ enhance the City's ability to assume - '.jurisdiction over 1 Durham Road and insure improvements to that roadway in the area of its intersection with -Highway 99W. � . T ' C. Compliance with States✓a.9e Pl.innin Coals 1 . Goal No. 1 - Citizen Involvement ti ,, .., •a The pro osed Comprehensive Plan an and zone change amendments haverequired a s erie% of public hearings bef ore the y a ,•;�' Planning Commission and the City Council in accordance with t:he City' s Development Code Section 18.32.090(c) and (d) . Planning . ' Commission public hearing and public testimony were held on October 7, 1986. City Council publ c hear.ing and public testimony were held on November 3 anu 17 of 1985. The established neighborhood association ` (NPO CJo. 6) recognized for the subject area partici ated in the hearings and gave publ ic testimony. The p ublic hearin g p rocess ensured that the " } citizens of the City were provided an opportunity to be involved , k SwF,;• in all phases of the planning process for these amend ment and zone changes. The City of Tigard has received compliance acknowledgment efrom as planning A, g LCDC as to these n and ordinance provisions, t h _eb establishing that this review ( � .� � g process was Y{, . consistent with the Statewide Planning Goal No. 1 .+w 2. Goal No. 2 Land Use Planning , Goal No 2 states that each plan and x�ylateG implementation measure shall be coordinated with the plans of annexation,� Prior to the application ion f 0?" affected V u":' anne cation, a majority ofnthe�site was within the jurisdiction of Washington� County. Washington County p ��a�1in tgn Count had not adopted a '; Comprehensive Plan mapping designation for the site even though • ..� it was within the County's urban growth area.* Washington County - had elected to place primary .�, '; in this area to p planning responsibility for growth • Units the City of Tigard. All affected governmental rem " ' s were provided with notice of the public hearings proposed An adequate factual basis for decision has been presented and related f pertaining i various goal The � chan es as identified are compatible with the policies and goals of tha, Comprehensive Plan of the City of sr. ,Tigard, 27 "INDINGS CONCLUSIONS AND ORD8R ,°,a t, , ., -. ..; r . +I. �t al e• ' nom« A 11�, , 1 i, ■I.,' '4"''.4:: t) 6 -•„,'' 'j.r.,:: ,,.. " v.. 4.. , .'.. 3. Goal No. 3 - Agricultural Lands '•,,,,` ' '.' , - : The subject property is not and has not been designated as agricultural lands either under Washington County : ..,,-. • '' or City of Tigard p1 rung and zoning. The current use of the , , property is residential. The subject site and the entire surrounding area are within the Portland Metropolitan Urban -).:.„-,.. ,,, Growth Boundary previously acknowledged by LCDC. There is no ,, ...,, ,,..;,. . conflict between the proposed plan and one changes. with Goal No. , .,' •, . '"*. 3. . 4. Goal No.. 4 - Forest Lands tp,i• '. . .. . .. . . _. , The subject site is not and has not been ,,,,.• "., .1,•- designated as forest lands by either Washington County or the 0i, ".'..= , ' City of Tigard. As stated in i:;Itibsection 3 above, the land is / „ ' '. designated urban and is committed to urban uses. There is no . . ,, . i the . 7 ,r,-, conflict oetween tne proposed amend-nent and zone change ..14.'d Goal „. /. — ... • ro ° „ 04 , '.' 4-''..4: 5 Goal No. 5 - Open Spaces Scenic and Illistoric ., ° • - - ' .,- : Areas, and Natural Resources ,. ., ..,1,4- - .- ..„"1 ,. •', . . ,.. 4 ' .1": . , There was no portion of the subject properuy that ,, ,!. ,.: .1 is within a designated open space, scenic, historic or natural ''''* 1 ::' , resources area. The City's Comptehensive Plan and Volume 11 of the Washington Comprehensive Plan Urban Area (June 1982 ) ik identifies that the site is not within forest lands nor the 100 year floodplain; The entire site is designated as "growth allocati6h" for a subsequent determination by the City of Tigard. The Comprehensive Plan mapping for the City of ,.,. .. ,:. . Tigard designates the property entirely for urban uses. There is a oesignation of the stream corridor approximately located at the '., ...-' ... . southeast corner of the site. However, any development of the : ite and alteration to the seasonal stream corridor would require .'.... : e hearings process for a "Sensitive Lands Permit's. These planning designations and regulatiors have already received compliance acknowledgMent from LCDC. Therefore, the proposed amendments and zone change are in conformance with Goal No. 5 . : 6. Goal No. 6 - Air, Water and Land Resources Quality .,. 4 ; The proposed planning and zoning amendments are in ....i conformance with Goal No. 6. All waste and process discharges 03 from future development shall not threaten to violate, or vio.ate (.9 applicable state or federal environmental quality statutes , rules.. . Lu k ...I and standards. Upon annexation, the site shall be served by a sewerage processing system through the City of Tigard. correspondingly, storm drainage and waste treatment will also be ... provided through City systems. A change to general commercial . for this site will also involve the same requirements related to 4' inclirct sources of air pollution for a site located within the 28 - FINDINGS, CONCLUSIONS AND ORDER ' . . - I-2- . ' - " * ,' *" .. ,:- ,_ i - , tr. 44 Portland urban area. -t• , 7. Goal No. 7 - Areas Subject to natural . Disaster.. and Hazards There are no areas within the subject site that are subject to natural disasters and hazards as defined under Goal No. 7 8. Goal No. 8 - Recreational Needs If , There will be no change in the requirements for recreational need by the proposed amendment and zone change. The site is not designated under the City's Comprehensive Plan or • recreational needs, therefore, the application is consistent with 4 Goal No. 8. , 9. Goal No. 9 - Economy of the State a. The proposed amendment and zone change will substantially aid the City satisfying the Statetn.de Planning Goal requirements for diversity and improvement of the -..' economy of the state. The City identified in its Comprehensive Plan Resourc Document (Vol. 1 ) at 1-144 that It contemplated "commercial shopping development will occur along Pacific Highway on land zoned commercial which is closer in proximity to residential development than the highway oriented sites. P Since its adoption in 1983, this has clearly proven to be the case. Substantial in-fill of ' commercial deve:lopment has occurred along Highway 99W necessitating additioual lands to be designated for commercial . The subject site at the intersection of Ourham Road and Highway 99W abuts the leading edge of residential growth areas for the City. This is particularly the case • • for medium to high density residential as the site is located near the Summerfield planned development anti a 30. acre site designated for medium-high density residential to •• the east. t. b. Comprehensive Plan Volume I also provides 4 a. that "ultimately, individual development decisions will be - made on the basis of site availabili:y, adequacy of the site (4) for a particular purpose in terms of size and shape, municipal development standards governing the land, topographical features, availability and capacity of . . b , op utilities, as well as access to highway and proximity to uses of a similar nature. In addition to this provision, la the City has provided locational criteria in the plan. Both .6*.1 the general policy and the locational criteria are satisfied for this site. There is a substantial absence of vacant general commercial lands of 20 acres or greater in size within the City planning area. This is also reflected by the Comprehensive Plants F;tatement that "the supply of . 4 29 - FINDINGS, CONCLUSIONS AND ORDER '°4 ito ' ,. ,• . • ri g • p 5.` , '''' '.r''' developed commercial space is low, but it !!.s. c pected that t rKa . ' '',.,,:4,:.%,, the supply will catch up with needs before long." The it `Y :'r ' addition of this 22 acre site will substantially aid the t " ''� "` City in meeting its own economic needs, as well. as, aid the -1 J , . state in providing a broader and more dive?:sif":ied economic 'A ,,, :t base. The City of Tigard needs to designate this 22 acres • 7',=� ` as general commercial to provide for a more complete variety " ��, Y and selection of commercial uses and services, part.: cul ary ti' t ., • :. , convenience shopping and the super market area, for this ,r • s ; market area of the City, ,p.tr � ' � c. Development of the site s general commercial , . a as illustrated by the proposed site development plan, mould .' r" ,R q cover 22 acres and provide commercial. building square footage • t„,... .t of 177,600 square `-et. These specifications correspond }• , `* with the large parc.: l site oriented commercial developments • `• } testimony ;. the .-�. already established to the west and north of the sub 'ect u ._ - property. In addition, testimony submitted at hearing identified that commercial uses contemplated for the subject "` s� ' ,� site would be providing a .aide variety of goods and services .w�' , .� •:" ° „ a market having a population well in excesr.�, of 30,000. ,, ,`"` ,w,�< The proposed uses include a major regional grocery facility, a • department •- general retail services. There • a de artment store a �resrtivith�n the surrounding general• } ,' are n� department stores g commercial and central business districts. The nearest V u • department store is approximately three and one-half miles north on Highway 99W. There a.,e a variety of commercial uses it's a local economy which as Fume and incorporate a level of direct competition Thes4 commercial services sometimes � m provide different levels of service for the same products or =' x• Y a different style of product. Each level and style w Testimony r. .� , compl� om total market share.comprises a portion of 't to hare. identified that in the the south Tigard area, there s only t Kieno r's located .. ... one existing general •iroGei y store a..e. , in King City Plaza. Approximately a mile" to the north in Canterbury Square is a Thriftway grocery store. The only ��.r '.u« other general grocery stores are located approximately three ' miles to the nor'' in downtown Tigard. No super grocery . •, -'1.-',.„ ^,1 * ,, stores are in the '.ni ty or within a three mile area. • Evidence was su"rmitted � { Ev�ta� identifying that it is wel? r rit established that grocery needs of any given shopping n �' �, �'° community involve competition between a number of+different • :; general grocery stores. For a population market in excess ,.. g g y of 30,000 people identified in the U. S. Census, there is a . . substantial absence of general grocery sevices for the d• ' 'Evidencee was also submitted that there : ' market in this area • w► is only one g..ocery store fox,` all of Census Tract 308 t� surrounding the subject property. , . � : 1 The ite is also suase for a large ,. 1 furugstor e acility. Testimon y identified that a super . � drugstore o p erator �as available for the Site deVelopment. r A 30 FINDINGS CONCLUSIONS AND ORDER . L N '..Y..'Y:Y:1 Y•S:Y:Y 1:Y... ,1 Y'.! .:Y G .r.. y` y . . Testimony also identified that there is an absence of large drugstore facilities in the southern g portions of the City of Tigard. The nearest large drugstore facility or super :,.1",;:% ;: drugstore is located approximately three miles to the north in downtown Tigard at the north end of Main Street. .c.1 d. The development of the site as general �"`" commercial , as illustrated by the site development plan, .. _ would provide substantial temporary construction employment . for " the site. The development's general construction and "; specific user alterations are expected to involve employment x in excess of 100 people. After completion, the de. ,' .lopment • is expected to provide permanent employment on both a full time and part time basis of approximately 150 people. By the very nature of . this community commercial construction and services operation, it is expected that a majority of .�' .. the employees, general contractors and subcontrators will come from this sector of the metropolitan area. e• The site is well within the Portland ' Metropolitan Urban Growth Boundary acknowledged b y LCDC and' an falls within the Pacific Highway L•,rridor contemplated by both Washington County and the City of Tigard as appropriate for large block general commercial development locations. Thereby, the proposed amendment and zone change would be consistent with and would enhance the economy of the state „ under Goal No. 9. r / 10. Goal No. 10 - Housing commercial The redesignation of the subject site as general mmercial will eliminate 398 housing units contem plated by the City's •vacant buildable lands survey. As a condition of approval to the proposed amendment and zone change, the City will seek to provide these needed housing units through residential d nsity g subsequent g♦ '� � pncreases during a subse bent le illative and quasi-judicial review process . The feasibility for the City to redistribute 39 these 398 residential units elsewhere in the City is illustratel in paragraph V, B, 5 herein. The variety of alternative areas 12. for redesignation through the City establish that the City has 04 ample opportunities during subsequent legislative and quasi Of) judicial l process to mainta°maintain its house ng standard of l 0 units per vacant buildable acre and provide for flexibility of housing r. location , type and density. Therefore, the application by • the A condit'.ou sl approval incor orates the re lac the 398 (ID pp p g p emei�t legislative residential housing units through the extended leg ve and uasi 'udicial review provisions of foal No 1© ., °� q r � � process and thereby complies with the 11. Goal No. 11 Public Facilities and Services wY The proposed zoning q plan amendment and zonin change would be consistent With Goal No. 11. The redeslonation of the 31 -- FINDINGS, CONCLUSIONS AND ORD8R r % • • - . ..n•...•. •!. . . ... ...... . ..... ,. . ... ..a ....r••r.r.♦:•x•...♦..'•a.arrara:.ir.•ar•.r•aa••r+n•aa.•. , .. .... . ,, , 111 4IP , . . property to General Commercial would result in a timely, orderly and efficient arrangement of public facilities and services. The site is designated for urban densities as a result of being within the Portland Metropolitan Urban Growth Boundary. Both Washington County and the City of Tigard have designated the site • for Intensive urban uses. Prior to its current annexation to the ' „ City of Tigard , ,the site could be developed unless urban services ‘ , ': .., were extended through annexation. Full urban services can be -N ` extended to the site and immediately utilized upon annexation to a Tigard and redesignation of the property as General Commercial . The site can be adequately served with sewer, water and . related utilities. Such public facilities and services already �` adjoin the site and are providing services to both the General Commercial zone to the 'north and the Central Business District to the northwest. The City already has responsibility for the provision of public facilities and services to Tax Lot 100 prior ,. ' to the application. It is most appropriate and timely for the surrounding properties to annex and be served by the same facilities and services. Therefore, the proposed plan and zoning >. amendments are consistent with Goal No. 11. 12. Goal No. 12 - Transportation The proposed plan amendment and zone change are consists *t with Goal No. 12 and would aid in providing and encouraginc a safe, convenient and economic transportation system. As identified above in Paragraph V, B, 7, a Traffic Analysis report has been completed for the subject site and • A surrounding area Commercial will ,•not The development of the site as General significantLy change the existing Level of Service for the surrounding roadway networks. .Testimony established that the proposed roadway improvements as part of site development would alleviate existing traffic congestion near the site and provide additional capacity to incorporate full development of the site without exceeding Level of Service C for the intersections in the area. 13. Goal No. 13 Energy Conservation The land and uses developed on the land shall be managed controlled conservation of all g rp_led so as to maximize. the censer ed and ont _o. r�m S of energy, based upon sound economic rinciples. Th sane Community Development Code provisions s energy conservation shall apply to the redesigr,ation of the property as an General Commercial . In particular, the development proposal as the conservation of energy through identified above would aid in th tion ol` ULI the enhancement of more efficient transportation Modes and Iand use patterns, reduction of travel distances between residential and commercial areas, generally increasing densities of land uses at the site, and enhancing of prospect for ma tr nsit a mass �_ens' t . ridership. These functions of the development proposal support the finding for energy conservation upon the City' s Comprehensive . a . 32 FINDINGS CONCLUSIONS AND ORDER f (w 1 v I,. 0 A n', 111 te. 1 Plar, Volume II at 62. These provisions have obtained compliance acknowledgment from LCDC 9 and therefore, the proposed plan amendment and zone change are. in conformance with Goal No. 13. , 14. Goal No. 14 -b Urbanization The subject site is within the urban growth boundaries of Washington County, City of Tigard and MSD"s : metropolitan UGB. The urban growth boundaries of Tigard and NSD have been given compliance acknowledgment by. • LCDC. The zone , change that is proposed is merely a change from one intensive 4 ., urban use , to another intensive urban use The plan and zone i change proposal does not require any establishment or change in the existing urban boundaries. Therefore, the proposed plan `■` amendment and zone change are in conformance with Goal IJo. 14. VI. CONCLUSIONS The record and findings support the conclusions that: A. Ths proposed plan amendment and zone change satisfy -all the locational criteria required for a change to general commercial in that : 1. The spacing and location are appropriate for general comp,iercial ; 2. Access at the site is excellent in Lelation to ., r street capacity, traffic volumes, speed eed limit, turning movements , traffic generation 40 iv and public transportation 3 Site characteristics are appropriate for general " commercial in that the site is of a size which can accommodate resrent visibility; p anc; prod projected uses , as well as , having high y 4. Impact assessment of the app? :ca .„,; establishes "` that the scale of the project shall be compatible with L surrounding uses, site configuration and characte-xstics shall be able to maintain privacy of adjacent non- commercial uses, unique and activities and developmentreplan , and associated Blights, the design�, may incorporated g "°• development plan , vibes col- shall not interfere with adjoining non-residential uses. B. planning g� � 'Q an economic and lannzn need for general There �.s W subject site and the proposed. change is � commercial at the 5 entirely consistent with the Comprehensive Plan and all other: -.I applicable plans and policies adopted ;y the City. C. The proposed plan amendment and zone change satisfy all standards specified in the Development Code for approval . D ,F Approval plan cone change should P cf the lan amendment arid �.. be conditioned upon svbsegUent provision of replacement housing a .� FINDINGS , CONCLUSIONS AND ORDER t i G.�♦�� Y. r w :fir Y r ., ' • 1 .,. .. , r. . .. ..,,, . .»..It •. .. ... ,. ..., ,t.. ,.: » ISy.r r.Y. :•t rY. .:i. , ..r. , 1^'All , -,0 - units to enable the City to maintain its housing standard of ten units per acre, requiring a redesignation of other properties within the City for an increase in residential density of 412 units to 418 units. 2\ Therefore, it is concluded that this application should be :�. approved, subject to the following conditions: ,, o• VII DECISION 1. The City Council of the City of Tigard grants approval ,• Pp of application CPA 6-86 and 7,,C 10-86 subject to the following -•' conditions A. Replacement of 398 residential housing units must be approved by the City Council through the r, e!pianning and/or rezoning or other properties within the City. The proposed plan amendment and zone change shall not become effective until such replacement housing is approved. e r° - , B. The location of such replacement residential units i shall not be situated as to effect a substantial adverse traffic impact upon Durham Load. C. The applicant shall be .entitled to apply • PP y for and ° /1)1' complete site development review, and all other related "" land development approval processes. Such site development and related review approvals . shall be t,' conditioned upon compliance with the requirements of Paragraphs A and B above. nl• e . PP planning zoning•- 2. Application for the tannin and zonin for the above described replacement residential housing units is hereby " ` . initiated by the City Council , the planning staff is directed to `'' provide for and carry out its responsibilities in relation lat�...designated y planning and zoning process, and the time periods relesiggn ed .; , such p g g P 9 in the Community Development Code Section 18.30.030 for a legislative change is waived. . 3. The planning and zonin g process for the above d escribed rep. housing units shall be carried out in the following residential i g • A. The planning staff and the appli .. it herein shall present^ � . y Ci1 a proposed cDUl target area or areas for the City Coun �. cooperate to to potential replacement housing. g p . B. The Planning Commission shall conducta public hearing or hearings to change planning and/or zoning within the target area or areas o and mare. recommendations to the City Council as to changes and parcels s of land to 9 • potentially provide for the replacement of 39 34 - FINDINGS. r CONCLUSIONS AND ORDER • .,r / .* /`.try' - 1 n y . .� '!•�7fJ' , ,' r. 4. f; 1 Y•f'a, W'f.\., ' Y• 1. IN,f rM,•ft!n � Y,f,'414:4.4�`Y"M Y•Y it•h`\JY Y ff.�•\"1 ?Y\11K,.1'f .... ..� . ..1t Y•r.,i\J Y!•Y.HMi4,. ff•41 .41'4r'•1k fY at residential housing unit° and a�. sucta public hearing or hearings individuals may participate and request additional lands be considered by the Planning Commission. a o 1' C. City Council rw-wwiew by a regularly scheduled The C..t Ccune�a.l shall public hearing the recommendation6 of the Planning Commission for decision. • .4\ • P . APPROVAL: Gerald Edwards, Valerie Johnson and Tom • • • '' Johnson Brian .:. DENIALS: None 1. • w • ABSTAINED: Carolyn Eadon • • • • • • • m. op miy - n 35 - FINDINGS CONCLUSIONS AND ORDER •. ..,.•„, , . i. .. ,,..,la- :. ' , •• • . ... .. .',...,,)';‘,/• A.4 .. . . , , ,., • • ., , . , , . .• I ,.• • • .•• t . • . . . ,.. } Q . -....., . .JOHN"W SHONKWILER,la.C. �� ATrC'RNEY AT I..AW ;. '6325 S.W.l3OONES PERRY ROAD ' SUITE 207 n LAKE OSWEGO,OftEGON 97034; TELEPHONE (503) 636-8119 'C s cp,_. .A.iT. . .. ,:' ,'. fi `� `` �.� ._14)h-� . , .. ...._. (-44 i ,c --°'3A 1,.7rc . k t {0 November 25, 1986 n,,,,,, 6..1 4Ja.. x.. William A. Monahan Planning Director City of Tigard _. 13125 SW Hall Blvd Tigard, OR 97223 '' Re: Findings, Conclusions and Order Albertsons' CPA 6-86 ZC 10-86 Dear Bill • Enclosed please find a copy of the proposed Findings:, Conclusions and Order for the Albertsons' plan amendment and zone change. They are quite lengthy, but if you need 'any changes they can be R.. done with our word processor. Feel free to call if you have any questions. . Sincerely, 961 hmim OH IN. . ►. W ,, P. C. 4110 A.A :e../% : ,,1 , ohn W. ,Shonkwile. . //0,,,i1/1/4e-7 ; JWS:np ®, Enclosure 16 4 r. cc: Don G. Dtncomhe ir.- (72,-- j ,., . . r • , , , , , .. , . , , „ .. , , .."...,. .., ,. . . , • , . • , 1 . . . . , . ., . , ,, . . , , , . . . , . ,. . , . ...„.....„.., , , I' • . . , ., . . . ., . . , .,._ ..,..............,...... . ., , • . . . . ., , , ., .,. .. . , .•, • .. .6 L ....... . . . . . .1 4• \ A BEFORE THE CITY COUNCIL OF THE CITY OF TIGARD REQUEST BY ALBERTSON' S, INC. , ) CPA 6-86 and ZC 10 -86 for approval of comprehensive ) plan amendment and zone change ) FINDINGS, CONCLUSIONS ) and ORDER I. NATURE OF THE APPLICATION This is an app llt for comprehensive plan amendment ' changing the subject property from a of High, Medium High, and Low Density Residential to General Commercial ; a ad a zone change from a mixture of R-40 (40 units per acre Multiple Family Residential) , R-25 (25 units per acre Multiple Family Residential ) , and R-1 through R-4.5 (Single Family Residential) to C-G (General Commercial ) . II , HEARING • The Planning Commission held a public hearing and considered this application on October 7, 1986. Following the presentation of the staff report and the public testimony at the hearing, the Planning Commission voted 3 to 2 for a recommendation of denial to the City Council. The City Council held a public hearing, heard presentation cif the staff report:, public testimony and considered this application on November 3, 1986. The City Council thereafter continued the public hearing until %ovember 17, 1986 for receiving additional testimony on the issues of traffic 'P generation and relocation of residential densities. Following the presentation testimony on November the. staff reports and additional public y ber 17, 1986, the City Council unanimously approved `he application subject to the conditions identified heeinaf te in e Order � 1 III. RELEVANT FACTS op The following Is a summary of the facts and testimony found era be relevant to this decision. uj p e Plan an Zoning Designations A. Cam re ehsiv_ 1. The Comprehensive Plan Map designates Tax Lots , 300 and 400, comprising 11.95 acres, as High Density 101 . 200 Residential, Tax Lots 3000, 3001 and. 3002 comprising 7.15 acres, Medium High Density Residential; and Tax Lp comprising -- � .. , 2802 and ots ?800 28 29 as 00, comprising approximately 2,85 acres as Low Density Residential. 1 - FINDINGS, CONCLUSIONS AND ORDER • r - , f iiik , • illy �.I C r, h 2. Correspondingly, the above described mixture of tax lots is zoned R-40 (40 units per acre Multiple Family ,, Residential)', R-25 (25 units per acre Multiple Family Residential) , and R-1 through R-4.5 (1 to 4.5 units per acre Low Density Residential ) . B. Site Location 1. The site is located in southern Tigard at the southeast quadrant of the intersection of Highway 99W and Durham Road. The site is rougly "L-shaped" and has frontage on both i Highway 99W and Durham Road. . 2. r Access to the site is from Highway 99W on the west, the largest major traffic way or arterial in the City of Tigard; Durham. Road on the north, a major collector and 113th _ Street on the East. The applicant's traffic L.s port identif ieu a ..; varying r•`mber, of adequate access points on all of these three traffic ways. The traffic engineer testified that: a. Highway 99W is designated as major arterial street connecting the City of Tigard with the suburban areas to the south (i.e. Newberg and McMinnville). Highway 99W r-. at Durham Road contains two through lanes each direction and left 'turn pockets at the intersection. f b. Durham Road is currently a two (2) lane road- , ad, way with no parking allowed on either side of the street. Durham Road serves as an east/west collector street between Tualatin and the King City area to the west. The .. k - of Durham Road and Highway 99W is signalized and currently operates on a split phasing ," east/west and as separate phases for the north/south direction. c. The existing intersections and roadways ' adjacent to the site currently operate at. Level of Service C or better. Level of Service C has a remaining ' traffic capacity of 20% or better. . d. Suggested d ' roadway improvements provided at development of the site include: traffic signal to be s. p (1) a installed on Durham Road at the Summerfield Intersection and utilized as the main access point to the site; ( ) Durham Road be improved with two eastbound lanes between RR Pacific Highway and 113th Street Intersection, with 100 g y ` 1 • rill foot or more left turn pockets at the Summerfield ,; Intersection east and west bound; (3) two ,..night turn in and rig ht turn out driveways to be allowed on Highway 99W, one driveway located approximately 360 feet south of Durham Road and on driveway located at the south y property erty ? .rye p approximately 1 10 feet south of Durham Road; (4) provision r ' of right turn pockets into the site along L+,Xrham Road; (5) 2 - FIND'INCS, CONCLUSIONS AND ORDER a r • removal of planter in Summerfield Street at the intersection of Durham Road to provide two lanes southbound with a continuous right turn lane; (6) and with Oregon Department of Transportation approval , lenghthen the left turn lane southbound on Highway 99W at the Durham Road intersection. Adt 4 'I e. ( ' Development of the s:7,te as commercial would generate trips per day a,nd tr1• s at P. M. peak < 1 hour. Forty percent o�` the trips s attra P � y 1P p attracted to the commercial site represent drop-in trips by vehicles that are / G already on the adjacent road system. .54$The net additional '\ trip ends generated by the site are .. {? ° trips per day and .: � � ,, ,•; " .1510 5' trips at P. M. peak hour. With the inclusion of traffic '' generation for commercial uses at the site and the suggested improvements, the intersection of Highway 99W and Durham "' Road would be at Level of Service A during A. M. periods and •*0 Level of Service C at P. M. periods, and the intersection of P4 4'�7 Durham and Summerf field would be at Level of Service A at A. .1t7 ��, M. and P. M. periods. 1 Ua %j f. Including...� the subject site traffic ge��eration ,J1� as commercial and area properties under their current 'A' - zoning, the intersections at Highway 99W and ,Summerfield Av.) ±,i)41b along Durham Road would have additional capacity to allow 14 for a trip generation of an additional 463 units assuming 0° all trips travel in only the westbound direction along Durham Road, or over 900 residential units assuming a 50% Durham distribution of traffic movement east and west along ;T�.arham Road. Traffic generation caused by the subject site being developed as commercial provides a daily trip generation substantially • equivalent with the traffic generation :. associated with the subject site being developed as residential under current allowable densities. g. Tri-Met bus service to the area inc ludeF3 ooute o5running along Pacific Highway and a loop through Nt initiated at Durham Road and Highway �oW. There are regularly scheduled bus stops at this intersection. T!:'i.-Met also operates Route No. 43 along Durham Road with egularly scheduled stops to the east of the subject site. e5 C. Availability_ of Services 49 1. Water a. Testimony identified Tigard Water CD District has a 12 inch line iDurham Hi Road abutting the q abutting property for approximately 500 feet of frontage, and another 12 inch line along the subject property's entire Highway 99W frontage, and, with sufficient capacity to fully service the property. 3 Fr:NDz G51, CONCLUSIONS AND ORDSR • o o ` a . /, . ) fb t 2. Sewer a. Testimony identified that the City of Tigard has an eight inch sanitary sewer main in Durham Road along approximately 170 feet of the subject property's frontage, �ge,. and sufficient capacity to fully service the site. 3. Drainage !a a. Testimony identified that storm sewer also �. abuts the property in Durham Road and that it has adequate capacity. d 4. Fire and Pc..ice Protection I. "• a. The subject site is being annexed into the City of Tigard and will be adequately served by the e - C v1'13 police department s1 s. prv%4 TT (1,4, v vb 12.1A2441.- P7 Gtt 1Q a . , -' 5. Utilities 0 a. All private utilities such as natural gas, M electric and telephone are already adjacent to the site to the immediate north and west. e'. ' ° D. Site Characteristics 1. Site Size a. The site is approximately 22 acres in size. Portions of the site have been previously developed for single family residences on large lots. b. The site is generally "L-shaped,' with '' approximately 1 ,100 feet of frontage along Highway 99W and approximately 940 feet of frontage along Durham Road. c. The property has an approximate depth along 1 Highway 99W of 725 to 1,220 feet and along Durham Road of approximately 880 to 1 ,050 feet. Eh b 2. The site is relatively level and gently slopes to U) the south where there is a ravene along the southern border of the site. Ea 3. Geologic formation and soil characterry.stics uu a. There are no faults on the site, the soils conditions in the northern portion of the, site are predominantly Willamette Silt and the soils conditions in the southern portion of the site are predominantly Lacustrine Sand. 4 - FXNDINGS . CONCLUSIONS AND_ ORDER! • 4 D is 4110 4. The site has conifer trees along the northwest corner of the site, the southwest boundary and a portion of the southeast boundary. The remainder of the site is covered by grass and va.ri.ous deciduous second growth trees. 5. Thie is not subject to flooding and is not designated as an area with important values for wildlife. E. Surrounding Land Uses 1 . To the immediate northwest, the wing City business center is located and consists of a combined acreage in excess of 22 acres. The focus of the King City business center is "King b City Plaza", which includes a large multi-use structure housing general retail uses and a Kienow's grocery store. Other retail services and four banks are located in adjacent buildings. 2. A general commercial use entitled "Willowbrook Business Park" is located directly to the north of the subject s. site. This development consists of six buildings arrayed in an office-retail complex setting. Existing uses of these buildings include restaurant offices, '_.. general retail and convenience .sho �png services. The site i s a pp roximatel y one-third to � half the size of the subject property. . t 3. To the immediate south of the site is a mobile home park/subdivision entitled "Royal Mobile Villas" which consists of Tax Lots 100, 200 and 2600. The total acreage of this planned mobile home development is approximately 40 acres. 4. To the immediate west of the subject site is a central business district that is about half developed. Total acreage in this central business district 28 acres. At the southwestern corner of 0' Road Highway is a large vacant parcel of approximately 12 acres designated as a central business district Farther south alon g Hi hway 99W, but adjacent to the subject site, is an office complex entitled "Tualatin Valley Professional Center", Next to this planned commercial complex is "King City Convalescent Center", "Cedar Park Manor" (a mobile home park)) and "D & M Market" (a neighborhood convenience .. market) . 6. To the northeast of the subject si ;.c, i; , � �g � � � is a large medium-high h density residential development entitled tSummerfield.t This site is approximately 30 acres in size. The remaining surrounding land is generally undeve1opc1 or partially ;. vacant large residential parcels. To the immediate east there is a large medium to high density residential zone corprising approximately 30 acres, Ultimate development of this district would or should involve a large scale residential planned development with building sizes and site utilization plans of a 5 - FINDINGS, CONCLUSIONS AND ORDER I J, ' [ ) scale compatible with the subject site and the similar existing development size uses and density in the "Summerfield" planned development located immediately north of this district. To the southeast of this subject site is a low density residential area 2 consisting of large vacant or greatly oversized residential parcels. This entire area is geographically isolated from the more intensive uses aligning both Highway 99W and Durham Road. Access to the area is toward the end of 113th Street. This area °. generally slopes southward toward the Tualatin River, is not associated with the commercial developments to the northeast and is more or less river oriented. F. The CharacteristicsILUmproe212,1 1. The proposal is to change the comprehensive plan designation for the property from a mixture of high through low density residential to General Commercial, and a zone change from 1 a mixture of residential housing densities to C-G (General / Commercial ) . 2. The applicant intends to develop the entire subject site, upon approval of the comprehensive plan amendment and zone change, as a medium sized shopping center with a e commercial building square footage of approximately 177,600 square feet. The proposed uses in the shopping center would include a major regional grocery facility, a department store and other general retail services. The applicant testified that the . . • proposed use is not speculative and that the applicant has commitments from the principal users for immediate development • upon approval. 3. The proposed site development plan illustrates the feasibility of the site accommodating commercial use and the proposed uses, along with satisfying city requirements of site 0% - -.overage not exceeding 85% and the provision of landscaping and buffering of at least 15%. , IV. RELEVANT CRITERIA A. Oregon Revised Statutes 62 ' 1 . ()RS 227.173 requires that approvals or defiials be Go based upon standards and criteria, which are set forth in the development ordinance and comprehensive plan, and shall be based :3 upon and accompanied by a brief statement that explain:: the op criterion standards considered relevant to the decision, states the facts relied upon in rendering the decision, and explains the 1..4 justification for the decision based on the criteria, standards and facts set forth. 2. ORS 197.250 provides that all comprehensive plans• and land use regulations adopted by local governments to carry out those comprehensive plans shall be in compliance with 6 - FINDIWGS, CONCLUSIONS AND ORDER •• stat:�ewide planning goals where such provisions have not already :. been certified with compliance acknowledgment. B. Orepn Administrative Rule. i; 1. The City's comprehensive plan and regulations have been acknowledged. The application requests amendments to the comprehensive plan and zoning ordinance which require compliance with statewid(4 planning goals pursuant to ORS 197.250. .� ,. ,; C. The Comprhensive Plan 1. The Plan Map ✓y a. Th.t, map designates the site as a mixture of High Density Residential, Medium-High Density Residential and Low Density Residential. These map designations Y correspond to maximum densities of. 40 units per acr%, 25 units per acre and 4.5 units per acre. 2. Plan Policies _. a. Plan Policy 12.2.1 identifies that the. City shall : (1) provide for commercial development based on the ,. type of use, its size and required trade area; (2) apply all tt applicable plan policies; and (3) apply the appropriate locational criteria applicable to the scale of the project. b. The standard for General Commercial provides that general commercial areas are intended to provide for major retail goods and services. The uses classified as ; -w g eneral c involve drive-in services, large �ommercial may space users, a combination of retail , service, wholesale and repair services or provide services to the travelling public. The uses range from automobile repair and services, supply and equipment stores, vehicle sales, drive-in `` restaurants to laundry establishments. It is intended that these uses be adjacent to an arterial or major collector .. street. The scale of the general commercial area is as (1 ) trade area: varies; (2) site size: depends rollows � p a, on development; and (3) gross leasable area: varies. at c. The locational criteria are as follows: J (1 ) Spacing and Location • ,;,,_...1. The commercial area of mr}, W ro- �e4, b e., ' . - tial +�i icts ��' on more th. two _side // 7 . ilft�- FINDINGS, CONCLUSIONS AND, ORDER �,�` ft,/u) • • (2 ) Access (a) The proposed area or expansion of an existing area shall not create r.:. traffic congestion or a traffic r ;, safety problem. Such at determination shall be based,on the • street capacity, existing and projected traffic volumes,, the speed limit, number of turning movements, and the traffic generating characteristics of the various types of uses. (b) The site shall have direct access from a major collector or arterial street. (c) Public transportation shall be available to the s:,.te or general ," area. (3) Sate Characteristics (a) The site shall be of a size which can accommodate presenf. and projected uses. (b) The site shall have high . m visibility. • (4) Impact Assessment (a) The scale of the project shall be compatible with the surrounding uses. (b) The site configuration and characteristics shall be such that } the privacy of adjacent non - commercial uses can be maintained. kCJ It shall be possible to incorporate the unique site features into the am site design and development plan. Ni (d) The associated lights, noise and activities shall not interfere with adjoining non-residential uses. d Application olic pp of� p `e.5► and implementation stratecries from the following sections of the Plant 8 - FINDINGS,' CONCLUSIONS AND ORDER v'U r, 0 2. Citizen Involvement 3. Natural Features and Open Space 4. Air, Water and Land Resources Quality 5. Economy 6. Housing 7. Public Facilities and Services ,. 8. Transportation 9. Energy 10. Urbanization 11. Special Areas of Concern 0 D. Zoning 1. The zoning map designates the site as a mixture of residential densities ranging from R-40 (40 units per acre Multiple Family Residential ) , R-25 (25 units per acre Multiple Family Residential) , and R-1 through R-4.5 (Single Family L, Residential) . V. ULTIMATE FACTS A. Coma liance with the Comorehen s ve Plan. Locational Criteria x r, *.. � 1 Spacing and Location a t o n - ' -`" " tovt/v * ` The subject property is n surroun, 3d by A,• residential districts on more than..t. 11 sides The subject site 's at the southeastern corner of Highway 99W and Durham Road. Immediately to the west of the site and along the west side of Highway 99W are general commercial uses. The zoning on these adjacent properties is l equivalent to the City of Tigard's zoning for "central business district." Both King City and Washington County share zoning responsibility for this adjacent area. Washington County's 'central business district" zoning extends i �, y subject property and includes Tax Lots 500 700 2800 2700f and e2600. To i from Durham Road to an area substantially south 1 the immediate north of the subject g is Durham Road and a � bject property ' a general commercial zone (C-G). Adjacent to this C-G zone is a . " y' :t,.1,- detEki-Itta-t...,--eel open space area that extends east to 113th Street. The C-G zone is already substantially developed by a mix of singular commercial uses and a shopping center-office complex. The open space area is completely improved and is subject to established development restrictions. Locational Criteria (1 ) (a) 9 FINDINGS, CONCLUSIONS AND ORDER? 110 0 / {Pill° ., , .. is specifically interpreted to allow inclusion of the open space area in the calculations for compliance with the criteria on the basis that the rp:� P provides an adequate uate buffer between commercial and residential districts to satisfy the underlying purpose for the spacing and location criteria. :b Y y The rema‘ring eastern and southern boundaries of the ,subject site abut residential districts. f 2® Access area a. The proposed area or expansic-1 of an existing .i ea shall not create traffic congestion or a traffic safety _, problem. • (1 ) The traffic analysis prepared by 4 Associated Transportation Engineering and Planning, 4. Inc, (dated July 1986) and corresponding supplements provide data and analysis which address street capacity, existing and projected traffic volumes, speed ° limitations, number of turning movements and site traffic generation. For the purpose of analysis, the report utilizes traffic volumes and characteristics on a ”worse c� to Full development or maximum vehicles possible basis. p e .n t of the subject property as general ' commercial and the suggested roadway improvement establishes that all Existing intersections will be , maintained and operate at Level of Service C or better. q, Due to the proposed site design, signalization of 7. Durham-Summerfield intersection, and a right turn ° in/right turn out limitation for Highway 99W, the , designation of the subject property as general commercial will not change the level of Service traffic classifications for the existing intersections and ..K roadways near the site. (2) Level of Service D is generally utilizd 4 by the City as the standard for assessing urban traffic operations and dsign of urban roadways. It is also the adopted policy o± Metropolitan Service District ?' (MSD)' to maintain a level of service "n" on its major roadways within the Portland Metropolitan Urban Growth ›- Boundary during pp eak periods of o e r aziOn. At Level 6s I'D'', there least more ca p acct yfor tra�fic. 0 o the property being developed as eg general commercial, the resulting Level of Service C uu will provide a remaining traffic capacity of 20% or better. 4 (3) Testimony of the traffic engineers for the applicant and the City identified that traffic " generation caused by the subject site being developed as general commercial would,, provide daily trip 10 - FINDINGS, CONCLUSIONS AND ORDER a M • N i Y , a r generation substantially equivalent with the traffic generation: associated with the subject site being developed as residential under current allowable densities. Including the subject site traffic generation as commercial and area properties under -. heir current zoning, the Durham Road network adjacent E : to and near the subject property would have remaining capacity to allow a trip generation for approximately 900 residential units assuming ng the existing traffic pattern split of 50-50 percent trips running east and west. (4) Although there was conflicting testimony from some residential neighbors to the subject � property, all traffic engineers, inc♦ ailing those for f the Oregon State Highway Division, Cite c >` Tigard, and the independent traffic consultant for the nearby ' Willowbrook Business Park, concurred in supporting the Traffic Analysis report and its conclusions. The ,I, Oregon State Highway Division District 2A Maintenance Supervisor specifically identified that the Traffic Analysis and recommended improvement therein were feasible from an operations and safety standpoint. b. The site shall hiAve direct access from a major 4; collector or arterial street. The subject property abuts Highway 99W, the largest major traffic way in the City of Tigard, and Durham Road, a major collector. The Traffic Analysis report. identif ies two ac cess points o n Highway 99W and two access points on Durham Road. k. c. Public transportation shall be available to the site or general area. Tri-Met bus service to the area includes Route No. 5 running along Highway 99W and a loop through King City .1 initiated at Durham Road and Highway 99W. There are regularly scheduled bus stops at this intersection. Tri-Met also operates Route 14o. 43 along Durham Road with regular„�ly t� p oe scheduled stops to t1,'F east of the site. cs), 3. Site Characteristics a. The site shall be a size which can EF acconrnod t e present and projected uses (1 ) The proposed _ general commercial designation and related site development plans will utilize the entire site. The applicant's property is o relatively level and consists of ten tax lots totalling approximately 22 acres in size. The property w _ 1.1. FINDINGS? CONCLUSIONS AND ORDER W. • `` � R ,. 4110 has frontage along Highway 99W for approximately 1 ,100 feet and Durham Road for approximately 940 feet. The AI property has an approximate depth along Highway 99W of 725 to 11220 feet and along Durham Road of approximately 880 to 1 ,050. There are no physical characteristics of the site that would prevent " development as general commercial . (2) The proposed site development plan by the applicant illustrates that the site can easily accommodate a substantial commercial shopping center, including major commercial uses contemplated in the Comprehensive Plan at II-82, end utilize less than 85% of the site coverage. The projected uses include 177,600 square feet of general commercial uses, approximately 870 parking stalls, and the provision for landscaping and buffering of at least 15% of the site. Both the physical characteristics of the site and the proposed development plan illustrate that the site can accommodate projected general commercial uses. b. The site shall have high visibility The located with -y.pprox ,mately 1 100 feet of frontage eCalong� the largest ;:ra: fic way in the City of Y Tigard, i.e. , Highway 99W. the property also has approximately 940 feet of frontage along the major collector of Durham Road. The site is generally level with the roadway and highly visible to all traffic along these major traffic ways. Existing traffic volumes along Highway 99W at or near Durham Road include 835 trips at P. M. peak northbound and 1 ,050 southbound at P. M. peak; and along Durham Road at or near Highway 99W include 538 trips at P. M. peak westbound and 439 trips at P. M. peak eastbound. These traffic volumes indicate sufficient exposure to satisfy the high visibility requirement in the locational criteria. 4. Impact. AsSessment a. The scale of the project shall be compatible with the surrounding uses. (1 ) The subject property is adjacent to two large shopping center complexes. To the immediate northwest, the King City business center is located and consists of a combined acreage equivalent to that of property. the subJ ect' The focus of the King City business center is "King City Plaza", Which includes a ' large multi-use structured housing, general retail uses and a Kienow' s grocery store. Tne other retail services and four banks are 10Cated in adjacent buildings. The general scale of the King City Plaza 12 - FINDINGS, CONCLUSIONS AND ORDER • and related businesses is compatible with the subject property proposal for general commercial. The proposed development plan for the subject property is, in fact, r less imposing and intensive than the King City business `s center. A general commecial use entitled "Willowbrook Business Park" is located directly to the north of the subject site. This development consists of six buildings arrayed in an office-retail complex setting. Existing uses of these buildings include restaurant, offices, general retail and convenience shopping services. The site is approximately one-third to one-half the size of the subject property, and fully utilized with commercial improvement-; and does not �., provide any significant buffering from surrounding uses. The subject property and both of these large shopping centers share another common development scale factor. All three properties are located and orient - ... their development scale to the intersection of Highway '' 99W and Durham Road. The high volume of traffic and controlled access points necessitate that the scale of general commercial development in this area must not be "strip commercial" , but large acreage developments with 4 on-site parking and internal traffic circulation designs. (2) Other nearby uses are comparable in scale with the proposed uses on the subject site. To the immediate south of the site is a mobile home park/subdivision entitled ''Royal Mobile Villas" which • 100, 2600. Total acreage home. consists Tax lmobileoo r`od 260development is }, planned 40 acres. The Highway 99W access focus, site utilization and overall project scale are . � compatible with the proposed general commercial on the subject site. To the immediate west of the subject property business district that is about half • a central bust � is developed. Total acreage in this central business .- district is approximately 28 acres, and thereby, larger �- � property. . e southwest corner of At the Road is a large vacant parcel of pp x y 12 �.. , thi UJ s a ro.cimatel 2 a c.res. Although smaller h is combined undeveloped parcel would provide a development site comparable in scale to that proposed for the oubject property. This is particularly true since the development of this site would probably be designed to integrate with and be a logical extension of th,o adjacent King City business center. 13 - FINDINr5 CONCLUSIONS AND ORDER 9 • 4110 (/_.) 4110 Farther south along Highway 99W, but adjacent to the subject property, is an office complex entitled '� "Tualatin Valley Professional Center." Next to this • , planned commercial complex is "King City Convalescent Center", "Cedar Park Manor" (a mobile home park) , and ilk "D & M Market", (a neighborhood convenience market) . Although partially undeveloped or developed with uses fl' having single lots and accesses, the proposed development of the subject site is compatible with the combined scale of this western central business district. (3) To the northeast of the subject site is a large medium-high density resident.',al development entitled "Summerfie.ld." This site is approximately 30 acres in size and is developed generally at a scale of . �-..,. intensity and site design compatible with the proposed osed general commercial development for the subject site. , . The remaining surrounding property is , generally undeveloped or partially vacant large residential parcels. To the immediate east, there is a large medium to high density residential zone comprising approximately 30 acres. Ultimate development of this district would or should involve a •g '' utilization plans of a scale building sizes and site p large scale residential planned development with g compatible with the subject site,• A similar existing development size, usage and density, is the "Summerfield"" - d" planned development located immediately nol2th of this district. The "Summerfield"' medium-high density residential community clearly establishes the scale for development of the vacant residentially zoned property just east of the subject site. To the southeast of the subject site is a low density .;••, residential area consisting of large vacant or generally oversized residential parcels. This entire area is geograph caily isolated from the more io tensive uses alf cling both Highway 99W and Durham Road. Access to the area is toward the end of 113th c generally p • Street. . is slopes southward toward. This area eneral'1 � Street Th ,� the Tualatin , the e•t and l n River is got associated with th commercial developments to the northwest is more or less river oriented. b. r The site configuration and characteristics shall be such that the privacy of adjacent non-commercial. uses can be mai ntained (1) The eastern border of the site abuts 113th ` Street. Further to the east of 113th Street is an undeveloped medium-high density residential district of approximately 30 acres. The major entrances to the FIND 14 — FINDINGS, CONCLUSIONS AND ORDER 'I1VO . subject property are along Highway 99W and Durham Road. The proposed site development plan illustrates that the ' • site can provide an adequate depth for a landscape buffer along the west side of 113th Street. adjacent(2) The acent non-commercial uses J _t© the south could also be protected by a substantial buffer strip. The southern por 'cone; of the subject property are covered with a mixture of nearly mature Douglas Fir . and deciduous trees. A ravene also generally follows a the southeastern border of the subject property. The subject property has sufficient depth to allow an adequate buffer s•.rip along the southern and southeastern boundaries of the site to insure the ' { privacy of the adjoining uses. (3) The adjacent lands to the southeast and east are essentially undeveloped. Development of these properties should also entail a subdivision or planned • development approval. Development proposals for these neighboring properties would be subject to their own buffering requirements under the City's Comprehensive Plan and Community Development Code provisions. In essence, the non-commercial uses will ultimately have two buffer strips between them and the proposed commercial uses on the subject site. , b • c It should be possible to incorporate the • unique site features into the site design and development plan. / The site is generally level along the intersection oe Highway 99W and Durham Road and gently slopes southeast from that point,. The treed steep proportions of the site are along the southern and southeastern boundaries of the site. As illustrated by the proposed site design plan, a development of the site could incorporate these site features The commercial complex can be located in an "b- shaped" configuration to block parking 2 of activity, noise and p lighting from neighboring properties generally to the south and east. In addition, large buffer areas can be co provided along the steeper southern and eastq rn boundaries of the site. The major traffic flow can be directed onto k Y Highway 99W and Durham Road at the Summer. ield Intersection, a and away from the non commercial uses to the south and east. eta steal.` d. The associated lights, r 'ise and activities not interfere with adjoining, non-residential uses. (1 ) The non-residential uses to the west and northwest are separated by Highway 99W, a 4-lane state highway a ti_th additional lanes for turning movements at the Durham Road intersection. The properties to the • 15 -- FINDINGS, CONCLUSIONS AND ORDER 1 north of the subject site are separated b Durham Road,4110 y a major collector and the main entrance to Summerfield and Willowbrook Business Parke The properties are also separated by street lightlAgrand traffic signa♦liar Lion e (2) The proposed uses for the subject property are the same or similar commercial uses found at these adjoining non-residential properties to the north and west. • The associated lights, noise and activities will be in conformity with these adjoining properties. In addition, the subject property is of sufficient size and topography to provide an adequate landscape buffer area along the length of Highway 99W and Durham road to further diminish any potential adverse impacts on these adjoining uses. • B. Compliance with Othisr Comprehensive Plan Policies 1. Section 2 Citizen Involvement Policy 2 1 1 - The City a o y . . The shall maintain an ongoing citizen involvement assure »g. 9 program and shall as��e that citizens will be provided an opportunity to be involved in all phases of the planning process. (1 ) Public hearings were scheduled for the comprehensive plan amendment and zone change: application, and notices of the hearings were duly published in accordance With the requirements of the • ordinance. Public testimony was allowed at both the Planning Commission and City Council hearings. The ;' Planning Commission g public hearing was held on October 7, 1986, and the Cit y Council public hearings were held on November 3 and November 17, 1986. (2) The City informed, in a timely manner, the appropriate Neighborhood Planning Organization (NPO No. 6) and other citizen groups on the proposed request. Testimony was given at each of the public pc hearings by the NPO representative. • � �. 2, S S'ct`on 3 - Natural Features and Open Space a. Policy 3.1.1 - The City shall not allow areas having development in the following developtient p as g g limitations except where it can be shown that established ..1 and proven engineering techniques related to a specific site plan will make the area suitable for the proposed development: v teas having a high seasonable water table within 0-24 inches of the surface for three or more weeks of . year, areas having a severe soil erosion p o, c eit. x.a. l , areas S ubj ec t to s lumping, earth s l ides or movemen t; are as having slopes in excess of 25%; or areas having Severe weak 15, -r• FINDING , CONCLUSIONS AND ORDER » w r v 4110 4110 • foundation soils The subject site is at a relatively high elevation compared to the adjacent Tualatin River drainage basin which slopes southeast from the site. The site also is not subject to severe soil erosion potential , slumping, earth slides or movement, severe weak foundation soils; nor does it have slopes in excess of 25% as illustrated by the proposed development plan and Comprehensive Plan Volume I at 29 and 33. �. b. Policy Section 3.2 - r'loodplains and Wetlands The subject site is not within the 100 year floodplain as designated by Washington County and the City per. of Tigard Comprehensive Plan. The City does designate a small portion of the eastern boundary of the property as 4; being within a drainage way. The subject site is of adequate sizt, to enable a development of the site to include an adequate 'z;,iffer strip to incorporate most of this �'• M 'f: drainage way areLt. Any adverse impacts in the development would have to comply with Policy 3.2.2 identified in the Comprehensive Plan at 11-14. The topographical layout of the site and the proposed location of improvements illustrate that the site can be developed while adequately protecting this drainage way area in accordance with the ordinance requirements. There are no existing hazards or ��. physical limitations on the site that would preclude its ultimate development. c, Policy Sections 3.3 Natural Resources, 3.4 Natural Areas, and 3.5 - Parks, Recreation and Open Space There are no rock .,lineral resources available at the site as illustrated in Comprehensive Plan. Volume I at 29. Similarly the subject site is not part of a significant wetland or potential location for parks, recreation and open space. There Zome Douglas Fir and deciduous trees ji�i' located on the site. As illustrated by the proposed V development plant , ultimate development of the site as general commercial could provide a significant buffer along s. the southern and southeastern boundaries of the subject property where a substantial portion of these trees is � currently location.. , p � t e Plan Volume z at 39 x ott See Com rehensi .r and proposed site development plan attached to application. 3. Section 4 Air, Water and Land Resources Quality a. All waste and process discharges from future drvelopm wnt should be addressed during the site development review process. The policies regarding air, water and land w resource quality are principally based upon application of 1"7 FINDINGS, CONCLUSIONS AND ORDER.: • • r a . “ p ` T quality standards imposed by the DEQ and other appropriate agencies. Development of the site will be subject to and must comply with the standards. (*?' .' . b. Storm drainage and waste treatment ,'' facilities, adequat61)r sized to serve the development of the site, abut the property and will be provided through City \,...440 systems. Storm and sanitary sewer mains are in Durham Road along the northern frontage of the subject site. c. Implementation strategy for Policy 4.1 .1 on } ua air quality identifies that the City shall aim to reduce the quantity of vehicle emissions by pursuing an energy efficient urban forum which reduces the number of vehicle ' • miles travelled, and by encouraging the use of alternate • modes of transportation, especially mass transit and pedestrian. The location of the subject site provides general , commercial uses in the south , end of the City where substantial medium-high density residential developments are located and the only. high density residential designations exist. These multifamily densities will be within one mile of the proposed commercial center and thereby reduce vehicle miles travel . The location of the proposed commercial .' , , center immediately d j acent to Summerfield planned . . r development and the proposed changes to the Durham Road Summerfield intersection will provide pedestrian access , . between the commercial center and concentrations ,of residential densities. The proposed commercial site is also located at Tri-Met bus routes and delivery points. The Traffic Analysis Report identified that Metropolitan Service District projects that four to six percent of all home based trips would be made by transit in the Durham Road- Highway -.' 99W traffic ways abutting the subject site. The location of this general commercial development adjacent to major bus routes and scheduled stops could create a reduction in daily 1 trips of 289 to 433 to and from the site. 4. Section 5 - Economy D. a. Policy 5.1.1 The City shall promote e! activities aimed at the diversification of the economic opportunities to Tigard g and resxde nts with particular emphasis placed i growth of the local job market. -� laced o,� the r (9 At Plan sets forth the la Y�-29 the Comprehensive .��..se following finding regarding the make up of employment Manufacturin wholesale and retail `� opportunities: ri Fq activities provide the majority of the employment opportunities to area residents.” The development of the subject property as general commercial will provide '' substantial part time construction employment and V 18 - FINDINGS, CONCLUSIONS AND ORDER «. ' • Y y • substantial permanent retail related employment. Tes1-imony identified that the development's general construction and • specific user alterations are expected to involve construction employment in excess of 100 people. After completion the development is expectea to provide permanent employment on both the full time and part time basis of approximately 250 people. Testimony also identifiEd that by the very nature of this community commercial construction and services operation, it is expected that a majority of the employees, general contractors and subcontractors will come from this sector of the metropolitan area. Development 4 of the site will cost between 10 and 15 million dollars, wth a substantial portion remaining in the Tigard market areas. b. Policy 5.1.3 - The City shall improve and enhance the portions of the central business district as the focal point for commercial , high density residential , business, civic, and professional activity creating a diversified and economically viable core area. Testimony by the traffic engineer identified that the large scale proposed general commercial use and convenience services could not be accommodated in the Central Business District due to inadequacy of the downtown traffic network. The vacant buildable land inventory identified in Comprehensive Plan I-143 shows that there are only 5.44 acres of vacant buildable land in the Central Business District. In addition, there are 11.84 acres • located elsewhere in the CBD (PD) District. Testimon by the applicant included a floodplain and wetlands map of the Central Business District illustrating that the identified vacant buildable lands are substantially restricted by surrounding floodplain and wetlands designations. • :. Testimony identified that the site would be developed as a 177,600 square foot shopping center for large volume convenience shopping services including a super grocery store and a super drugstore. Testimony of the traffic engineer identified that such traffic generating convenience services rely upon "drop in" shopping activity ce is inconsistent with the location and the traffic OD network for the Central Business District. Ordinance 18.62.030(2) (f) and (I) identifies that the gene T al commercial zone (C-G) provides as permitted uses convenience ®p sales and general retail sales. The proposed location along 0 -h end of Tigard corresponds to the � Highway 99W in the soul. g p locational criteria for general commercial by providing for major retail goods and space users, nci services, large s combination of retail, and provision that the uses be adjacent to -n ;arterial or major collector street. tl 19 FINDINGS' CONCLUSIONS AND ORDER I�GS CON P.. Ali, 0111 c. Policy 5 .1.4 - The City shall insure that new commercial and industrial development shall not encroach into residential areas that have not been designated for commercial or industrial uses. `c�... The subject property is part of a mixed use area that' co mines general commercial in large block developments . with medium to high density large block residential development. T1 r lands proposed for general commercial , ' development have not been committed physically to residential development and could not be developed at medium to h.;.gh residential densities without annexation and • extension of public facilities and �' rvices to the site. The surrounding uses commit the area to general commercial development The site is located on the southeast corner of ±:he intersection or Highway 99W and Durham Road. All three other corners are either planned for or physically committed t+: general commercial uses. In relation to those corner c, eneral commercial developments there are abutting medium to high density residential tracts created to provide a transition to further removed lower density residential'✓ tracts. The designation of this property-rill continue and support the existing development pattern and planning principles in this area. The proposed plan and zone changes would also, thereby, satisfy the economic finding at 11-30 of the Comprehensive Plan . "Residential development in commercial districts complements commercial uses, helps to minimize crime within the commercial districts, provides housing for senior citizens which is in close proximity to w' shopping areas, and minimizes vehicular traffic which would reduce pollution and conserve energy." Testimony identified that the proposed site is adjacent to the King City retirement housing project and the Summerfield planned development which is predominantly senior citizen occupied. The subject site is surrounded on two sides by general commercial and central business t zoning and a small o p en space restricted area north Durham Road at the northeast corner of the subject property. y , s y. .g , _ d. Testimony was submitted identifying that the proposed plan and zone amendments would aid the City in carrying out its implementation strategies, particularly strategy No. 10 at 11-31 of the Comprehensive Plan. The r Proposal would "aid in the creation and maintenance of new residents the choice of working � , afford City and continuous employment opportunities witninthe Colt a44 The. Cit g y y is also directed to implement an economic developmen - _ ., .� program that also str�.ve to improve, diversify and stabilize the economic: base of the community thus reducing the tax burden of the resident ai property owner.” Testimony identified that the provi� ion of 177,600 square feet of retail activity would provide a substantial empiJyment base in the category that the City has designated 20 FINDINCS, CONCLUSIONS AND ORDER 1 II 4110 •-fin ,. ` .6 ! .v, :' as "the majority of the F;nployment opportunities to area ' .. residents" and wou3,1 provide a substantial economic base of 10 to 15 million dollars reducing the tax burden on local ,;,f ;-esidents. In ac iition, testimony identified that the proposed plan and zone amendments would aid in effective utilization of land, energy and human resources by providing an app:opriate buffer between the busiest major traffic arterial in the City and resident al zones, providing an . r appropriate commercial use that is not adversely affected by , traffic c noise and lighting along Highway 99W, and also insuring that service levels in the traffic corridor would no :, be adversiy impacted. The proposed plan amendment and zone change carries out the finding that e ., there should be a p y p public r r revision for timely development of �all ukilc f�-�z,litiF's ,' and services and their delivery systems. The subject property is immediately adjacent to existing city public facilities and services already be:..ng provided to intensive general comercial uses. The subject property is located within the urban growth boundaries of the City of Tigard, Washington County and MSD. All jurisdictions designate the � • property for intensive urban development. Intensive urban uses already exist and surround the site on three sides. ,.. . Immediate annexation, redesignation of the property as • general commercial and provision of public facilities and. services for the City of Tigard is consistent with the . , City's economic policies and would be a provision for timely �. development , ` 5, Section 6 Housing . . , . a Policy 6.1.1 - Thy City shall provide an opportunity for a diversity of housing densities and residential idential t yp es at various ous price-arid-----end. levels. • r d�v (1 ) The proposed p lan and zone amendments s l : would eliminate 412-418 units from the City's vacant ��, " ,' "y buildable lazds inventory. Tax Lots 2800 and 2900 li � , -,),,i,t 1 ' '''' comprising 1 .65 acres are designated low density l P'�"' ,,, o �` residential and constitutes a Loss of two to seven ,,,,,o4.1,,\ units , p ' . � r ,,, '` � Tax Lot 3000, comprising 5.84 acres, is E2 , , .1;, . i designated Medium-High density residential_ and would it 6' � t' 1 result in a loss of 146 units Tax Lots 100 and 200, r ,�, off"' r comprising 6.59 acres, are designated High density residential and would result g 4 Y 1 . � '�,.�' � w k I. ult in a loss of 264 units.. ' Witi'" t ( i �� tT 1` Af ter the City adopted the Comprehensive Plan and obtain u , ' obtained compliance acknowledgment, the City p 6 . c. tol i as approved residential zone increases in density.b. „`4 � �k 4 ”. ,, ,„;` Comprehensive Plan Amendment 20-84, Zone Change 15-84, -' „" A f e p nsi ire Plan - Zone Change 7-85 3, resulted in a surplus of ,+;j Amendment A,6-85 8s and • � �I ,�� r� ,� Com rehe Amendmen ,units. For the City to V '"4,01,,61)1 o t ,,� y P ,►-p allow the subject site i +. to general � f te to be chap d u 1 �, . � commercial bring the City into cornpl ante with the , `,,; i°, � , _ a1 and b tot ,;'` --� F'INDINC CONCLUSIONS AND ORDER �'. (`' ��, � ��yN ,- ,..„,,,, ' ' ,,,,,t ,,,, `), , , r ,1,,,,,,,, ,,,,,,,1/44$ ,,,,. „iu / ' , ,,,,A, i„,,,,„ ,, .1-,),„,,,,,,,,„., ,,,E,,, , ,,t, 4 ,,,,,, tr'''' A /-y . 9 housing standard of 10 units per buildable acre, the City would need to provide units increased density else-where in the City. 3 (3) Testimony identified the feasibility of the City to provide for increases in density elsewhere, in the City that would exceed 418 additional residential units. Testimony by the applicant before the Planning Commission and the City Council identified that zoning density increases in the Durham Road area adjacent to the property could provide for an additional 480 units or more. Supplemental area analysis identified sites outside the. Durham Road transportation network that could provide an increase % in residential densities from 1 ,790 units to 2,206 units. The identification of these supplemental area was made on the basis of vacant buildable lands available for development and zoning restrictions related to zone changes and locational criteria related. to increased densities. The City staff's independent ': report identified corresponding and other potential areas s for increased residential density within the City, and determined that potential residential unit •. '- increases were available that would total 1,275 units; and the process for completing the plan amendments and zone changes related _ ax increases could beacompletedawithin three to�sixemonths 1 P b. Policy 6.3.1-3 and 6.6.1 Transitioning and b',zffer planning ` techniques. b • (1 ) The proposed plan and zone ..`nendments would enhance buffering, screening and transitional effectiveness for the area Currently, the subject a property is located along the busiest transportation . ' corridor in the City. The site is also adjacent to two } highly intensiv. e general commercial business complexes. Testimony identified that the combination of these surrounding uses to the location, results in the subject property bE'ing inundated with high volumes of noise, ac light, movemont and vibration. Testimony further identified that the subject property should not be designated for residential use that would be 'forced to absorb all these adverse commercial urbanization and an traffic impacts. Instead, the property should x be (11 designated commercial to provide a transitional buffer between the `traffic and light generation noises and the residential uses and zones to !the southeast. (2) Testimony i,de Y tifi rd that development of the subject property would provide de the location of a , large single structure to function as a solid screen for the southeastern residential area. The combination 22 FINDINGS CONCLUSIONS AND OAMER '� 9 • Cti ,r •� n i N 4" t7 8T y 4 a �,. 9 � 1111 41 of these planning techniques would provide a buffer between the noise generation on Highway 99W/King /`, City/Willowbrook Business Park and the lower density ' . residential designations to the southeast along the • Tualatin River. Testimony also identified that the 22 acre site is of sufficient depth to act as a buffer to screen out both noise and sound from the neighborhood to the east. With the establishment of general commercial at the subject site, there would be a residential transition zone of medium density to the east and southeast transitioning to lower density to the further southeast and east. To the immediate south of the site there is an already existing medium density residential zone and development which would provide a consistent transitioning series of zones from the high intensity activity at the intersection of Highway 99W f ? and Durham Road 6. Section 7 Public Facilities and Services a. Policy 7.2.1 requires as a re-codition to ,, y requires P > development that a site development, study be submitted -• ' insuring protection of natural drainage ways, compliance with floodplain requirements and adequately addressing drainage, and errJsion control characteristics Policy 7.2.1 would be addressed at the site r' .,o development review phase of development. The Applicant has submitted a proposed site development plan which identifies the topography of the site and natural drainage ways. Testimony identified that none of the subject site is within the .n()-year floodplain and that tha natural drainage way is located at the southeastern portion of the site and can be maintained in a buffer area as designated on the proposed I The site is moderately sloping to . �:. site development plan. � ,�, P proportions g e south. Testimony identified that the stee of the property along the southeast which might affect erosion would`' be located within a buffer area and not utilized for development improvements. Testimony and the proposed site development plan identified that it is l:easible for the proposed change to general commercial to be ceu7" adequately located and developed on the site in accordance with Policy 7.2.1. ... -- b Public facilities adequate w q � t serve the . . property as general commercial are, located adjacent to the r■ property and include two 12 inch 1,,'aterlines, one in Durham "` Road and one in Highway 99W; and saniterx sewer and storm aGe : 1` `� sewers lo�.ated in Durham Road.� Vim, ^�+ �li�e ro rG�e end -"a1 ` provided through the City of .�.gaL�,, p gas,site telephone arelitk ties such, as natural electric and to p utili � already adjacent to the site to the immediate north and '.1410d . . west. Extension of these services to the subject property 23 --- FINDINGS CONCLUSIONS AND ORDER 4 1 4 « \ if# 4 area consistent with comprehensive plan policies and would result in a timely, orderly and efficient arrangement of public facilities and services. .` c. The provision of general commercial at the 4 Pa. site will not adversely impact schools, but will aid in ' providing the necessary economic base to the City to help alleviate the residents' burden for school budgeting. The :. proposed development of the site would be valued between 10 and 15 million dollars. Testimony also identified that the proposed change would be consistent with other related urban services such as local government facilities library services and solid waste disposal and recycling. 7. Section 8 - Transportation a.+ Policy 8.1.1 The City shall plan for a safe , and efficient street and roadway system that meets current needs and anticipated future growth and development. • P The pro p osed plan and zoning amendments are consistent with the City's policies for transportation. See the information pertaining to traffic identified in Sectior III, B, 2 above. A Traffic Analysis report and testimony of the traffic engineer identified traffic impacts generated by a redesignation of the subject property as general commercial. The Traffic Analysis report was ` supported by the traffic engineers from the Oregon Department of Transportation, the City of Tigard, and a , competing commercial property owner to the north of the subject site. Testimony identified that the proposed plan and zoning amendments would not significantly change the existing Level of. Service for roadway networks and intersections in the area. Under scen`.irio No. 2 of the Traffic Analysis, Highway 99W and Durhan Road would " remain at ""Att during A. M. peak hours and at "Cot at P. M. peak hours. The intersection of Durham and Summerfield Roads C would remain at Level of Service "A"- at both A. M. and P. Mid :` peak hours. :. The applicant's proposed development plan would involve improvements, including signalization, to the intersection of Durham Road and Summerfield Street. The •r° Ct is comprehensive plan identifies at I-244 tha�:� several .� y P P accidents have occurred at the intersection of Summerfield (9 i p just Y P : Road and Durham. Read in the span of ust one; year. �°°° Testimony identifier► that since the adoption of the plan Testimony P ' many more accidents have occurred at this intersecton. Testimony further supported the position that the installation of signalization at this intersection would significantly aid in eliminating traffic accidents.. Such installation of signalization could only occer, from. a _w sense b the commercial development practical 7 y merit of the p.. •. 24 - FINDINGS CONCLUSIONS AND ORDER dolt • subject property with the creation of a main entrance directly south of the intersection of Durham Road and Summerfield Street. Testimony indicated that retaining the subject property as residential density could result in separate parcels of the site being developed independently, and thereby, precluding the City's ability to insure that a central entrance at Summerfield and Durham Road be provided for the entire subject property . ThE subject site abuts two publicly dedicated streets that have been constructed in accordance with or satisfied City' s standards. The applicant agrees to commit ' to the construction of such street improvements, curves, and sidewalks as required by City standards for the development. The applicant also agrees to provide intersection improvements and signalization as may be required during the .1 N✓ • a: site development review process for the Durham Road - Summerfield intersection. Testimony also identified that the site and the proposed uses are compatible and will enhance mass transit consideration as identified in the ,r City's Comprehensive Plan under Section 8. b. y The City's Comprehensive Plan at 1-234 and 235 identified that the City has the transportation policies that "the City shall encourage the assumption of 1 jurisdiction from Washington County of, ' Durham Road between Hall Boulevard and Pacific Highway (Highway 99W)" and "Durham Road shall be improved to 2 moving lanes of traffic with the provision for left turn movements." Testimony identified the acc p e ` traffic policies can occur with the subject property ert y and redesignation to general commercial . These functions would provide the City with an opportunity to assume jurisdiction over Durham Road near Highway 99W and receive dedication of • adjoining right-of-Tway during the site development review process for needed intersection and roadway improvements .,x without cost to the City. c. The proposed plan and zone amendments are consistent with transportation policies concerning mass gx transit. Testimony was given that showed th subject F a bus routes a'Id scheduled property as served by Tri-Met stops. Approximately 8_% of the neighboring residential units are within five blocks of bus transportation and stops identified as Comprehensive Plan I at 253 and an exhibit -- on census tract 308 characteristics The Traffic Analysis uj also identifies thrL MSD projects that four to six Forcent of all home used b person trips p for purposes unrelated to work will be made by transit, including trips to the ■ proposed commercial shopping area. The subject site will provide for major department, drug and grocery stores at p � P � 9 9 �` this Central location. The site is also adjoined by large tracts of existing and planned for medium to high density 25 i~'Ii,��.� 'DINGS CONCLUSIONS AND ORDER • d 1111 residential development. Testimony was given that is f, reasonable to assume that the development and usage of the subject site will encourage pedestrian and bus ridership by neighboring households. The resulting alteration in traffic pattern should help to reduce traffic on Highway 99W and coll..ector streets at intersections north of this Durham- .. Higlway 99W neighborhood. - • " 8. Section 9 - Energy a. Policy 9.1.1 - The City shall encourage a reduction in energy consumption by increased opportunities for energy conservation and th,a production of energy from alternative sources. - The land and uses developed on the land shall be managed to control so as to maximize the conservation of all forms of energy, based upon sound economic principles. The ' City Development Code provisions for energy conservation shall apply to the redesignation of the property as general commercial. in particular, the oposed site development plan illustrates that general commercial uses at the subject ' site would aid in the conservation of energy through the enhancement of more efficient transportation modes and land use patterns, reduction of travel distances between A residential and commercial areas, generally increasing densities of land uses at the site, and enhancing the prospect for mass transit ridership. Evidence supported that these functions of the development proposal support the finding for energy conservation under the City's Comprehensive Plan, Volume II at 62. Development of the site as general commercial would require compliance with . , these plan policies during site development review. 9. Section 10 - Urbanization 1. a. A portion of the sites Tax Lot 100, was , previously within the City boundaries prior to this application. Testimony established that the entire site is within the City's and the MSD's Urban growth boundary. ac ; b. The remainder of the subject site has been approved for annexation by the City and is now pending final ›- approval before the Portland Metropolitan Area Boundary 1.- Commission. Annexation of the entire subject site is ' on , contemplated by provisions of the City's Comprehensive Plan. cp Extension of services shall be within the City°s boundaries. uj 10. Section 11 - Special Areas of Concern a The location of the subject property is not ' within one of the areas of special concern listed in Section 11 of the Comprehensive Plan at 11-71 to 76. The site is 26 - FINDINGS CONCLUSIONS AND ORDER , . • . •, 4110 II lo located in NPO No. 6. In Comprehensive Plan Volume S at page 234 there are listed some development issues for NPO No. 6 that pertain to the site. The City shall encourage -'' the assumption of jurisdiction from Washington County of Durham Road between Hall Boulevard and Pacific Highway (Highway 99W) ; and Durham Road shall be improved to two moving lanes of traffic with the provision for left turn , movements. Testimony established that the annexation and • ..;; redesignation of the subject property as general commercial are consistent with these policies or issues and will 0 enhance the City' s ability to assume jurisdiction r-rer , ." Durham Road and insure improvements to that roadway in the area of its intersection with Highway 99W. . i C. Com l ance with Statewrrige Planning Goals 1. Goal No. 1 Citizen Involvement ° The proposed Comprehensive Plan and zone change amendments have required a series of public hearings before the Planning Commission and the City Council in accordance with the City's Development Code Section 18.32.090(c) and (d) . Planning ' and public testimony were held on ... Commission public hearing p y • October 7, 1986. City Council public hearing and public testimony were held on Novsmber 3 and 17 of 1986. The established neighborhood association (NPO N0. 6) recognized for 5" • the subject site area partcpated in the hearings and gave public testimony. The public hearing process ensured that the citizens of the City were provided an opportunity to be involved in all phases of the planning process for these amendment and d acknowledgment ongs The. City of Tigard has received compliance from LCDC as to these planning and ordinance • „. provisions, thereby establishing that this review process was consistent with the Statewide Planning Goal No. 1 . 2. Goal No. 2 - Land Use Planning Goal No. 2 states that each plan and related implementation measure shall be coordinated with the plans of 0.L. 4 affected governmental units. Prior to the application for �. within the jurisdiction of t� annexation, a majority of the site was Washington County. Washington County had not adopted a Comprehensive Plan mapping ma pPrng desi g nation for the site ev nthoug though it was within the County's urban growth area, Washington tho y -- had elected to place primary planning responsibility for growth 93 to the. City of Tigard. All affected governmental units were provided with notice of . in this area the public hearings. An adequate faotual basis for decision has been presented and related facts pertaining to the various goal considerations. The proposed changes, as identified herein , are compatible with the policies and goals of the Comprehensive Plan of the City of * Tigard. r U -.. ., 27 FINDINGS CONCLUSIONS AND ORDER • • 011° 4111 '�ro 3. Goal No. 3 -- Agricultural Lands The subject property is not and has not bee designated as agricultural lands either under Washington County or City of Tigard planning and zoning. The current use of the . property is residential . The subject site and the entire surrounding area are within the Portland Metropolitan Urban g . Growth Boundary previously acknowledged by LCDC. There is no conflict between the proposed plan a.rnd zone changes with Goal No. 3• 4. Goal No. 4 - Forest Lands The subject site is not and has not been designated as forest lands by either Washing Lon County or the City of Tigard. As sta'ced in subsection 3 above, the land is , . designated urban and is committed to urban uses. There is no `T conflict between the proposed amendment and zone change and Goal No 4. 5. Goal No. 5 Open Spaces, Scenic and Historic t Areas, and Natural Resources i( ' There was no portion of the subject property that is within a designated open space, scenic, historic or natural resources area. The City's Comprehensive Plan and Volume II of • .- the Washington Comprehensive Plan Urban Area (June 1982) identifies that the site is not within forest lands nor the 100 ti: ix year f loodplain. The entire site is designated as "growth allocation" for a subsequent determination by the Cit..y of Tigard. . , The Comprehensive Plan mapping for the City of ' . � Tigard designates nates the property entirel y for urban uses. There is a designation of the stream corridor approximately located at the c; southeast corner of the site. However, any development of the , ' process for a "Sensitive r would require a hearings ation to the seasonal stream corridor site and alteration These 9 p "..e. sitive Lands Permit". 1: ;:. p lannin g designations and regulations have already received com pliance acknowled gment from LCDC. Therefore, the proposed amendments and zone change are in conformance with Goal No. 5 .ac • 6. Goal. No. 6 Air Water' �° 07 Goal , and Land Resources ��uality 1°7, o planning and zoning g 'r The proposed Lanni g amendments are in No conformance 6. All waste and process discharges �.�rmance with Goal le from threaten to vi future development shall hot th violate, or violate to applicable state or federal environmental quality statutes, rules and standards.s Upon annexation, the site shall be served by a sewerage processing system through the City of Tigard. Correspondingly, storm drainage and waste treatment will also be provided through City systems. A change to general commercial for this' site will also involve the same requirements related to indirect sources of air pollution for a site located within the :, 28 -- FINDINGS, CONCLUSIONS AND ORDER • ♦ t e, 4110 4110 • Portland urban area. 7. Goal No. 7 - Areas Subject to Natural Disasters and Haza rd. )5' * ' There are areas within the subject site that are subject to natural disasters and, hazards as defined under Goal No. 7. 8. Goal No. 8 - Recreational Needs . . . There will be no change in the requirements for recreational need by the proposed amendment and zone change;: The ,'b . site is not designated under the City' s Comprehensive Plan for recreational needs, therefore, the application is consistent with Goal No. 8. 0 - 9. Goal No. 9 - Economy of the State ao The proposed amendment and zone change will substantially aid the City satisfying the Statewide Planning Goal requirements for diversity and improvement of the economy of the state. The City identified in its Comprehensive Plan Resource Document (Vol. 1 ) at I-144 that it contemplated "commercial shopping development will occur along Pacific Highway on land zoned commercial which is closer in proximity to residential development than the highway oriented sites.ft Since its adoption in l983, this c cr ry ca d Subasotang tiHi ghinwaf ill 9of W° haos mmelcearl ly dpoveon pmeno t be hahe ccuerre 's necessitating additional lands to be designated for commercial. The subject site at the intersection of Durham Road and Highway 99W abuts the leading edge of residential growth areas for the City. This is particularly the case for medium to high density residential as the site is the Summerfield planned development and a 30 acre 'sitendesi designated for medium-high d nsit.. . residential to g 9 Y the east 101., b. Comprehensive Plan Volume T also provides that "ultimately, individual development decisions will be made on the basis of site availability, adequacy of the site for a particular purpose in terms of size and shape municipal development standards governing the lard,, utilities, as well as�accesslto highway and and proximity to utilities, 3 Y p tY to c7 ..of a mu sCit imilar nature. " p t r.In addition to this provision, provided the y has locational criteria Leria in the plan. ` Both the general policy and the locational criteria are satisfied for this site. There is a substantial absence of .vacant. .4 general commercial lands of 20 acres or greater in size is within the City planning area. This s also reflected by the Comprehensive Plan's statement that "the supply of 29 ?'INDIrGS, CONCLUSIONS AND ORDER r d^+ A 4110 4111 a developed commercial space is low, but it is expected that the supply will catch up with needs before long.!' The addition of this 22 acre site will substantially aid the • City in meeting its own economic needs, as well as, aid the state in providing a broader and more diversified economic base. The City of Tigard needs to designate this 22 acres as general commercial to provide for a more complete variety and selection of commercial uses and services, articular � p Y conve„ :ence shopping and the super market area, for this mark area of the City. c. Development of the site as general commercial, • as illustrated by the proposed site development plan, would ,, cover 22 acres and provide commercial. building square footage ' of 177,600 square feet. These specifications correspond 4: ' t, with the large parcel site oriented commercial developments already established to the west and north of the subject property. In addition, testimony submitted at the hearing identified that commercial uses contemplated for the subject site would be providing a wide variety of goods and services to a market having a population well in excess of 30,000. The proposed uses include a major regional grocery facility, a department store and other general retail services. There are no department stores within the surrounding general commercial and central business districts. The nearest department store is approximately three and one-half miles north on Highway 99w. There are a variety of commercial uses in a local economy which assume and incorporate a level of p = l services sometimes direct competition.etton. These commerce provide different levels of service for !she same products or a different style of produce e Each level and style comprises a portion of the total marker. share. Testimony identified that in the the south Tigard area, there is only one existing general grocery store, i.e. , Kienow's located in King City Plaza. Approximately a mile to the north in Canterbury Square is a Thriftway grocery store. The only other general grocery stores are located approximately three miles to the north in downtown Tigard. No super grocery stores are in the vicinity c;: within a three mile area. ce Evidence was submitted identifying that it is well established that grocery shopping needs of any given community involve competition between a number of different , :3 g eneral grocery stores. l orapopulation market in excess a) of 30,000 people identified in the U. S. Census, there is a substantial absence of general grocery sevices for the market in this area. Evidence was also submitted that there aj is only one grocery store for all of Census Tract 308 surrounding the subject property. The subject site is also suitable for a large drugstore facility. Testimony identif ied that a super drugstore operator was available for the site development. 30 FINDINGS, CONCLUSIONS AND ORDER •. // ,t r '1,r r Testimony also identified that there is an absence of large gi- drugstore facilities in the southern portions of the City of '". Tigard. The nearest large drugstore facility or super drugstore is located approximately three miles to the north in downtown Tigard at the north end of Main Street. d. The development of the site as general commercial , as illustrated by the site development plan would provide substantial temporary construction employment for the site. The development's general construction and '1,".\ . specific user alterations are expected to involve employment in excess of 100 people. After completion, the development is expected to provide permanent employment on both a full time and part time basis of approximately 250 people. By the very nature of this community commercial construction and services operation, it is expected that a majority of ' the employees; general contractors and subcontrators will ` come from this sector of the metropolitan area. "1 II . e. The site is well within the Portlard 0 • Metropolitan Urban Growth Boundary acknowledged by LCDC and ., s falls within the Pacific Highway corridor contemplated by ., both Washington County and the City of Tigard as appropriate for large blcck general commercial development locations. Thereby, the proposed amendment and zone change would be consistent with and would enhance the economy of •�he state under Goal No. 9. • 10. Goal No. 10 - Housing The cedes, nation of t e Ay. ect site as general commercial will elimina e • � 8 ou � n - units contemplated, r I' : '4,• by the City's vacant buitdable landt3 sur As a condition of ' , , a approval to the proposed amendment and zone change, the City will b . f housing units . through residential y housin un see' to provide these nee•e 1 y_� a density increases Bring a bsequent legislative and quasi-- judicial review oroce"ss. 3 9T Th feasib ,lity for the City to ` t .,b redistribute these 4 esidential units elsewhere in the City is illustra M! in y - raph V, B, 5 herein. The variety of 4)4,1 04 a. alternative areas for redesignation through the City establish that the City has ample o pp ortunities durin g the subsequent u 3 leg islative and quasi-judicial process ocess to maintain its housing y type and density. p Therefore . flexibility of 10 units er vacant buildable acre and provide for of hous' g loca -� 9 yp y• the application by conditi nal approval incorporates the replacement of t e 412 t r sidential housing units through the extended le siative and q . i-ijudici.al review process and g� , thereby complies ' th the ro • y p p ..v=isions of Coax No. 10. r 11. Goal No. 11 Public Facilities and Services t • .. The proposed plan amendment and zoning ng change y would be consistent with Goal No. 11 . The redesignation of the 31 -- FINDINGS, CONCLUSIONS AND ORDSR a a ,tie .. a 0111 4111 property to General Commercial would result in a timely, orderly and efficient arrangement of public facilities and services. The site is designated for urban densities as a result of being °°.<r within the Portland Metropolitan Urban Growth Boundary. Both � Washington County and the City of Tigard have designated the site " for intensive urban uses" Prior to its current annexation to the City of Tigard, the site could be developed unless urban services were extended through annexation. Full urban services can be ' extended to the site and immediately utilized upon annexation to - `' Tigard and redesignation of the property as General Commercial. • The site can be adequately served with sewer, water and related utilities. Such public facilities and services already adjoin the site and are providing services to both the General Commercial zone to the north and the Central Business District to the northwest. The City already has responsibility for the provision of public facilities and services to Tax Lot 100 prior ►� to the application. It is most appropriate and timely for the surrounding properties to annex and be served by the same facilities and services. Therefore, the proposed plan and zoning amendments are consistent with Goal No. 11. #4 12. Goal No. 12 Transportation The proposed plan amendment and zone change are consistent with Goal No. 12 and would aid in providing and encouraging a safe, convenient and economic transportation e' stem. As identified above in Paragraph V, B, 7, a Traffic Analysis report p has been completed for the subject site and surrounding area. The development of the site as General Commercial will not significantly change the existing Level of Service for the surrounding roadwa y networks. Testimony established that the proposed roadwa y improvements as of, • site development would alleviate existing traffic congestion near ) ' the site and provide additional capacity to incorporate full developm4^nt of the site without exceeding Level of Service C for the intersections in t c area. 13. Goal No. 13 - Energy Conservation CIL + e The land and uses developed.• land on the land shall be Fro managed and controlled so as to maximize the conservation of all i forms of energy, based upon sound economic principles. The same y Tigard Community Development Code provisions for energy as conservation shall apply to the redesignation of the property as in `articular, the development pt000sal as °° C;cr�eral Commercial . particular, `� i energy through ad ' � would aid in the conservation of ever identified above the enhancement of more efficient transportation modes and l use • patterns, reduction of travel ave distances between residential and commercial areas generally increasing densities of land u ses at the, site and enhancin . the prospect for mass support � enhancing P p y_A ridership. functions of p proposal pert function the develo p the finding for energy conservation upon the City's Comprehensive 32 - FINDINGS, CONCLUSIONS AND ORDER "\fij,/t)( S-1 ' .,11 0 0 , units to enable the City to maintain its housing standard of ten units per acre, requiring a redesignation of other properties within the City for an increase in residential density of 412 un '-418 units. , Therefore, it is concluded that this application should be - approved, subject to the following conditions VII. ORDER .. . IT IS ORDERED BY THE CITY COUNCIL OF THE CITY OF TIGARD that , approval of application CPA6--86 and_Z10-86 is hereby granted subject to the following co • • ioniT---;› N A. Replacement of re idential housing units N must be approved by she City Council hrough the replanning and/or rezoning or of - properties within the City. The proposed plan amendment an• zo e change shall not become /}} effective until such replacement ( : housing is approved. i B. The location of such replacement residential units ' shall not be situated as to effect 'a substantial adverse traffic .. p p -: impact upon Durham Du Road The appl 'cant shall e(entitled .C® apply fo end I .:. .. comp,le -e site dev lopment rev , and all ether relat d land '. deve pm:ent apps val processe . Such to develop ent a ,,i ' rel ted review approvals sh l be condi oned upo,n//compli ce w' h the requi ements of Par a•ra.h above. .... ' IT IS FURTHER ORDERED that application for U .- han e' for the above described replacement re i e i l 1-io in units is hereby initiated by the City Council Ale p anning s a is hereby directed to rovideifo and carry out its reponsibility Y p , n relation to such process, and the ti pret+e '4 g ,�►�� Code Sectio 18.,30.030 t ,•� . . designatc�d��y in the Community Development Cod _,. for .3.4..,-q- 4.... - .changes is hereby waived. ? ,� A. o ' r is day of December, 198 e_ u�.� rt--- ....._.. . LL. - -... . TIGARD CITY TY COUNCIL ." 14. ' it( r ti'''7,1( ( A * Li/ zil v 1, John Cook, Mayor 4 ATTEST: 34 FINDINGS, CONCLUSIONS' AND ORDER` - , -- - •- • ' • . • .-.. ).......... . .... . . LEGIBLITITY'STRIP „- - ': • - .. ', ., .- - .--.... -- . _- ' . . __-,, .- .:-. ,.. .. . - .'--: . -':.• ._. ----- . . . . . ...... .. - . •: .. ,- .• ... .• •, ...,,, i I 1 , 4 , .. .• ..,__.,. , • I 'll' k .., ... ..*1 . • ... ,.. ,• t.., .. . r , . c. . ... .„ . _ ..z , . . .. r .,..., ...- _ . ..._ ■ N • i' . Ill, "°%'4 ::::::::) l 3.3.29 .� jqWoorhod Commercial (NC� Characterization: This class of uses includes retail stores offering goods and services needed by neighborhood residents on a daily or weekly basis. Office uses are not included. These uses should be grouped on a site of 3 to 10 acres with a gross leasable floor area of 30„000 to 100,000 square ' feet. These groupings generally require a market area ranging in population • •, from p ople. Specific consideration should be given to 2e,'500 to 40,000 e e, encouraging the development of small businesses and protecting existing ' r 1 small businesses, ; . Location Criteria: The precise location of these eye uses should be jointly 1 determined•by market factors' and the community panning process. GenaArally, they should be located at collector/collector, collector/arterial or r• arterial/arterial intersections tv allow for exposure and access. d cone:vial centers should •m; Neighborhood generally be no less than 3/4 mile ` apart. Neighborhood ood.art Ne commercial uses should be located on land served by . and sewer lines with a moderate capacity.p water an Development of all four ?. : . ..� quadrants f an intersection and strip commercial development lopment will ,be : prohibited. as ee Community Business 0 strct _(CBD) 1 Characterization: `This class of uses includes commercial activities,, offi-» o2 (.9 `i. ''J ces, and moderate to high density housing. These uses should; be grouped on I . a site of 10 to fi0 acres with a gross' leasable floor area of 100,000 to i 300,000 square feet. Commercial uses in a community business district sell 1 a y goods services,_ and generally r market area wide varlet of � oods and f'. .,, ranging in 0 in population fro m 30,000 to 150,000 people. tti boa : : ., , ,' ■* . it...■I't:::;.; .'. N ! L . ' * • 0 . . ., ... • I. ,, .... .. 3.3.3a b'. Location Criteria: The precise location of these uses should be. Jointly •e,e determined by market factors and the community planning process and should . complement'existing uses. Generally, a community business district should z be located at arterial/arterial intersections and on trans routes. Community business districts should be approximately 2 to 5 miles apart. ,,, They should be seev d by moderate capacity water and sewer lines. ;- r Rc Tonal Business District !: ' • ' ��a � � � ■ Ado � 'K�q��/_� ,-• Characterization: This class of uses includes commercial activities, off i.� e. ces, and modes e,te and high density residences. These uses should be grouped '` - on a site of 30 or more acres with a gross leasable floor area of 300,000 to ,'a• x,000, 0O square feet. Commercial uses in a regional busine es district sell. • a w)Ide variety of goods and services and generally require a market area population of at least 150,000 people. o It a need `'er a new regional business ... Location Criteria: T�. is doubtful 'that. district beyond those already planned or existing in the County, can be pro- 4e.• ven. If and when the County's population could support another regional `• business district, its precise location will be determined by an amendment to the comprehensive plan. Generally, a regional business district should e . u o be located in proximity to an arterial interchange and on two or more tran o . ›. sit routes to allow for access from several"directions and by a variety of F. means of travel • It should include a variety oi�' conmunaty uslAs such as day ,. r care, library and other such use iy'i addition to major commercial and high density residential uses. It should bey:served by sewer and water lines With moderate to high capacity,apac ity, and should not cause undue traffic congestion on adjacent streets or on access routes leading to these adjacent streets : ' '''-' (. , ' 1 1111 . 41 '\:S.*. . ' ° '. " , ) , (, 1 .''S .0 Ile 8. Goal No. 8 - Recreational Needs ''. , Essentially, there will be no change in the requirements for recreational need by the proposed amendments. The site is not designated under either comprehensive plan for -? ' - recreational needs. Indeed, the site does not lend itself to the purposes of developing recreational needs,, Therefore, the .� � proposed amendments would be consistent with Goal No. 8. 0% ;..1.. 9. Goal. No. 9 - Economy of the State . The proposed amendments will substantially aid the City r :. . of Tigard in satisfying the Statewide Planning Goal requirements for diversity and improvement of the economy of the state. Earlier, the City identified in the Comprehensive Plan Resource • Documlt (Vol. 1 ) at 1-144 that it contemplated "commercial ,�' shopping development will occur along Pacific Highway on land I. . ., zoned commercial which is closer in proximity to its Lal 1 . development than the highway oriented sites. " adopv.ic!: in 1983, this has clearly proven to be the cae. Substantial in fill of commercial development has occurred now necessitating , P additional lands to be designated for commercial . The subject m Highway abuts site Road and Pacific H�.ghwa site at the intersection of Durham , ,• z , th e leading edge residential growth for city. , .� ,� r is particularly the case density residential r as the site is located near the Summerfield planned development \.•, 1, and a 30 acre site designated for medium-high' density residential . to to the east. Volume I also provides that "ultimately, individual development decisions will be made on the basis of site .,`;. *. ;, availability, adequacy of the site for a particular purpose in ",. • terms of size and shape, municipal development standards. , ` governing the land, topographical featurc-s, availability and • capacity of utilities as well as access to highway and proximity 4 Ga to uses of a similar nature." As identified in Section A above, '` .T these locati.onal criteria are all satisfied for this site. There 1 .• general ,� ' is a substantial absence of vacant ene�ral commercial lands �►re2® acres or greater in size within the City of Tigard i i This is also reflected by the Comprehensive Plan's statement that " ® ' the supply 3r wl+Wveloped commercial space is low, but it is e supply_.w will up with needs before long. m' r � expected that the su 1 �x.l�. Catch The addition of this ntially aid the City �. � ' ' � �. acre site will substantially in meeting its own economic needs, as well as, aid the state in providing a broader and more diversified economic,base. The City w; � ' + t - of Tigard needs to designate this 22 acre site as general r S P variety` provide for a more complete varlet and selection commercial to rov { -i of commercial uses and services for this market area of the City. • r As previously stated, the City's general commercial district is •. very • M Washington. � g Plan, 1'1 a` _ The County � ver�ne5sml�i�s tr�ctsrte� tivashin tin County andy�Cin Comprehensive City co►�mulan, b xs Volume II, Section 3.3.29•`identif es that this class of also (,includes commercial activities and offices. It is p " � grouped orl a site of 10 contemplated that these. uses sh ld be ro Page 9 h . y .. � i' 1 ,� r M n r -ft.., 00 . to 30 acres wi '.h a gross leasable floor area of 100,000 to r 300,000 square feet."B1 `• , -: Commercial uses in this distract � ,•, ' >.. expected to "sell a wide variety of goods and services, a. • g, g • p , generally require a market area. ranging in �o ulacion from 30,000 vaf .. to 150,000 people. " The prevosed Albertsons' development plan covers a site of 22 acres and will provide commercial building square footage of 177,600 square feet. These specifications are clearly within the contemplated large parcel site oriented . •'' commercial developments already established to the west and north ' Of the Albertsons , property In addition, the commercial uses Y providing a • . ... cont�amplated for. this site by Albertsons ' would be g wide variety of ';'. ' y goods and services to a market area having a • i` . : population well in excess of 30,000. See 1980 Census Reports for Census Tracts 304-308, 310, 318-320, 64-67 and 203. The r ,, F oposed uses in the Albertsons, development plan ' include a major regional . � gional grocery facility, a department. store and •, general There are no department stores �" other eneral retail services» within the surrounding general 'commerc.lal and central, business ° _.," districts. The nearer t department store is approximately three ', and a half miles north on Pacific Highway, Meyers. .:There. are a variety of commercial the Tigard Fred .. . 9 Ys . economy which assume 'al uses in a . local. ' direct . competition. These �commercialorservices sometimes provide different levels of service for the same products or a different style of the product. Each level and style comprises a portion of the total market share. south Tigard area, there is In the so and ,a , • only one existing general grocery store i.e. , Kienow o s located in King City Plaza. Approximately a mile to the north in • general Square is a Thriftway grocery store. The only other : , gen ral grocery stores are located aroximatel. three miles to ' : approximately g b.. the north in downtown Tigard. ,v, ',,. .. It is well established that the grocery shopping needs of any given cdmmunity involve competition between a number of ' identified. '. .. different general grocery stores. For a population market in excess of 30,000 people in the U. S. R p Census, there is R ' a substantial absence of general grocery sevices for the market ., in this area. In fact, there is only one grocery store for all of Census Tract 308. The Alhe t s development plan includes a unified 4 structure with three large users. The third large user would be a large drugstore facility. There is an absence of large Tigard. facilities ties in the southern portions of the City of ,.. � dru tore facil.ita.es in the C T rrd3.matel, • three miles large drugstore facility is located ' pp y iles� to the north in. downtown Ti.gard.. at the. ' north end of Main Street. The Albertsonsv proposed development will also s. o ra substantial temporary construction employment for t he site...... The p develoment's general.. construction and specific User alterations . are expected _.. , , 100 people �' p Y _. t� to involve em la meat in excess of After completion, the development proVide permanent pem to meat 'on both a full .��. �� expected • to ' � n� P p p t' 1 �. y aid, part t:im ., basis of ir t ,a n a page 10 r r 1 41410 (410 approximately 150 people. By the very nature of this community commercial construction and services operation, it is expected that a majority of the employees, general contractors and 1 subcontr,ators will come from this sector of the metropolitan area. Finally, as this site is well within the Portland me; ro p olitan Urban growth Boundary acknowledged by LCDC and falls within the Pacific Highway corridor contemplated by both Washington County and the City of Tigard as appropriate for large block general commercial developments, the proposed amendments would be consistent with and would enhance the economy of the state 'under Goal No. 9. 10. Goal No. 10 Housing The redesignating of the Albertsons' property as general commercial will eliminate the housing des;gnations for the property. However, an analysis of changes in the City's g g 1 house azoning and redesignation of adjacent residential property will enable the City to allow general commercial on the site without causing a conflict with Goal No. 10. After the City , adopted the Comprehensive Plan and the ' buildable lands unit per acre calculations, the City has approved residential zone increases in density. Comprehensive Plan Amendment and Zone Change 4-84 redesignated community o professional zoning (offices) to residential 40 units per acre • (R-40 ) . This site consists of 4.3 acres and provides an ':.: opportunity for 172 residential units. Comprehensive Plan Amendment 20-84 and Zone Change 13-84 redesignated 2.9 acres of residential property zoned R-12 to R- •,44 25. This p 38 potential residential � aye resents a net � � units of 37.7 or ...8 units, t increase in otentia ` comprehensive Plan Amendment 6-85 and ''° � p Zone Change 7-85 redesignated 1.5 acres Zoned. R-4.5 to R-7. This represents a net increase in potential residential units of 3.75 or 4 units. at 8 : that Planning G ,on t • It should be noted: t�'•pit the Statewide Pl g Goal 10 Housing does not require the actual implementation of residential y lands at the densities. .y requires that he fanned densities The Goal. merel re u .. ®00 . , there be a,►t "opportunity" � From the stand o�ugh the a for this.., housing densities through .. various applied classifications. standpoint of calculating consistency with statewide planning goals , LCDC only requires that the zone be analyzed for its ltopportunity,r. It is recognized that some of these three planning and zoning amendments may have developed or committed the lands to lesser densities t the ,'''.1., her density zoning remains upon the land. Over a20 ;_ear eriod, there is the potential for the increased densities coo be realized through additional development or reconf +g �,l uy existing ation of existin s true Lures. f Page 11 i a , MEMORANDUM CITY OF TIGARD, OREGON TO: William A. Monahan November 18, 1986 Director of Community Development FROM: Elizabeth A. Newton, Senior Planner Gf'. SUBJECT: NPO #6 Buildable lands Tax Map 2S1 15BA Tax Lot 100, 200, 300, 400 for an assess You have asked�� meat of how the area was calculated as buildable 4 lands for the a,Dove tax lots I find the following Tax Lot 100 — of 2.84 available acres, 2.50 was calculates as buildable The remaining land was subtracted to Y, accommodate an existing residence. Tax Lot 200 — of 3.75 acres available, 3.30 was calculated as buildable. The., remaining land was subtracted to accommodate an existing residence. - Tax Lot 300 - of 2.78 acres available 2.30 was calculated as • buildable. The remaining land was subtracted to accommodate an existing residence. 400 —Tax Lai. 2.58 acres available, 2.58 was calculated as buildable, The remaining land was subtracted to ' , accommodate an existing residence. - EAN:bs225 .i, .� , mss I CO 1, ^' . u 0 r d' ..,.W ' ( y , 410 r TIGARD CITY COUNCIL If �t�j^' r J REGULAR MEETING MINUTES -- NOVEMBER 17, 1986, 6:30 P.M. 1. ROLL CALL: Present: 'Mayor John Cook;. Cauncifors 'T'om Brian, Carolyn Eadon, Jerry Edwards, and Valerie Johnson; City Staff: Bob Jean, City Administrator; Bill Monahan, Communty Development Director; Randy Wooley, City Engineer; Tim Ramis, Legal Counsel; and Loreen Wilson, Acting City Recorder; 2. STUDY SESSION -- LIBRARY BOARD a. City Administrator Jean reviewed the proposed revision of the • City Organizational Chart. A traditional City Organizational Chart is divided into many departments with each Department Head reporting to the City Administrator. The proposed "programmatic" organizational chart would be reduced to three major departments: 1) Public Safety 2) Community Services 3') Community Development The Library, in the new Chart, would become a division in the Community Services Department. (The Library is now a Department.) b. Library Board Chairman Richard Bendix on outlined the Board's concerns with this new Chart: o The Library Board has enjoyed a unique relationship with the City in the past. They have been able to negotiate, in some instances, for the overall benefit of the City± which otherwise may not have been possible through any other department. • o Thirty—nine municipalities were contacted to ascertain • what the organizational structure was like for their j ay libraries Out of twenty—nine responses, twenty-eight ••..' indicated that their libraries were a separate organization and not combined with other City functions. o The Library Board feels that the present system of ; management g merit has worked extremely well to date. The Board has serious reservations about becoming less than a City department OD c. the Council, Board and City O t:. c. There was discussion am Administrator concerning the time constrains the x y Administrator. Should the City Administrator be involved in the 6rl daily "nuts ancc bolts" operations of he Library? CD d. The Board questioned the reasonin g of g roup in g the Library with Finance and the other divisions of the Community Services Department, Page 1 — COUNCIL MINUTES - NOVEMBER 17, 1086 . , Allik , _ ' , '% i. Councilor Johnson requested that staff report on the Beaverton portion of Murray Boulevard as so:n as that information is 1 available. 1 7. PUBLIC HEARING ' AL tRT ONE 'CPA � 86 i ,,,ZC 10-86 (NIPO No 6) Request by Jones & Emma Jean White; Herbert & Betty Dayson; H, C. and Amy Randall; Gary & Nadine Randall; Donald & JoAnn Randall; Health Resources, Inc. , ; and William Brownson (ALBERTSON'S) for a Comprehensive Plan Amendment from Low, Medium High & High Density Residential to Commercial General and a ZONE CHANGE from R--4-- : (Residential 40 units/acre), R-25 (Residential, 25 units/acre) and It; R-4,5 (Residential, 4°5 units/acre) to C-G (Commercial General) on property located south of Durham Road, east of Pacific Hwy. and west of ,.,). . : 113th Avenue. (WCTM 21 15BA, lots 100, 200, 300, 400; & 2S1 1SA, lots ... 2800, 2802, 2900, 3000, 3001, & 3002. ( of Public Hearing - from November 3, 1986) Cc�nca.nuation a Public Hearing Opened h. Councilor Eadon declared a conflict of interest concerning this agenda item and, therefore, will be abstaining from the discu3sion and the vote on the issue. c. Councilor Brian declared that he has had a large number of people ' contact him by telephone and in person regarding the land use ' , proposal.. These contacts are split just about evenly before and against the zone change. People have expressed concerns about traffic and their preferences of one type of traffic over another, preservation of trees, the need and/or the no need for this type of development. The general information was basically . •` opinion 4nd he still has an open mind on considering the facts of hearing and arrived at no conclusions. d. Community Development Director assessed the history of this agenda item overall. Two memorandums were sent to Council on '„ , their packets. In the, memorandum this issue and included in November 7, 1986, staff addressed the housing density I dated issues and what Council's options will be. If Council decides to make the Comprehensive Plan change, there are a lumber of issues concerning how the City could make up the lost housing CL opporthnity throughout the community. This burden of GC either rest with the City, with the applicant, responsibility cai'1 e O7r or a combination of both. The Community Development Director advised that in the - mo applicant's proposal, they pointed out that there would be n . ; CD excess of 600 units of lost housing opportunity, A memurandLm November 17, 1986 prepared by the Community Development • dated Nov p' p Director reflects calculations wherein he proposes that approximately 412 units will need to be made up, The Coinmun . .y Development Director then explained how he arrived at this calculation difference, i .. Page 8 - COUNCIL MINUTES - NOVEMBER 1?, 1986 . -M n w • 410 410 zs Community Development Director advised that there have been two Comprehensive Plan Amendments that totalled an addition of 42 units with no change in acreage. The Council may decide to allow these 42 units to be used as a setoff when considering the need / .' for the additional 412 units. This would mean that the bottom line would state that 370 units will need to be recovered. Community Development Director referred to maps to illustrate the actual buildable land currently in the City. He also referred to a map included in the Councilors' packets which highlighted those Co- areas which may be nominated to make up the densities should this rezoning take place. If Council so directs, staff is prepared to present a variety of methods for the recovery of the housing opportunity. • e. r'...cy Engineer reported that he has reviewed the Associated Transportation Engineering & Planning, Inc. (ATEP) traffic analysis. He stated that he would feel comfortable with the analysis if the property were zoned for the proposed development today and the City was looking at a site development review at this point. The traffic analysis is quite adequate and points out the types of improvements that would be needed on Durham and Pacific Highway to accommodate the development the applicant has proposed. The City Engineer has received revised pages missing from the earlier traffic study and said he is quite comfortable with the calculations which also resolve questions the County had ° concerning the traffic projection. The NPO questioned the adequacy of the turn lanes on Pacific Highway. This is something that should be reviewed at the time of site development review if we get to .that point. The City Engineer noted that this would be quite easy to resolve. The City Engineer commented that the traffic report contains the data which would be needed for evaluation at the time of site ' rev lw. The City Engineer advised that the Council may want to review the impacts of all of those Comprehensive Plan changes on �..j the long•-rafge traffic generation in the area and hh r these changes should then be transferred as revisions Transportation Map in the Comprehensive Plan. �.° f. Testimony Proponents o W. Shonkwiler, 5750 S.W. Carman Drive, Lake Oswego OR CD 07°34: was present representing Albertson's and addressed the —I housing issue, Mr. Shonk,oiler• explained how they calculated r. Page 9 -- COUNCIL MINUTES - NOVEMBER l/, 1986 , 411 the 1111st density which was somewhat different than the way ,r City staff had done their figuring. . However, Mr. Shonkwiler 41 noted that tG final figure was 412 and if the 42 units added through rezo Ong since adoption of the Comprehensive Plan are subtracted, inen the net units to be added would be 370. Mr. Shonkwiler pointed out areas on a map which he and his staff felt would be good candidates fer14$1anning change to 4 . accommodate higher densities. Mr. Shonkwiler recommended City Council approval for this project conditioned upon the 370 units being made up. He •.2(•';• suggested that City staff could be directed to start the ' legislative process to accommodate the transferring of density through rezoning. He also requested that City Council grant conditional approval to allow Albertson's to go forward with the site development review so that they do not lose time in the process. . , ,,..: Mr. Shonkwiler noted that in their Traffic Engineer's study, .. . that an additional 463 units could be added on Durham Road. :. ' Therefore, there is still is capacity left 'even after Albertson's change to commercial. ! ' . i. o Richard Woelk, 16016 S.W. Boones Ferry, Lake Oswego, OR 97034, • Traffic Engineer for Albertson's also testified. Mr. Woelk explained this Albertson's'project will be adding 177,000 square feet of commercial space which then will produce an increase of 6,500 cars per day (24—hour period). .: Mr. Woelk summarized the traffic conditions which now exist ' - and then explained how the additional traffic generated by this project would impact the area. Substantial traffic improvements are needed on Durham Road as well as .' modifications to the access to the Summerfield at some point past the Summeriield developments A traffic signal will be needed at the Summerfield intersection and in order to accommodate a traffic signal , revisions will be necessary to the Summerfield access, i.e. , multiple lanes out, by removing the concrete island. Mr. Woel?., le'..e1,ewed some of the options presented in his report gin. C rletn. '`; ''. ''•:J r wt the increased traffic could be handled. He also cc noted 't'IA,t p,ijor improvements would be needed downtown before a 'developmeAL such as this could be placed there, question posed by + " In response to a uestion osed b Councilor Brian, Mr. Woelk reported if high-density residential (for which it is cp presently zoned) were placed on this site the amount of traffic would be virtually the same as would be created by this commercial development., However, the peak hours of usage would be different. Mr. Woelk also pointed out that if this parcel were to be developed as residential, there could be up to five additional driveways on Durham Road as opposed to the y one lceeat on for the commercial Proposal. Page 10 COUNCIL MINUTES NOVEMBER 1 7, 1996 • w } {F , 1l a t! ".. .n.. ., was -. '''L `' . ,�, `NI wr .. 40 .: ; o Don Duncombe, Real Estate Manager, Albertson's, Inc. , 10230 • S.W. Hall Boulevard reiterated if Albertson's is granted the right, through zone change, to develop the property they would pay for all of the improvements thereby making the traffic situation better than it is now Mr. Duncombe said Albertson's is committed to make this a showplace for Tigard. He believes this development could capture a large share of thn $9-12 million of dollars per year leaving this area. ,4" o Gary Thornton, (engineer), 4806 N.E. 26th, Vancouver, Washington said he was hired by the Willowbrook people to view the traffic study for this site. He has found no problem with the traffic study and it will work for Willowbrook. o Steve Ward, Westech Engineering, 7000 S.W. Varns, Tigard, Oregon. Mr. Ward is the civil engineer on the project and advised he was at the meeting to answer questions concerning ' the site development access. o Jane Tye, 15650 S.W. Old Orchard Road, Tigard, Oregon, signed in as a proponent, but wish to address the Council on concerns she has regarding the development. Ms. Tye asked that the council take care to see that the developer follows through ce. with what has been promised if this proposal is approved. She is concerned about the change proposed for the entrance of Summerfield and wants to be assured that it will be done properly. gyp,. m opponents v Phil Pasteris, NPO #6, expressed concern over the traffic study and what he perceived as lack of projections for future traffic impacts on Highway 99. o JIB Bishop, 3604 S.E. Oak Street, Portland, Oregon 97214, is a commercial property owner in the Tigard area. Mr. Bishop 7'i addressed several concerns including the lost density issue, future build—out of the area as it relates to the transportation study and off—site traffic impacts. Mr. Bishop contended that the downtown area could handle this • proposed commercial development. He cited the recent LID CL improvements off Main Street which would facilitate commercial " " GC growth of this type. He concluded his remarks by saying the OD Council should heed the Comprehensive Plan, growth management policies and economic policies which are now in place. 001 °g recommended that the City Council . Community Development Director re ce first make a determination whether or not the Comprehensive Plan UJ Amendment is justified in accordance with the criteria within the , 4 Comprehensive Plan. From the presentation given on November 3, ' x Page i1 -- COUNCIL MINUTES — NOVEMBER 17, 198 6 ,rs d + b1 the Comm pity Development Director, at is point, still adhered d ' .1. to the recommendation for denial. If the City Council determines that a Comprehensive Plan Amendment is justified, then housing density iseues must be addressed. h. Councilor Johnson asked the City Engineer if he was comfortable with the traffic study as to whether or not it addressed future traffic projections adyquately. The City Engineer responded that he was satisfied with the traffic report. i. Public Hearing was closed. j . Mayor Cook said the first item to consider is whether or not the Comprehensive Plan Amendment (CPA)is justified. There followed • -.\. considerable discussion on this point. • :w o Councilor Edwards said he had no objections to the proposed CPA as long as the criteria is followed. o Councilor Brian said he supports the proposal. One of his key °., concerns was that if the land is changed to commercial usage, ., then it should not add to to traffic that otherwise would have M . been experienced with the property as currently zoned for :: high--density •residential. The traffic study indicates that the increase in traffic will be negligible. Councilor Brian `' noted his desire_ to ascertain if the density transfer is feasible. • o Councilor Johnson basically agreed with Councilor Brian. She commented that time would be needed for each NPO to coneides the zone change and report to the Planning Commission. " " o There was lengthy discussion on the density transfer issue. y At the conclusion of the discussion period, Councilor Brian went through the density iap and outlined some possible t ;4, •., changes which may be possible in order to accommodate the lost ‘- density if this property is to be rezoned as proposed. k. Motion by Councilor Brian, seconded by Councilor Edwards, to give tentative approval of the Comprehensive Plan Amendment as + proposed contingent upon density transfers approved through the land use application process, with no density transfers abutting a CL ,, Durham Road, and directing staff to prepare findings of fact rioting conditional approval for Council action at a future meeting. The motion was approved by a -0—i vote of the. Council present; 4 ap Councilor Eadon abstained from voting. W .a 8. TIGAR3D TRIANGLE STUDY REPORT a, City Engineer went over the report that was delivered to the Ciey Council. .- ,4 Page 12 - COUNCIL MINUTES - NOVEMBER 17, 198 y,y ,a r p • ti• ($ O! w L ' MEMORANDUM CITY OF TIGARD, OREGON • • sr r. TO: Members of the City Council November 17, 1986 "WM: William A. Monahan, Director .,a. Community Development SUBJECT: Albertson's CPA 6-86, ZC 10-86 Housing Density • • • In reviewing the information provided by Albertson's in support of its comprehensive plan amendment, I noticed that an error was made in determining the extent of the impact of the p proposed change on density. I found that the 1. applicant estimated that a change in designation••would result in a net loss of 659 r' _�.•,'., s of housin g opportunity.nit This number, = believe, is hi g h because the he•p net loss of buildable acres has not been taken into account. For every acre potential .housing. Thirty, hart of a loss of 40 units of eliminated from the buildable the 40 units need is Y be made up, since 10 units, the required average density, can be deducted for each acre. For example , if we ha t residentially zoned land, we would need 1000 units of o er► »ial y we had 100 acrez o housing p to maintain a density of ten. If 10 of y acres c►r R�AC,� are eliminated, 400 potential units are lost. This can be shown on a table as ( ' follows, •o�• I ACRES UNITS OF OPPORTUNITY 100 1000 Rezoning cau ses loss of 10 400 Remaind WW1. ep, 90 600 Here 90 acres "- Ain and 600 units of potential housing. Since the goal is 10 units per acre, 900 required units. Although 400 Units p 0 units are re u:�red for the 90 un were lost, only 300 need to. he made u.. to maintain . y N p a density of 10 units per acre Following is an.analysis of the buildable lands inventory completed in 1983, updated for acknowledgement in 'une of 1904, and modified` by recent Comprehensive Plan changes, -...," • D • £t, F Ili, 0 : BUILDABLE LANDS ACRES UNIT'S .1 LCDC Submittal 1306.57 11,770 _. ' CO A 4-8 4.30 -+r._ 172 1310.87 11,942 Council Action in June of 1984 .en Chang .ng 233.49 acres of _m .. R-20 to R-25 No Gain 1,168 ,,, 1310.87 13,110 - LCDC accepted the redesignation of all R-20 to R-25. Our acknowledged plan -.. included 1:..410,87 acres. The applicant listed three comprehensive plan changes since 1984 and asked the - v'. Council to apply these changes to the overall net acreage and housing unit opportunities in the City. The changes affect the plan as follows: ,� • CPA 4� -., 4-84 No change. It was included in Acknowledgement. CPA 20-84 No change in acres + 38 units " i CPA 6-85 No change in acres + 4 units TOTAL 1310.87 13,152 units The proposed . . g Albertson site will reduce both acreage and -., total units p pose re esi nata:on of the Albert ACRES UNITS 1310.87 13,152 Reduce e. R-40 (10,68) (427) R-25 ( 7.15) (179 ( 2.85) ( ,13) TOTAL 1290.29 12.533 -' 1. • is The loss of 20+ acres of buildable residentially zoned land also results in a - decrease of opportunity. The net effect is this: ce >° X 10 Units Ac chats of opportunity 1290,29 Acres 12,533 I.- / re Goal q by _ sing � 12,903 Units re uiree b the, Metro H��, Rule Z- A total of 3 70 units need be added to Tg. ard's housing o_p p orto ni t y ILI If the Council chooses require that lost opportunity created by the Albcr~tson's change be made up nov, exclusive of the 48 units gained in prior amendments, 418 units need to be redesignated. Only 0.58 of y f the acres zoned fl-40 were shown in the Buildable LAnd Inventory. The difference results from the deduction of housing units' and . :"• surround h land from the total not considered buildable under the meth: •: used by the City, e • If the Council chooses to direct the staff and Albertsons to evaluate possible Comprehensive Plan changes to rezone to gain 3 70 nr 412 units, it may wish to , consider the following exhibits A. A table of the 1984 buildable lands ,. 8. A table of the 1984 density opportunity in each NPO �•j a ` C. A map showing vacant land near the site which could be zoned, and D. A table showing possible density gains for specific, rezonings in the area near the site. • • • • • • I: A n /br19a • v� . r F r. OLP • LEGIBILITY STRIP 0-0T 3BD'd/SZSNO 60T'ET SSINn L8'OT£T MOH ST 66S E8Z 6SSS: TES L06Z nit S'SS LLV 8tOZ' T6T 801 9 S INm 861rt ZC IT LT`ZZZ 86'SE SS'00Z: L8 089 60'6L. £6:'95T LE"8tfii OS'E9 EZ''tS 86'S S383'f? s3N ZS'L9T t'Z_`8 Lfit'LS 98°TE 6L'TZ - 9t'tt+ TZ'T8 0'T L 99'0T -- Z 'IT t9'ZS Z8'ZZ t•T''09 98''8Z' 09'ST 6t°OE TO'Z£T 9S-US 9 L£"S9 SI'S SL°Tt_ 6t'I LS'tE 69°Z S 68't c.t. £0`9Z SL'O t 86'S EZ'tS 86'5 tO-Z LS'LT 50'9T Za-p 9L'9 8L'E' EE' T Oit-a Cad}SZ'-a)i sr-1T Cad)=Zt-ti Zttt (Od)L-U L-21 Qd}S't?-2i 5'6-21 E:-2i Z-2i T-H 40T34sT 7 01ty? ..,.c s92n6Ta p;-p/)j soulta tt OOV'r 43913821 or 98/Lt/TT PesTAGH c. > 1984 HOUSING • B DENSITY OPPORTUNITIES IN EACH ..NPO HOUSING UNIT % OF HOUSING , AVERAGE DENSITY FOR BUILDitik r d NPO ICRES OF BUILDABLE LAND OPPORWNTIFS DisNSITY OPPORTUNITY LAN IN NPO +�. fi . 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Li)sf,w: ;, �»;. .,r� _ ....�., ,_ . ._. '., ..•..... .........................«m.._ ,_rte.,,,,. ,.,a�. «, .«,.,.-...�«;,.d.,..,�d«»�..,.�..�,� � �� . - .,., _ - w 1I j ."' rt- '1.Y 1 a ..,_U r: ? ..4 *4:4r.'.'�a ' l r 1'•.7-� I ''' a T w 61. 14 1 l.f. .4 Mr 'µq1' a S , i J: J, .« s Oa ,s I I w�w F v � !• rV -.1 . r `''+� ASPEN HOUSE 2 a.; , `M :, Black Butte Ranch, O goon 97759 �:', (503) 595-6l88 x `" ; Nov. 8. 1986 Keith.th Liden H,9 ,,, . = Senior Planner City of Tigard .:r P.O. Box 23397 y ' ,, Tigard OR 97223 �� Rea Proper on S.W. 1...._1 and Durham Road J, `:' r, Dear Keith, y , our for our het P on the phone the other day ' ~ ' 4 when I inquired red about the progress of Albertson '+'i ' , hopping center hearing. You were patient and A.‘ , empathic. r You might ^ti_',, y �°i - 'ght be interested in the enclosed copy of A '' a letter J. sent to the City Council. .` p g � . ' Would you ou pease arrange a have. sent to me, at . = the address below, any notices or information y ;' affecting our property? We'll be here until April. ,, .> . ' Sincerely, Iz * * 4'.' ,„ c.),...71 ,* , '''', -- `'-'4;;;,..c.i....,,,1/4.,,t.„eat 07/L1 4.4 ^ w Donal W. McIntosh Sr. . :. 1302 West Ajo Way #372 T,,ucson AZ 85713 602-746-0243 ic4',■ '!u r x k�y 7 fYl 9 A, + , 1` y Oct. 8, 1986 • n �G *,.,.1 ' 'r City Council ,, City of Tigard P.O. Box 23397 .4 Tigard OR 97223 a K Re: Albertson Application, File CPA_ 86 & ZC 10-86 �.- File • ` Attentions Loreen Wilson, City Recorder x, µ. ; We do not object to a shopping center at Pacific Highway and 4 �, Durham Road, but we do want fair and reasonable treatment of ``'. rk,�;,4"h,, our interest in the McIntosh/Bishop property on S.W. 113th and Durham Road, in three particulars: :.Yri � 4,r � 1. Avail our property with sewerage service at the same '. ., time that the shopping center is serviced In a telephone conversation with the ro •J ect many t r of Unified Sewerage P g .' Service in September, I was told that Albertsons will have ,''° two options: one, to tie in with the Summerfield Trunk Line; , , _Y and two, to tie into a line on Pacific Highway. I � ry C , We have waited several rY ed�s unable t o develop elo p our property pe rty � � j p _ becaue TDC successfully delayed obligations to extend the sewer to Durham Road, making it available to a our property. Now that litigation between TDC and USA has x �..� g sn ; • been resolved and the line can be extended. a. , , : ." No newcomer in the development of this area should have F it 4 ry,, sewerage service before those of us who have. waited so Tong. Plans for extended sewerage service should include all of the relevant property south of D3.rham road and east of . • + Pacific Highwa y, not just Alberts ons shopping cent er. y i� <', .' 2 Keep sho.. in center v • p pp g-� vehicular traffic off S.W. 11Th , + ,: ,, Avenue. The medium density zoning along S.W. 11 3th will " .y create development that will produce enough extra traffic on that street. 3 Protect the aesthetic requirements of residential zoned . property east of the shopping center by creating a, sight ce barrier between the commercial shopping center and its co back- - "' topped parking space and the residentially-zoned property y on S.W. 113th avenue. x o WNW Sincerely • t� W / ,''a//e(e)Yt...Q-"*71'''... .'' ''-‘ Z,,g,i2.,,fri_d, a'l ,,,f'-i'a,-ve-IN'eL„ 1 Donal W. McIntosh SR and Kathreen M. Mcrnto sit P.O. xlo'x 803 Black Butte Ranch OR 97759 d , .'� IA w. „i ' � :. ' I r. , � -k�, ~ ' r" �: �." • � i. « 411 t: � , 4 4,0 . i 7 MEM MEMORANDUM �� CITY OF TIGARD, OREGON + ry 4 1 TO Members of the City Council November 2, 1986 ;Y FROM. William A• Mona'nan, Director, L� i� 1 Community Development SUBJECT: llbertsonsr CPA 6-86, ZC 10-86 On November 3, 1986,- ,the Council heard the application of Albertsons', Inc. ie eY Comprehensive P 1a�ea� f - �ty corner Durham Road '• Y and Pacific Highway. The property, -� 22 acre s i s presently zoned in three residential densitics: R-4.6, R-25, and R-40. A decision on the cont,rt rsion of the property to a Commercial General classification was tabled M w' !,. by the Council pending receipt of additional information concerning traffic •, ' and housing density. The staff has prepared this memo to raise issues for 11..E-r4 •"u Council . • • • ` °. berepared consideration elaborate o�rd these concerns meeting Council mmee :in We will prepared � g ' Areas of Concerns During the November 3 meeting, issues surfaced relative to each of four 1 I areas: Development 1) Economic Devil • 2) Housing Densite 3) Traffic Trope cts u 4) Approval Process The Council specifically requested more data concerning housing and traffic ..ry p To insure that the Council properly the application, the - impact, ouncil acts on « staff wishes to remind the Council that the applicable criteria contained in the staff report must be applied and ruled upon by the Council. A copy of the pp y ° � � staff report and applicant's s traf�Fac analysis is attached for review. 0) The remainder of this memo Will frame the issues in these areas, highlight information which the Council should consider, and present options for Y 1� •j' ... ., .',. proceeding, The memo has been prepared with the thought that additional ma information is needed in order for the Council to approve the application Economic Development Within the staff report, on page 3, the following findang was presented: policy S,4: ,3 is not satisfied because creating new,, large scale « commercial development located in the southwest corner of the City will not "improve a«m p rove or enhance" the central besiness district as the ALBERTBONS r MEMO CPA 6.W86, ZC 10-86 Page 1 >. .i r y '" M1 u .y4s ' commercial focal ° . +t, point for the C;�ty.. Although the specific effect of this proposal may be debatable, it is certainly clear the z, `a' developments of this type will not have a positp.ve effect upon the vitality of downtown. The downtown has not enjoyed the same ecenom i c } growth which other areas of the community have in the past three years Spreading commercial activity into areas which were planned in 1983 to be developed as residential, particularly in a project of this scale, would further hold back the revitalization of the downtown 5.1.3 THE CITY SHALL IMPrOVE AND ENHANCE THE PORTIONS OF THE CENTRAL ' BUSINESS DISTRICT AS THE FOCAL POINT FOR COMMERCIAL, HIGH DENSITY RESIDENTIAL, BUSINESS, CIVIC, AND PROFESSIONAL ACTIVITY CREATING A ' {, DIVERSIFIED AND ECONOMICALLY VIABLE CORE AREA �,r': The significance of the finding should be clarified. The issue is not that r; ' haserts , plans to close the existing staff i applied the policy 5.1.3 to this application by pointing out that in 1983 stin store in Downtown Instead, the st M R. . ,' a fixed amount of land was designated for commercial, dee,�lo„ rent, including ; < 1. • R r M r M the downtown. Approval of the A1be .tsons proposal may f�>t .nor affect or d,. delay commercial activity in the downtown. The proposal wou'Ld increase the ,o4 � amcunt of available commercial land, provide for another commer`°ial center of more than neighborhood commercial character, and could affect the eventual , e e absorption fion o f other available C—G designated land.., A{berteons has pointed out within a memo to the Planning' p � Commission, included distributed for the November 3 meeting, that the types ' . in the Council's materials diet r ur of uses which would locate in the proposed commercial center differ from `" • thole which the CBD could attract. Should the Council wish to request further rx, "fit h on this s .•, analysis point, staff should be advised. point, ' g efforts g s only in issues related to traffic and housing..we ar`e, ' concentrating our Housing 'DensitU The designation of the subject site for commercial use, would impact Tigard's compliance with State Goal 10 and the Metro Housing Rule. James Ross, e Department of Land Corservat;ion and Development, pointed out Director of the D in his letter of October 16, 1986, that Tigard must maintain compliance with the density requirements of an � ten units per an overall housing opportunity of .. ` buildable acre throughout Tigard. Therefore, any land use action which removes housing opportunities must be carefully considered and, if necessary, 0. delayed until a satisfactory upzoning of other land takes place to recover the a2 lost "lousing opportunities. A second factor which Mr. Ross identified which we need to keep in mind, is that Tigard must also provide for a sufficient mix >. of attached and detached housing units Therefore, any rezoning y of properties to recover '� �� w►ah find that our must ° . housing types. r t also take into consideration 4 Thus, if r, task. is to increase housing density by 600 units throughout Tigard, a 1a�a amount of that housing opportunity must be p]"aced N' LIJ within hig her density designations. We cannot, for instance, simply make all R=-4.5 in the City R-7 if the net result would be an increase of 600 units. We in violation of our housing mix requirements. .+ would be kro'• " ALBERT8ON't t MEMO CPA 6-56, ZC 10-86 Page 2 • The applicant has indicated that the proposed change would result in a loss of 659 units of housing o pp ortunity. The a pp licant proposes to offset these l 4 units by asking the Council to recognize that 214 units have already been gained throughout Tigard with'n other land use applications. The remaining 445 units can be made up within rezonings or upzonings• The staff expressed concern over this approach within the ;staff report. The pertinent staff conclusion, found on Page 4 of the staff report, reads: "Though the staff has no objertior of a procedural nature regarding taking credit for past density increases on other properties to justify the lass o-F the R-4w and R-25 zoning , on the subject property, the staff has two reservations ` ` regarding the a pp licant's proposal. First, the area %.,ee proposed for redesignation to High Density Residential cannot meet all of the applicable Locational Criteria ' because no direct access is available tr a collector or `'. arterial street and the area has significant development limitations due to a large drainageway and steep slopes. • ,3econd, the City is presently reviewing alternate "; ;; development methods for residential projects involving ° flood plains and other natural hazards. The outcome of ,�; this review may affect the average residential density figures and the rezoning of this property for commeecial use may make it more difficult the ult to meet e City's obligation to Goal 10. Wreether the City Council chooses to yv t grant the application credit for prior density increase is a policy issue. No uniform policy has been discussed by the City," �.,; The Council needs to decide these issues: �`. 1) Should the ) 214 units gained in Comprehensive Plan adjustments since 1983 be used as "credits'° in this adjustment, requiring that tb-14ffift 1 ' ' Y 445 other potential units be designated for residential use, or "% 2) Should the full 659 units displaced by this proposal be designated : . elsewhere or bear fiat1 responsibility for filing quasi judicial Should Albertsons' w amendments to rezone or upzon6 land in Tigard to Comprehensive x Com rehensxve Pla ts7, or 4) Should the burden be placed on the City to go through a legislative .,� 4 cj p cess to identify the rezonings and up,.oning required to. meet ...CDC rules?M 5) Should a combined effort be undertak h to identify and rezone p'? vg sufficient land to make up the lost residential units " . . p map g .. The staff will resent a ma showing tracts of land which could be rezoned to "' make up some or all of the 445 or 659 will also explain the options that are. 9 units, We wzll a 1 Rezone a combination of y R-7, R12, and R-25 to higher ALBERTS0NS' MEMO CPA 6-66, ZC 10-86 Page 1t' ! !`r �, `rd {,: `j II, 410 ' � ' 1. r ,, ,,t*,'...:. ,,,,, ` 2) Concentrate rezoning to only one or two of the above zoning p w ::'.1' ' designations (i.e. rezone only R-7 properties to R-12). : f this ,. ` jx` method is chosen, the need to preserve the proper mix of atta bed and .'' K' detached units should be addressed. ''' t" ' „ _; 3) Change a zoning density to create a new zonia. The memo prepared by ; 'I'; Attorney John Shonkwiler, proposed creation of an R-18 or R-32 zone. These options will be evaluated for you at the Novembor 17, meeting . k il . r ! 4) Use a combination of the above options to make up the deficit. �A, 4 The staff was unable to de vote sufficient time to evaluating sites in time to ''r ", :. provide maps for your packet. We will evaluate the buildable lands inventory ti *+- a give you » + information to factor into your decision on the 17th In . I,, and ive ou k+et9.er- .`_ will be addressed. ~�• y Shonkwiler in his ►s,ema � by Shonkwx , , .. particular, the sites m{ coned b Attorney Should the Council choose to direct staff to pursue the redesignation of ... property to gain 445 or 659 units, the Council should give direction on µy , location. Options are: • ,, .: 1) Require that all density be made up in the general vicinity of the ',.f site, i.e NPO 0 101...!, :,, X 2) Spread the density y through City requiring to ;:° take a share of thed2n5ity`throu h the. Cit re uaran all NPO s I z " • 3) Spread the density based o�i which NPO's have the zoning designation .,• � ) p y � desi which the Council choose, to increase. For example, if the Council chooses to raise R-12 to R-18 the staff will attempt to evenly g1 having -12 zone distribute the new zone throughout IVpO's Navin R designations. w 4) Request that NPO'A and property owners come forward with request for y q � upzonings s,;. : " , either Based on Council i direction W ection from the abve options, the staff then will pursue q uasi j,�di »al legislative changes. If the Council wishes Albertsons' or proper °Iners o suggest potential upzonings, they would :' properly '. be initiated i. � quasi.-j�tdx�iaY Comprehensive Plan Amendments. The ' .t°' EL h Council could wdlvta the normal filing deadline to speed up the process. If , at changes the staff could open up the zoning of the ' OD entire a city hold a are series of NPO meetings, and hold public hearings before Planning Commission and the City Council with direction that the needed housing units be recovered. Again, the filing deadline would need to be waived r ILI Regardless of the op tons chosen, I believe that the process would take from 3 ' "� to 6 months, to complete. I should caution that the 1983 plan completion .° followed long and at times heated. hearing process before final zoning designations were adopted. Many. properties wolich may came under consideration have long histories of concerns and much negotiating went into the process ;: before properties Were zoned. Any attempts to change some property could lead to opposition. The staff looks to the Council for dlrostion regarding this i issue. nl ALBERTSONS MEMO CPA 6-86, Ze 10-86 Page 4 z __. 4 - _. I� ! 4 I.} L �+s.{, „Yw Mu wp r ,+ M,, { :d Ana,» w' 1+. '. m wry + 4 • 0 . t li t F Traffic e;ie . : The City Engineer has reviewed the traffic analysis submitted by the applicant p, .. and has the following comments: l r.. The traffic analysis submitted addresses the impacts of the proposed h commercial development on existing traffiic in the vicinity of Highway 99W and Durham Road. The report is thorough acrd provides the type of information we ', need in site development review. If the requested zone change is granted, the street improvements suggested by the traffic report will be included in the i.` r• conditions of site development. The Engineer is satisfied that the proposed f . street improvements will accommodate the traffic from the proposed commercial . mk. , development: y However, at this point we are not reviewing a specific development proposal. We are, instead considering Comprehensive Plan changes to provide for -i additional development and to increase residential densities elsewhere. How , , will these zone changes impact the long—range traffic patterns and volumes in • the area? How will the Durham/99W intersection function when the area is fully need toveknowd what Qareas sarendbeing con der du for nine re d answered residential densities. b Process s-ede rt � 11 The Council has jd options for process. They are: 1) Deny the application based upon the staff and Planning commission recommendation. ti° 2) Approve the application and initiate the Comprehensive Plan changes ^: suggested in the applicant's presentation. Condition the approval of the C—G designation upon successful completion of the other changes. 4-- ° ` 1) Conditionally approve the C designation delaying the efti'ective date until the staff and Council' complete Comprehensive Plan 4hanges which make up the lost densities. Council must direct staff in this area. 1 4) Table any discussion on this item until the staff and Council follow li established procedures and initiate Comprehensive Plan changes to p p '� " rezone a sufficient amount of land to make up the density which would ; ), be lost by approval` of the C—G designation. A waiver of the 120 day approval applicant. Council should ... � app l per�.od should be secured from the.. appla�c o� ` s direction on ,whether the application meets criteria of ®- indicate its Comprehensive Plan. w. 0 em al I -.1 6 Deny the application and begin Comprehensive Plan to Deny pp Am�endment:�. 1 determine if a sufficient land could be rezoned to offfiet a C—G plan change, sufficient amount of 'P_ . . ALBBRTSOiS a' MtM0 CPA 6-86, zC 10-86 Page 5 ' w C • tl Regardless of the option chosen, if the Council wishes to continue consideration of the proposal, staff should be directed to work with the applicant's representative to evaluate traffic impacts at the site and any additional sites which become subject to rezoning. Impacts will differ based on where the density is concentrated s' The staff recommends that the Council first decide if C—G is appropriate for t the location. If the decision is no, deny the application. If the decision • is yes, table a decision and direct the staff to begin evaluating, sites or residential zoning designations for mv,wdification to regain the lost housing opportunities. .i. Additional information will be provided to you at the November 17 meeting. Please bring your materials from the November 3rd meeting. • • •qtr'` br/1.8 5 co) ti ALOERTS4NS' 610 CPA 6—R6, ZC 10-06 Page 6 . 9 P .t. • .••.+..........t:i:.:}:t:i... ....... ...+•t:i:.r.+:.: .:ttt!ci.h;.t:tt}}va•iva,awra.••.-w .,........_----------- (4110 • . •'� •<• .,«`•• .. .. . ' .. .« +. • .,•••• ,. , ,.••• •+•.4•.•, +••'L.•.• . •+•«.•...4 v.'.J••+.t•..+.•.iA•..:tiW :.,.••:4ia•'U.}.•aMhkt.tF 1iT.7ia..i,aFin•.-. et • ' + ' (4) • • • :. . .` STAFF REPORT AGENDA ITEM 5.1 • Z I,: ..cT08ER 7, 1986 7:30 P.M. TIGARD PLANNING COMMISSION .., TIGARD CITY HALL _r TOWN HALL 1,44Arb, SW HALL BLVD. .; TIGARD, OREGON 97223 A. FACTS ' m } . General Information • CASE: Comprehensive Plan Amendment CPA 6-86 Zone' Change. ZC 10-86 • REQUEST: Plan amendment from Low, Medium-High, and High Density Residential to Commercial Ge feral and zone change from R-4.5 (Residential; 4.5 '• units/acre), R-25 (Residential, 25 units/acre), and R-40 (Re3idential, 40 units/acre) to CG ; (Commercial General). APPLICANT: Albertsons, Inc. OWNER: James & Emma 'White 10230 SW Hall Blvd. Herbert & betty• Dayson• ;ar F,,rtland, OR 97223 N.C. & •Amy Randall ' Gary & Nadene Randall ' Donald & 3oAnn`Randall d Health Resouc ;:es Inc. William; Drownson TIOlU ' t South of Durham load, east of Pacific Highway., and east of ,, OC�4 113th Avenue (WCTM 281 158A, TL 100, 200, 300, 40G, and WCITI 2800, 2802, 2900, 3000; 3001, and 3002). • • • 2. Background Information All but the northwestern tax lots are within Wash.* ton County. - An . . annexation application has been submitted for .'the remainder of the subject� property (ZCA 8-86). It has been approved by City Council and . is awaiting boundary_ Commission review. • Much of .the property in this • area south of Durham Road is not within the City. However, theYarea p- between Durham Road and the Tualatin River is under the planning co jurisdiction of 'Tigard: =1 3. 'Vicinity Information co The property on the north side of Durham Road and part of .the Summer•Field development -within the 61"11a between Pacific Highway and Sutnuerfield' Drive are zoned R-25 ; PD ( ) (Residential,',. 25 .units/acre, -« planned development) *and :committed to multifawily residential' Uses.-.„.,The land adjacent to 113th Avenue *immediately east and south of the subject • property consists of scattered single family residences on .small acreage tracts., The � subject. p y a . City and zoned a pr�o,�erties east of the� r�. rt arse wathi.n•the ,�git ,« i �• 01aion ■ and. intended fear, Low the t�ens�,tye �esidenti are under. Count' iurisdic ..' al development in the Tigard Comprehensive Plan: .... - +�'• ��Y�W�yaa•^ti;.+w•.",w i,,.r. a+,.+Y}.,..L i+.:,,a .. .: ..,. .., -, -' �.}�.. i Ya+�•1 + a Y+ +, '.}. i ax +�'.}t«,�Z..w.�v i-7�s. +t�•� w r.,".I « • ,.• +k w aw • + r STAFF REPORT«�tCP A'6 86 ZC.�1 '. 6V'+, , i �w� ;y��upr 7,5�`r• gtZ kc .ty�2b Y r7pr�tf 7 1K. a. 'a 1 .1 w S y�.•,,y,t, ,a... i.r w„♦-1 +: j+'.•a 'F ,tt+,..1 �1 jrsu?! �T '., A _ +i' a Ya"tw+.t.r,«a 'a,�+•'aa ;1 ti'.. a4�. ' t' �a r � ' •«,....Y-'— 'tNU•IV•a .tttr a' N••.. I t hJxllNUa(Ww•,:utv.•,x.ra• f s•r, .ai,ry:a:atwtura.f.•atacuYUrtttsntµw.wwasww.w..w�-==ys.>..natavaau.0 • � _ •)`)alai)()+S,L)l)c)dW:Ytft)a)Qx •at,u a•.-• ,•••.•-,,•.,r .u.YZat ., • ,• •:t.,.. .... •t/,.M�....,1..., •>. •.. . .. •.t••Jw xtt• .•.M....•M.r...•..•W•.n.t.t....41r••:0.•:•tM:•�•h••tj, •T•t• ••R•r.. •.h N•:.'•°!.• •i1 Li_•1.tiAY!•••1•): 1w, liKMa...ww w..w10•.rr 7 .r ' The property south of the subject parcels are also within Washington county and are designated for Medium Density Residential development in the City Comprehensive Plan and aro developed with a mobile home park. King City lies on the west side of Pacific Highway. 4. Site Inforcrratio anti P.roposal ® rscri jon • The subject property, as noted above, consists of several separate parcels with the majority being .occupied by a single family residence. The applicant proposes to change the Comprehensive Plan designation corresponding zoning to Commercial General to allow for the construction • of a retail shopping center. If approved, a separate application and review will be required prior to developing the site.: 5. rgenc5r and NP® Ct tints A'' The Engineering Division has no' objection , to the g 9 proposal and it As U noted that specific ,access, street improvement, storm and sanitary sewer service, and signalization 'must be addressed during Site. Development Review prior to construction,on the site. ' The Building Division has no objection to the request. `' ' The S':;te Highway Division states" that Scenarios 2 :and .3 in the applicant's traffic ' study • appear^" feasible and • that ' potentially detrimental traffic impacts can`.be` addressed,,prior to development of the $k • property. Washington County Department of. Land Use, and Transportation made this statement: R • The following . ., 'r� are our comments on the above-referenced applications for a site located on Pacific Highway, Durham Road, .and SW 113th Avenue [Durham Road - Although this road has recently been transferred to the City of �Ti Acid' , g jurisdiction, as part of that transfer•it was agreed that Durham Road would have a " 90 foot right-of-way, as 44 foot paved width, .and a 600 foot spacing standard. The site' :plan as "submitted for comments does not reflect these requirements In addition, a concrete sidewalk should be required for pedestrian access SW th.Avenue Dedication of five fc . of •additional .right-of- ay. ' to street, frontage tf access is proposed 1.o tt�ris improvements, including paving and sidewalks, would quired be required. Traffic Study .- The access ° iolumes +leadiir • .the site are too`low, which could reduce the level of service at -99W -Wed Durham; x . Within the traffic study, the traffic AnalySt reduced' the trip generation from the •center by ,40 4 .:Y Y xx•tt.... ....„..,.... x.+ ..,.,.. ,,. w. x,+,..yC .*"'t•Yiti•`x.Jvt;>,1 4 $: - 4w.fixr -. � x G , { �4 aW x„ • :$- µ� Y Y; ",1,=42:/,' REPORT -*CPA 686 ZC i-� j i z ;i`t�W �.:k .e•.. ti}al �« �,S .t �ti ': 1 Y ,t L ;•`°w :e w.• s . '}:t I""s;∎., +«x.'4 +••*.4 1"k4*� . '41'4,74).44. 41. k • (410 10 percent in order to reflect the net increase onto C, the system by taking out drop-in trips. This is acceptable, however, reducing the new trips does not reflect the actual volume entering and leaving the ,- shopping center. The actual access volumes would be the "drop-in" traffic plus the new traffic generated by this developrsent. The net impact is that the traffic pattern within this area would be altered because of this development. NPO #6 recommends denial of the proposal for the following reasons a. The uncertainty of hv: southbound 99W left turn lama to handle the increased traffic. b. Adverse effect on the zone change upon 'established retidentia1 developmert. n' [ C. Unnecessary commercial development in an area that is adequately . . y served. B. FINDINGS AND C'ONCL M IONS The applicant nas presented findings which • ddress.. The Statewide Planning Goals and Guidelines and the applicable .policies contained in the Tigard Comprehensive Plan. A traffic' study prepared' by ATEP, Inc. has also been submitted. The Planning staff analysis' below does not .4 discuss the State Goals since the City's Plan has been acknowledged. The re', it `criteria in this case are Plan policies 2.1.1, 4.1.1, • 5.1.1, t. .3, 5.1:4, 6.6.1, 7.2.1, 8.1.1, 9.1.1, and the Locational Criteria in Chapter's 12 of the Plan. The Planning; staff has determined that the proposal is only partially consistent with the Comprehensive ,Plan based upon the findings noted below: • 1. Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding property owners were given notice Of - the hearing and an opportunity to comment• on the applicant's proposal. ti co 2. Policy 5.1.1 is met because the proposal will• have a small pe y p P� positive effective upon the number of jobs avail able to Tigard residents. Since it will be similar to ottler commercial developments in the Tigard area it will not "diversify" the local. economy Liu 3. Polio, 5.1.3 is not •satisfied because creating news lasrge scale, commercial development located in the southwest 'corner` of the City . will not "improve e ur enhance"" the central ibusiness' district Ms the A cQstraae.c al focal point for the City Althot h °the. specific effect "of this' proposal mty be debatable, it 15 ' certainly, clear the µ, developments of this type will not.have a positive•Affect Upon the 0 vitality f downtown. The downtown has not enjoyed the same r a, STAFF tri POR PAGE .3 � k f a I ;; .!• x } 4 Y, H, tO /0 • economic growth which other areas of the community have in the past three years. Spreading commercial activity into areas which , were planned in 1963 to be developed as residential, particularly in a project of this scale, would further hold back the revitalization of the downtown. • ' 4. Policy 5.1.4 is not totally satisfied because the eastern portion s of the subject property is adjacent to residentially zoned land to y the north, east, and south. This is considered to be encroachment as defined in the Locational Criteria discussed above d 5. Policy 6.1.1 is linked to State t oal Flo. 10 a,�td •the Metro Housing Rule which requires that the average density allowed for all undeveloped residential land in the City be a minimum of ten dwelling units per acre. The adopted and acknowledged Comprehensive Plan and zoning provisions meet this figure but do not exceed it. The applicant correctly points oat that several rezonings have occurred since the adoption of the Plan which acted to raise the e., average density of available residential land. The applicant proposes that the density which 14$ "lost" by rezoning this property from R-40, R-25, and R-4.5 to C-G can be recovered by the previous plan/zone change actions and by the City initiating Comprehensive Plan Amendment to allow for High Density Residential development on the parcels immediately soe,;th and east of the subject property. Pages 11-13 of the applicant's narrative more fully explain this proposition. Though the staff has no objections of a procedural nature regarding taking credit for past density increases on other .. , ,properties to justify the loss of the R-40 and R-25 zoning` on tae subject property, the staff has two reservations regarding the f.. applicant's proposal. First, the area proposed for reties :gn;�.ti'n to High Density Residential cannot meet all of the applicable �!a h I�ens�.t ResA�denta Locational Criteria because .,o 'direct access is available to a .. •. collector or arterial street and the area has significant development limitations due to a large drainageway and steep '� : ' slopes. Second, City is presently reviewing alternate I.. Se mew methods for i residential ro cts involving flood dear'elooment M' plains and other natural hazards. The outcome of this review may 21• affect the average residential density figures and the rezoning of 1 ,•• 9�7 this y for commercial may make �re difficult to meet the city's obligation to Goal 10. Whether the city Council ° prior density increase ,.. �- chooses to grant the applicant credit for pr^s -, is a policy isr.tue. No uniform policy has been discussed by the City. 4. -.� Policy 6.6.1 calls for visual buffering between different use w . s 6. such as commercial and residential. Although buffering issues are addressed during Site Development Review,. it appears that adequate W space is available to provide a ufficlent buttering w • STAFF REPORT -= CPA 6--66/ZC 10-46 — PAGE 4 - W .I. 7. Policy 7.2.1 is met because adequate public facilities (i.e., • water, sewer) are available to the site. 8. Policy 8.1.1 is satisfied because the evidence suggests that the additional traffic generated by the commercial use will l .17' not exceed the capacity of Pacific Highway y and'Durham Road The State Highway Division and City Engineering Divisions have both reviewed the proposal and nog prohlems are anticipated that cannot be resolved during the Site Development Review process. 9. The applicable locational criteria or commercial general development are partially satisfied-for the following reasons: , , a. The eastern portion of the property is adjacent to residentially zoned property on three sides when . adjacency on a maximum. of two sides is permitted b. The commercial development o f the site will vaot create , unacceptable traffic congestion as discussed in finding 8 , above. c. Direct access to an arterial and collector street is r. • , - available. d. Public transportation is available on Pacific Highway'. ►» e. The size of the s i� will provide. adequate o pportunities for .z..- ,; buffering between the proposed project and residential uses. :Me C. IO► ENDATIOi The Planning .staff recommends denial of CPA 6-86/ZC 10-86 based upon the . . above findings ar;d conclusions.• N J • I _ PREPARED BY: Keith Liden APPROVED BY William A. Monahan , • Senior Planner Director of Community Development (KL:dj185/dj4) STAFF REPORT -- CPA 6_96/ZO 10-06 .. PAGE 5 0. • • • • • •. - o , • N (;) 4( s a 4_ Tµ . �. e Ly • 3 11.1 . • EL • • ' ..iw».w+a:,�:,�+'..-wa.., �:"„ r'wr°.;�a. .F.r�..-,...w,4.., '"—=-=�w�4.,.w,_meu+.w.�ux..,nm.+,,..W�..,•......�..,knr..�.«..,...,.�,.W.�.. `I n • �1 fl j r.. Nfesmber 5, 1986 CITY • TIRD 6 OREGON 25 Years of Service 19614986 .• • P •„. T White 11540 SW Durham Road Tigard, OR 97224 Dear Nrs. White: Enclosed is a copy of the original notice of the City Council consideration of Albertsons' CPA. Please note that the list of surrounding property owners•. • submitted to us by the applicant did not contain your name. This item has been tabled until November 17, 1986 when the Council will hear further input on traffic considerations and housing density concerns. No discussion has been made on this matter. Your input would be appreciated. ,. Sincerely, • William A. Nonahemn • Director of Contently': Devoeopment ' ° •I W ! :dmj encl. • f • 13125 SW Hail Bird 1 PLO,Sox 23397.Tigard,Oregon 97223 003)639-4171 a. ( 1 , C3TM'\;:) . act ,o ,,, ... . �a 6 William V. Bishop pi P. fi Boas 4154 ciT li F T1 Neno Fy �. �C� November 31 1986 Tigard City Council c/o Kieth Li dear 13125 S. W. Hall Blvd. . Tigard, Oregon 97223 , r • AEI City Council Meeting ng Nov. 3, 19845. Proposed Albertson development nt at Pacific Highway and Durham Road n r) t Dear Members of City Ex :,AnCi l a Commercial development at this location would further deteriorate the traffic situation on Durham Road In addition, I do not feel a redesignation of R40 zoning on ' surrounding parcels would, be appropriate at this time. a r t,. Thank you for your consideration. R r Si racerei y, y William V. Bishop ` Tax lot 1 700 Durham T1r d e -.. \'t Washington County Or odor J a a w -,.�. —...:.. ,Ta !, •. {. . ---. -. _ ... a 4i11 MEMORANDUM • CITY OF TIGARD, OREGON TO: Members of the City Council November 17, 1986 FROM: William A. Monahan, Director Community Development • • SUBJECT: Albertson's CPA 6 -86, ZC 10-86 Housing Density g the information provided by Alberts, In reviewing y on's in support of its •.. comprehensive plan amendment, I noticed that an error was made in determining the extent of the impact of the proposed change on density. I found that the applicant estimated that a change in designation would result in a net loss of 659 units of housing opportunity. This number, I believe, is high because the net loss of buildable acres has not been taken into account. For every a,-.re ''fir, eliminated from the buildable lands list, there is a loss of 40 units of potential housing, Thirty of the 40 units need to be made up, since 10 units, the required average density, can be deducted for each acre. For example, if we had 100 acres of residentially zoned land, we would need 1000 units of housing potential to maintain a density of ten. If 10 acres of R-40 are eliminated, 400 potential units are lost. This can be shown on a table as follows: ACRES UNITS OF . OPPORTUNITY • 100 1000 C9 Rezoning causes loss of 10 400 Remainder 90 600 GO potential housing. Here 90 acres remain and 600 units of Since the goal is 10 units per acre, 900 units are required for the 90 units. Although 400 units —4 were lost, only 300 need to be made up to maintain a density of 10 units per -- ac r'e Uj Following is an analysis of the buildable lands inter ',,:or+y completed ih 1983, updated for acknowledgement in June of 1984, and modified by recent Comp rehensive Plan changes. Y . 9 ' fir, BUILDABLE LANDS ACRES UNITS LCDC Submittal 1306,57 11,770 CPA 4-84 4.30 172 1310,87 11,942 Council Action in June of 1984 Changing 233.49 acres of R-20 to R-25 No Gain 1,168 • 131,87 13,110 LCDC accepted the redesignation of all R-20 to R--25 Our acknowledged plan included 1310.87 acres The applicant listed three comprehensive plan changes since 1984 and asked the Council to apply these changes to the overall net acreage and housing unit opportunities in the City. The changes afflct the plan as follows: CPA 4 -84 No change. It was included in Acknowledgement. CPA 20-84 No change in acres -�- '3 units 3, CPA 6- 85 No change in acres 4 4 units TOTAL 1310.87 13,152 units The proposed redF.si nati �1 will reduce both acreage g on of the Albertson site w a e and total units. ACRES UNITS �� ti • 1310.87 13,152 < Reduce R-40 (10,68)* (427) R-25 ( -7,15) . (179) ►`f �, R-4.5 (_2.85) /I6- ( 13) 7 TOTAL e-;- 9' 2-. The loss of 2014 acres of buildable residentially zoned land also results in a decrease of opportunity. The net affect is this: I2- `iz= 7 1290,29 Acres units of opportunity X 10 Units/Acre Goal I2 S`/ 12,903 Units requires by the. Metro Housing Rule t. 27 ) A total of `nits need to be added to Tigard's housing opportuhity. If the Council chooses to require that all lost opportunity y . y =he °" created by t Albertson's change be made up now, exclusive of the 48 units gained in prior amendments, 418 unita need to be redesignated, Only 10.68 of the 11.95 acres zoned R-40 were shown in the Buildable Lands Inventory, The difference re5mlts from the deduction of housing units and surrounding land from the total — hot cons leered buildable under the method used,kt,y the City, a a N • 1 0 ,6 0 If the Council chooses to direct the staff and Albertsons to evaluate possible C. changes to rezone to re gain 370 or 412 units, it may to '' �,or�pr•ehens�.ve Plan cha g .� consider the fol1owinsi exhibits A. A table of the 1984 buildable lands ,.:... • , B. A table of the 1984 density opportunity in each WPO C. A map showing vacant land near the site which could be�'zoned, and D. A table showing possible density gains for specific rezonings in the area near the 'site P a 1 c /br190 • • et it— W y ,- Rev-Lied 11/17/86 ` A T't Auflect LCDC Acknowledged Figures BUILDABLE LAND INVENTORY District R-1 R-2 R-3 R-4.5 R-4.5(PD R-7 R-7(PD) R-12 2-12(PD) R-25 (E-25(PD) R°.40 1 .39 3.78 6.76 4.82 2 ,S.05 17.57 2.04 • 3 5.98 54.23 5.98 180.75 26.03 : A.3 4 1.88 5 2.69 34.57 1.49 41.75 8.15 65.37 6 51.56 132.01 30.49 15.60 28.86. 60•,.14 22.82 52.61 17.32 3.0.68 7 1.0 C1.21 41.16 21.74 31.85 5).47 8..24 167.52 NET ACRES 5.93 54.23 63.50 448.37 106.93 79.09 68.87 200.55 35.88 222.17 11.32 14,98 UNITS 6 108 191 2018 477 554 482 2407 431 5554 2E3 599 ' TOTALS ACR?S 1310.87 ...:•: UNITS 13, 9 UNITS/ACRE 1 .0 • a i a t-- ieli B 1984 HOUSING DENSITY OPPORTUNITIES IN EACH NPO HOUSING UNIT % OF HOUSING AVERAGE DENSITY FOR BUILDABLE' NPO ACRES OF BUILDABLE LAND OPPORTUNTIES DENSITY OPPORTUNITY LAND IN IMO 1 15.75 106.44 .8% 6.76 2 35.66 334.07 2.51 9.37 , 3 277.27 1234.89 9.4% 4.45 4 1,.88 5.64 .0% 4.50 5 154.02 1304.08 9.9% 8.47 6 416.09 4218.12 32.2% 20..14 7 410.20 5905.38 - 45.0% 14.40 , City-Wide 1310.87 13108.62 99.8% 10.00 _ ,r •stss-44,s s c 1. et 'YYYiS A.Lfl ai i _ a f _ _ • ..., - • .. . . ,,,,,,,. ...--• . , , ,,,..,...:.,"4.,,,0,v., „0,,••` c-`.,40. .;11{%,`C41471.c.,•2 Ile\st .•.:i:f.,,...-. ,....,:.•••• ., ',-,.„,..,....:- ., .. 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' . . , . -No. of TOTAI, POSSIBLE POTENT-AL, UNIT PARCELS PARCELS ZONING ACREAGE ZONING GAIN BY REZONING B 3 R-12PD 24.21 11-25 315 C 10 R-4.5PD 24.94 R-12 187 D 9 R-3.5 29.24 P.-1.2 249 E 4 R-4.5 14.57 R-12 109 ' R-12 22.10 R-25 207 G 8 ° R-7 33.29 R-12 166 t 3 R-4.5 5.64 R-12 42 Alw lir • y No. of TOTAL POSSIBLE POTENTIAL UNIT PARCELS PARCELS ZONING ACREAGE ZONING GAIN BY REZONING B 3 R-12PD 24.21 R:..25 315 - C 10 R-4.5PD 24.94 X 2 R-12 187 to 2 c.c 9 R-3.5 29.24? -''- R-12 / 249 -- I F - E 4 R-4.5 14.51 F .• R-12 22.10 v, 207 , G 8 R-7 33.29 R-12 /7— 166 -- f Co IP H 3 R-4.5 5.64 � �,_: R-12 42 1 ,.4„ *---_,(..4-011-1/1../ -i- .. , ir-2-z-xel 1 i . .- -t- A,-i.. .- - 144111... .__ ,4'' /e ,L,r■L/'/,4 f./ - ey-44., c7frt.e.---tie,-C;; 0174 f'1A-717-12 , , /4 fz——I ,,e___,,,..."7 „0.,/ `f 72-01 , _____ ,\_,,,,._i_....,,,,„/ ,.../i z.../ 1 2_ bs„,„„...e., . " A., , j......,_ ,4„..,.,......../4.,..._......._ , _ ,,,,igt., ,-.)1 .0,-5,-Le ---/ ..„.. 4, , - __, _... ._ . _ .. . :. :: - ,.-_ . ...--:,: .-. .,.. .. - .- - :--. '` . ., dB�LLS fl FIe3° - -- - • p 1984 HORSING DENS .-Y OPPORTUNITIES IN EACH NPO HOUSING UNIT % OF HOUSING AVERAGE DENSITY FOE BUILDABLE NPO ACRES OF BUILDABLE LAND OPPORTUNTIES• DENSITY OPPORTUNITY LA D NPO 1 15.75 106.44 .8% 6.76 2 35.6E 334.07 2.5% 9.37 3 277.27 1234.89 9.4% 4.45 4 1.88 5.64 .0% 4.50 5 154.02 1304.08 9.9% 8.47 6 416.09 4218.12 32.2% 10.14 • 7 410.20 5905.38 45.0% 14.40 City-Wide 1310.87 13108.62 99.8Y: 10.00 r • d ralikammembk_ ,_ . . .. .. ., : - -- ,-: , • _ .. - •: • . , _ - Revised 11/17/86 To Reflect LCDC Acknowledged r`igures BUILDABLE LAND INVENTORY District _ R-1 R-2 R-3 R-4.5 R-4.5(PD R-7 R-7(PD) R-12 R-12(PD) R-25 (R-25(PD) R-40 I .39 3.78 6..76 4.82 2 16.05 17.57 2.04 3 5.98 54.23 5.98 180_75'- 26.03 4.3 4- 1.88 5 2.69 34.5,' 1..49 41.75 8.15 65.37 -0 . 51.56 132.01 30.49 15.60 28.86 60.14 22.82 52.61 13.32 10.68 � 7 1_0 81-21 41.16 21.74 31.86 57.47 8.24 167.52 NET ACRES 5.98 54.23 63-50 448.37 106.93 79.09 68.87 200.55 35.88 222.17 11.32 14.98 [ UNITS 6 108 191 2018 477 554 482 2407 431 5554 283 599 TOTALS. ACRES 1310_.87 _ UNITS 13,109 UNITS/ACRE 10.0 e- F • MN, n , _ - — �c 410 40 .. B. BLIC H EARIN G - ALBERTSON'S'-- CPA 5-86 and ZC 10-84 6 Request by James & Emma Jean White; Herbert & Betty iayson; H. C. and , _. Amy Randall; Gary & Nadine Randall; Donald & 3'oAnn Randall; Health" Resources, Inc. ; and William Brownson (ALBERTS ON'S) for a Comprehensive Plan Amendment from Low, Medium High & High Density Residential to Commercial Genera:' and a ZONE CHANGE from R-40 (Residen7:ia1 40 - units/acre), R-25 (Residential. 25 units/acre) and R-4.5 (Residential, 4.5 units/acre) to C-G Commerci�..t General) on " ) C �" ) property located south ,., of Durham Road, east of Pacific Hwy and west of 113th Avenue. (WCTM 2S1 15BA, lots 100, 200, 300, 400; & 2S1 iSA, lots 2800, 2502, 2900, 3000, 3001, & 3002. a. Public Hearing Opened by the Mayor - ; b Declarations or Challenges 0 Councilor Eadon declared a conflict of interest due to family involvement in some property in this area; therefore, she will not take part in the discussion nor will she vote on this agenda item. c, Senior Planner Liden advised that the Planning Commission and Planning Staff recommend denial of this proposal. Of primary concern i s the removal of approximately. . •, 18 acres from medium-high and high residential designations and transferring it to commercial. would create Comprehensive Plan • Policy 6.1.1 which linked to State Goal No 0 and the Metro Housing Rules which require: lib - , p, The average density allowed for all undeveloped residential land in the City be a minimum >: y mum of ten dwelling units per acre. The adopted and acknowledged Comprehensive Plan and zoning ' . J but J . . P figure Staff would be open-minded in reviewing proposals for making u . . " provisions meet this fx ure Dui. do not exceed it. The $this ,, - g p deficiency, but do not feel a viable proposal has been presented ,,,, 1. . .. bJ pp ` date, 11 the a l a,cant to dad ;, Senior Planner Liden also noted that the request is not w consistent with 5.1.3 of the Plan which, talks. about at _ y r promoting .» - downtown as the primary focal point for coiinerci`al activity in , the City. d. Public 'Tes simony - Proponents i Ili o Sohn 1-d, Shonkwilery 5750 S. W. Carman Drive, representing Albertson's, introduced himself and the following individuals Mr. Don uuncombe, Real. Estate Manager for Albertson's Mr. Dick Woe ek, the traffic consultant oh the project; and Mr Steve taro, the engineer on the, project. r . Page 5 - COUNCIL MINUTES - November 3, 1906 .w s r .. x N `...a1+ ' . r k J i J Mr. Shonkwiler^ explained that Albertson's would like to develop a large, convenience shopping center on over 21 acres. This would include a super grocery store, super drug • store, a large department store and small convenience service • stores. The key issues in Mr Shonkwiler's presentation included: This project is not speculative; Albertson's is ready to AP * build immediately. The project Albertson's wants to do is not compatible with a downtown area primarily because of traffic patterns and unavailability of land. b'. The subject site is not suitable fort residential property as it cannot be adequately buffered from the noise, traffic and light generated at the intersection of Durham and Pacific Fighwa t. A transition zone (which would be created by the bui: 'S.ng of this project) wceJld provide an adequate buffer for a.''. cent land if it were-to be rezoned as residential. Lack of other suitable sites in Tigard is a problem ' .. primarily because of access problems to Pacific Highway. The. Oregon Department of Transportation hay, advised that ' there will be no new traffic lights provided on Pacific n , Highway. Several scenarios were presented wherein density _': requirements might possibly be satisfied by rezoning other areas within Tigard. • ° ° o Don Duncombe, Real Estate Manager for Albertson's, 1O23O S. W. : Hall, Tigard, Oregon, advised that the present downtown store will close regardless of the outcome of this rezoning , 2 request. The Company's policy is to move away from core • downtown areas due to economic reasons, a. Slides of a - similar . project completed by Albertson's in � Eugene, Oregon were viewed-by the Council. go Mr. Duncombe advised that every abutting property owner, with the exception of Mr. James Craig, has been contacted arid the '4 majority are in favor of the project Ge uj o Dorothy Meskel, 16285 S. W. 113th Avenue, Tigard, Oregon, °a testified' that she is in fa, r of the Albertson's request but could not live with apartments on this property. o W, Greenleaf Ter Larry Easbman, 1G��2O �°' Terrace, Tigard, Oregon, stated -t- vat as retired developer and appraiser, she feels that this kAlbertson's) would be the best Use of the property. page 6 — COUNCIL MINUTES - November 3, 1986 410 4 o Paul Hunt, 10320 S. W. Century Oak Drive, Tigard, Oregon, is President of the Summerfield Civic Association. .Mr. Hunt y reported that the Summerfield community is split 50/50 with regard to this project. In his testimony, Mr. Hunt advised that he does not want to see apartments placed on this property nor would he want to see Albertson's leave the City of Tigard altogether. .°„ 0 W. J'. Darm, 10340 S. W. Gre. nleaf Terrace, Tigard, Oregon 97224, urged the Council to approve this project. Mr. Darm's chief concern was for the nearby retirement community's need for easy access to shopping which would be provided by this project. o Mr. Tom Page, attorney for Royal Mobile Villa, 11200 S.W. Royal Villa Drive, Tigard, Oregon, is in favor of this project. Mr. Page expo~essed concern that adequate- buffering ' be provided. o Nadine Novatney, Manager of the Summerfxeld Apartments, 11175 S. W. Meadowbrook Drive, Tigard, Oregon 97224, testified that this project would be an asset to residents in the Summerfield Apartments, o Mayor Cook read into the record a letter, dated October 21, 1986, addressed to Councilor Tom Brian, from Dick Bendixsen of 13350 S WY Ash Street, Tigard, Oregon. Mr. Bendixsen is in favor of the proposal e. Public Testimony * Opponents: o Dave Atkinson, 10460 So W. Century Oak Drive Tigard, Oregon, testified that he does not see the need for another shopping center, Mr. Atkinson is concerned that this project will create traffic problems and urged further study, With all of a ` the vacant retail space currently in the area, he does not think the addition of this project can be justified, o ken Cheeley, Chairman of the Summerfield Liaison Committee, 15390 So WY Aiderbrook Drive, regard, Oregon, reported that JIM OG representatives from Albertson's met with 160 of :the Summerfield residents recent ` Summerfield recently. Early in the meeting, a vote )° was called for those ir favor of this project; about 75% voted a "no," Later, after the residents were advised that the likely alternative to this project would be apartment buildings, a second vote was called The tally of this vote resulted in about 50% for and 50% against the project, o James Craig, 16325 S', W. 113th Avenue, Tigard, Oregon, testified that he is not in favor of this project. Mr. Craig is concerned about the, density requirements, compounding " problems with downtown development, and traffic issues4 He satisfactorily addressed the i not sat also felt the applicants have drainage problems which would be created wito 15 acres of pavement: Page 7 — COUNCIL MYNUTS November 3', 1986 • w� ► �� _ _ m 4 ,. .. • 40 410 ' .. o Vicki Craig, 16325 S. W. 113th Avenue, Tigard, Oregon, is against the project because of traffic problems. o Alvy C. Fleming, 16280 S. W. 113th Avenue, Tigard, Ore^..on, is „a , opposed to this project because of traffic safety concer o Jane Tye, 15650 S. W. Old Orchard Road, Tigard, Oregon, is opposed to this project because of traffic, noise, and privacy ' considerations. Ms. Tye is especially concerned with traffic t safety on Durham Road. o Riley Sanders, 11115 S. W. Meadowbrook Drive, Tigard, Oregon, is opposed to the pp project because of noise and security problems. Mr. Sanders feels there is ample shopping and banking facilities available in the area. o Richard Brown, 10580 S. W. Highland Drive, Tigard, Oregon 97224, testified that he attended the NPO #6 meeting in which Albertson's made one of their first presentations concerning this -pr ► ect, At that time, the representatives from Albertson's said they had no ... ' ,-. y plans to cic se the downtown store. Mr. Brown is opposed to the raw location for problems, 6 Albertson's because of traffic roblems, t ;e number of vacant retail areas currently ih Tigard, and the creation of urban sprawl which is contrary to statz land use laws. o Phil Pasteris, Chairman of NPO #6, 8935 S. W. Pinebrook, Tigard, Oregon 97223 testified that the NPO's recommendation was for denial of this proposal. The primary concern is the traffic issue. . The traffic study submitted by the applicants needs to be clarified Mr. Pasteris reported that he found it to be "impossible to read. he density issues are also of concern to the NPO members lA o Community Development Director Monahan read into the record a letter from William V. Bishop, P. O. Box 41.54, Menlo Park, ~ • California 94026, Mr. Bishop is the owner of Tax Lot 1700, k. Durham Road, and he is opposed to this development. Cited as `.. reasons for his opposition were the traffic considerations and CL he does not feel a redesignation of R-40 zoning on- surrounding B prope—ties would be appropriate at this time . . o 7. B. Bishop, 3604 S. E. Oak Street, Portland, Oregon, is a 7 commercial p' p e y owner in Tigard and spoke on behalf of °- family members who own property Adjacent to the proposed(9 development, �,;.. They are opposed to this "ect because. of pray lu traffic problems. Mr. bishop feels there is enough property presently zoned for commercial use. o Community Development Director Monahan entered into the record a letter, dated October 16, 1986, from Mr. fames F. Ross, Department of Land Conservation and Development, State of g Ore o n. This letter stated (in part): Page 8 * COUNCIL MINUTES - November 3, 1985 44. .. i. •a. _.._ -a i. - • '`4:.._ 'ME n.-n " .pia' - �• , , .,,,,, %, . -. . .. . .. 410 41, ' ., , . . , .1. . .The applicant's observation. . .that future upzoni ng of an adjacent 12 acres to compensate for this loss (multifamily units) is not an adequate response. The city needs to comply with Goal 10 mix and density standards by approval of other amendments at this time to maintain compliance. . .10 f. . Senior Planner Liden reco!*,mendel denial of this proposal. ';, g. City Administrator Jean cautioned that the "ripple effect" of the . .. .: impacts of this project, if approved, should also be considered. Specifically, what would the ramifications be for other areas if the densities and traffic patterns were to be shifted? h. Rebuttal by Albertson's Representatives o Mr. Shonkwiler asked for an opportunity ?.ir rebuttal of the opponents' testimony. His r•ebuti.al com,:.ents contained • the following: The traffic studies of three. different consultants are , available for review. ,'r Mr. Shonkwiler outlined several proposals wherein he felt the concerns of Mr. Ross of the State of Oregon Department of Land J. Conservation and Development could be satisfied. . As to concerns regarding the overdevelopment of commercial . land, Mr, Shonkwiler advised that this project is almost 100% committed with tenants (the major anchors have all been committed). There will not be a tremendous increase in truck traffic. The downtown store will be closed whether this project is approved or not. i. Council Questions or Comments; o Councilor Brian commented that he thinks this proposal has 1; P- merit, However, he would like to delay final consideration � 7 until he has had an opportunity to study the ramiffcations of 64; the a l�' density redistribution scenarios suggested by the Y pp cant. He also would like a copy of the entire traffic .- study, lo▪p CD o Councilor Edwards said he feels it would be erroneous to ttempt to prevent a project from moving from thq downtown 11�1 .J area because it -m y 'take awayil from that specific area. He • cannot accept this as a valid criterion for the consideration of denial of this project. • Page 9 — COUNCIL MINUTES - November 34 1,98 • . _ ,, . 411 '. ..., . . , o Councilor Johnson said she thinks the quality of development , tha applicant is proposing is excellent She hopes that this project can be done somewhere in Tigard but has serious concerns about this particula,- location. Councilor Johnson ,(f also commented that a point s■„auld be clarified: the City .eli would not really be trading off high-density • residential property for commer. iel property. The proposal is to move the high density over to adjacent property; therefore, it is not "trading but it is actually "coupling" the two zoning . designations. The ramifications of this shoulu be studied further. • After Council discussion, it was the consensus that they could of not vote in favor of this proposal at this time without some )■: ' clarification and further information on certain issues. .h Therefore: directed to review an0 comment on • ' �� Staff (traffic engineer) was . • e. the traf. �.c data. available. o Staff is to study options for a density transfer and then report on the traffic impacts created by any such transfer. k. Legal Counsel Elliot advised that it would be correct to continue this Public Hearing to November 17, 1986 and limit the testimony •o;r to traffic and density issues. 1. Motion by Councilor Brian, seconded) by Councilor Edwards to 1: continue this Public Hearing to November 17, 1986 at the regular City Council meeting; discussion shall be limited to traffic and density issues. The motion was approved by a 4--0--1 vote of the Council present; Councilor Eadon abstained from voting. • � p YEN '�. �, x� E+Ji �'�,M�� a� ''Y, '� r''G` i y '�c .�;. 9, �i •i ti �` ', .; ,i 'yr y e l .`,,' ci.f t s :,..:�a^d■a,r X.ey from'�*\,a+�° �'�'�i�..x C.�a V�- ��l�.e,t M^#�I t.;e ?.,_ i. l�, , �rl P� 1._ ,� ��'�P Plan dm � 1 �V (• Re ues 3 THAN' IATES or" a 'omprehrans ive Amendment„ �• g yy � • rs' ' and C-G (General Commercial) ands • C-P (Commercial Professional to C-P Zone Change from C-P (Commercial , Professional) to C-P and CMG, .,I, . ''':. Locatedt SE Corner of SW North Dakota street and Scholls Ferry Road (WCTM 101, 34BC, TL 401) a . at a. Public Hearn. g opened by Major Cook .'` b. Declarations or Challenges None aa co Senior Plans to an earlier Planner Liden reported that this is similar proposal which had been recommended for denial by Planhing uu Commission and Staff, However, this proposal has addressed tho previous Planning Comma s s ien and Staff concerns and the recommendation is for a ppreval, d. PUVAic Testimony -- Proponents A •�• . o Gordon Davis, 1020 S. W. Taylor, Portland, Oregon ')7204 representing Bottyny AssaG i�tet presented testimony r, Da. , s' main points were; ' Page 10 - COUNCIL MINUTES - November 4, 1946 ti r • s . f, • x.. 3 . .,,• ..• L -1 ___ _ , ,12 , , __ rt � .f„5_,., -.e+.r..'.xw.,i....._.re ar wnaw:a- .< ,.•,_..,w..x..w+rr+..-ums a,�. «,..�,,, .+w -r ++.*�' , .....„,:,. ..,..E.,,... .1'1 11 (,f,q / ieez,t-te .• k ct-i ,...c ,/2/.. 1.-icini (,,,.)1 60 .4.1"ti—z.e- It 4_0' n w .' rya_ sr , .,r,r, 11_. ,s, s.. 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' COTJNTY • i ' q.' ' . . OREGON .Y 1R1 ''W tt k ��a " M f l''', h � October 2 7 1985 '' Y'.i ` 4 T r • Kenneth S. Martin, Exec iti ve Director Portland Metropolitan Area Local t Government Boundary Commission ` 320 SW Stark Street, Suite 530 Portland, Or 97204 RE: PROPOSAL NOS. 2311 AND 2312 The Washington County Department of Land Use and Transportation has reviewed Proposal Nos. 2311 and 2312 and has no objections. Please enter this letter into the hearing record. If you have any .. , questions regarding this matter please give me a call. ,- .,.. ./7/e(i/V —*II #0411ftw,— 1 a KevinZe Martin Senior Planner c: William Monahan, City of Tigard Wolf Creek Highway Water District 4 . KJMmb • 1, . o . ibi J CO- 1 Department of Land Use And Transportation,;Planning Division 150;■orth 1=irst Avenue Hilisbor+a,Oregon 97124 Pho le:6 !3/648-876i J i. al lip ' ,. ..: . ::., . . • _ : • PORTLAND METROPOLITAN AREA LOCAL GOVERNMENT BOUNDARY COMMISSION 320 S.W. Stark (#530) - Portland, Oregon 97204 - Tel: 229-5307 NOTIFICATION OF BOUNDARY CHANGE PROP,-.A.:,, -i DATE: Oct. 20, 1986` OCT 119$ To: Washington Co .Coo Planning g VVA�HIrlC 1'ON GU�itTY Attn: Kevin Martin f�,��.�►-u�� r , The Boundary Commission has received a proposal 2312 to ■ . .. Annex certain territory to the City of Tigard The area involvri is shown on the attached map. Basic information on this proposal is as follows:re : fl'/ Area: 19.04 (acres) Existing Land Use : Single family dwellings 6 a`* Multi-family uni,!1$ 0 Tx Commercial structures 0 Industrial structures 0 Other - •:" Current Assessed Value : $549,900 Total Estimated • • . �pulation. 13, ti Curvent zoning: R-40, R-25, R-1 to R-4.5 ' Reason for Annexation: Property owners desire municipal • ... services for a shopping center . .,, 180,000 square foot shopping center Proposed development � pp g If you wish to make written comments y or recommendations, 'lease ° 0) present a letter to this office no later than 11-3-86, or _' attend the Public Hearing on the above matter, to be held on. u�� • Courthouse, 1021 SW th�Thursday, 11-13-86, at 7:00 p.m. Room 602, Multnomah � 53 Con A �.;t 4 Portland, Oregon. y q Ave . ,' s I '-I ' Kenneth S. Martin I Executive Officer KSM/DW Enc. • i. i' "'.lye • , '' µ.. Y q W � •" Ji Vii / • _. A • •••• • . 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Y + 1 • . rARfl ry »I t +I � SAO ` 1 V 1 I R e�e �c a r ww airs, ' n rASw ; f ', i�w�to MAT., '•• • • r.r_..� .. Z _ .. 1 4t u 1 III rw..w 0A w 7WarwY+p •i�Za p �3 t fl+ s l of 1ri r Tw _ . 11�ap a ; R •s y tWa o. Zvi.' ........,.... _,,..., • + 3 . 17413 ‘43 t9, TUALAY!1 • ��• ' I tNOT Ia Cli�l ` il1 1 Iu (CL. ^� ,04 I 1C1 DG � "" • . t • r = ` "I'• ..„:::71,_-.7 /l- - • pew _ '.� VI PROPOSAL NO . 2317 } xF „fit, . CITY OP TIGIM ro ANNEXATION Tac, n FIGURE 1 , 1 !1 • . Pi, a.rfp • • u � b•g7 ay AMA + p I.M+� * * r + Ant . t ice,, ; y,. .. r1 '�' c " ,ate a 0,.. ,—, ,00.:0,1r., > 0 .1 . . ., ,,,,„,..„ ..t, : -,, / . t I ° ,.:: , Department of Land Conservation and Development „" ,w.� VICTOR ATIVEN 1176 COURT STREET N.E., SALEM, OREGON 97310.0690 PHONE (503) 378-4926 ....n 4 I October 16, 1986 r_.: . , le.) ci 1-, g,L.Ell Keith Liden , City of Tigard OCT 2 1986 13125 Southwest Hall Blvd. ,y Tigard, Oregon 97223 CITY OF TIGARC� 4, PLANNING DEPT. b . Dear Mr. Liden . We have received proposed amendments Noss CPA 8-86/CZ16-86 and CPA 6-86/CZ10-86 submitted by the City of Tigard. This letter is to inform . the city that the Department of Land Conservation and Development t has concerns �.4 relative to the proposed amendments. u \,.-, ' These amendments would reduce hot i ng opportunity within Ti gard's ti ',` comprehensive plan. Proposed amendment CPA 6-86/CZl O-86 would have a significant impact on the opportunity for housing units, including a large ." .. ''? reduction in the number of multifamily units. The appl i care's observation on page 12 that future ,upzonin f adjacent 12-acres c;npensater for this • g ;a r an a�.,?acenfi 12 acres to c Moss is n c an a�C equaa.e respornse„ The city needs to comply with Goal 10 mix ;1 ... and density standards iv approval of other amendments at this time to maintain compliance• • , We suggest that the city monitor.• � . . gg.. r y the effects of these and future plan .'. am..adments with regard to the city's compliance of OAR 660 Division 7 (the • ,; Metro Housinq Rule) This rule require: Tigard to maintain a housing ` .__; opportunity of ten units per net buildable acre and a new construction '' ' opportunity fo r 50% attached and 50% detached housing units. With such .. monitoring trio.',, • city can assure its continued compliance and prevent the need for 'i arge srai a changes to correct deficiencies. i M F Plea se enter this letter into you r record of prQCeedinrs at the hearing on � a. these proposals scyiodhw 4d for November 3, 1986. If you have questions related -5 ' monitor�in, program please contact Jim Siazman your field representative,p - � to our concerns and recommendations, or would like to discuss sett nr u ,Sat 4°r3 ,5. 229-6068. �7 Sincerely, V}.'"Syr r mes Ross 0. , Director J FR: a/1033FJS/1 C"5C cc: Jim Sitzman, Field ne resentative ... Jerry Offer, Review Coordinator ap .. w' LCDC Pile 4009-86B and #001.868 (Tigard) i 4 » i.W 4 4 • » „,,e- / e}. 1 _�' `1- .m,* y.. �� .F � .u. R .... . �J. jilk ‘rIP 0 r 5 , t‘I'l I'/ CITY OF TIGARD` OREGON COUNCIL AGENDA ITEM SUNWIARY AGENDA OF: l j /86 . .,_.._. DATE SUBMITTED: 10/22/86 ISSUE/AGENDA TITLE: CPA 6-86 PREVIOUS ACTION: Planning ,Commission ZC 10-86 Albe,€atsans re^oomendation f e denial___ PREPARED RY: Keith Liden . , DEPT HEAD OK .�''^ ADMIN OK REQUESTED ��Y s , tA POLICY ISSUE INFORMATION SUMMARY 44$ The applicant requested a change in Plan designation from High, Medium-High, and Low Density Residential to Commercial General and from the R-40 (Residential, 40 units/acre), R-25 (Residential, 25 units/acre), and R-4.5 4. units/acre) zones to C-G (Commercial General). The Commission reviewed the ? re proposal on 10/7/86 and recommended denial. Attached are the application, staff report, transcript of the applicants' presentation, and Commission minutes. i A,..TERNATIVES CONSIDERED 1. Deny as recommended. ' 2. Approve the request. FISCAL aL 4. SUGGESTED ACTION Ait3rnativa 1. K L:b 185 . %,�r A BAH trf f�l1TbY '' L . u V,w• i 4 1 , • P '� •1.. .,' �Ie Y. -..-a -+""�,w�_. • r /.. ,. •.••.....r(fw'.:rrM.J1.i ..4.1. \.a1.:W.•a,1.J.,agateWNW, - — TIGARD PLANNING COMMISSION e RIEGU'„AR MEETING - OCTOBER V, 1986 1. President Moen called they meeting to order at 7:38 PM. The meeting was a If held at the Tigard Civic Center - Town Hall Room - 13125 SW Hale. Blvd., Tigard, Oregon. 2. ROLL GALL: Present: President Moen; Commissioners Owens, Butler, Vanderwood, and Newman. s _ Absent: Commissioners Fyre, Peterson, Leverett, and Newton. Staff: Senior Planner Keith Liden, Assistant Planner Deborah Stuart,, Legal Counsel Chuck Corrigan, and Secretary Diane M. Jelderks. e 3. APPROVAL OF MINUTES Commissioner Newman moved and Commissioner Owens seconded to approve minutes as submitted. Motion carried unanimously by Commissioners present. 4. PLANNING COMMISSION COMMUNICATION Senior Planner Liden read a letter from David Evans and Associates, Inc., requesting that item 5,2 be set over to the next available hearing. President Moen moved and Commissioner Newman seconded to set item CPA 9-86 and ZC 17-86 over to the October 21st Planning Commission meeting. Motion carried unanimously by Commissioners present. 5. PUBLIC HEARINGS r � 5.1 COMPREHENSIVE PLAN AMENDMENT CPA 6-86, ZONE CHANGE ZC 10-86 NPO ft James & Emma Jean White, Herbert & Betty Ceyson, H.G. & Amy Randall, Gary & niadine Randall, Donald 4 JoAnn Randall, Health Resources, Inc. & William Brownson (ALBERTSONS') - Comprehensive Plan Amendment f from Low, Medium ._. High, and High density, residential.. to Commercial General and a Zone Change from R-40, R-25, & R-4.5 to C-G. Located: South of Durham Road, east of y Pacific H and west of 113th Ave. (WCTM 281 15BA, lots 100, 200, 300, w -- and 400; 2S1 15A lots 2800, 2802, 7900, 3000, 3001, and 3002. Senior Planner Liden distributed new information from the applicant suggesting different scenarios for satisfying the Housing Goal and Metro Housing ratio, Hn re's mewed the proposal and mode staff's recommendation ga, for denial. uj APPLCANT'S PRESENTATION U •: o John W. Shonkwiler, 5740 S'' Carmen Dr. , Lake Oswego, OR 97034, Attorney for Albertsons 4 f r eviewec the :J he project that is ing proposed by Albertsons and expalined' wh j they had selected this particular site, He reviewed the scenarios that had been submitted to the Planning Commission to satisfy the residential density neuos. He statad the project is consistent with City policy and fulfills a need: a: PLANNING !ISSIQN M""NUTEP October 7, 1906 Pole 1 ,� . p • - �' i ®, ,fin,,,.' , `.• O4SZSOZ)2g):S0Oa44,;•tikg.0:..)64)Z)00b04):8V.14∎Z) :g$:5'.0;g1Z12$212]2?..V:f2N.1251,V2VIAM41,2,011L12..,...41.3a:1.Yi∎no,..auwvw..:a•n.,,xvva•...+....,., . .. -- 5: ■ 0 idi, - Traffic Dick Woelk, 16016 M4 Booties Ferry Rd., Lake Oswego, 97034, m Engineer fear the project, identified problem areas and reviewed several scenarios based on his report. Using a overhead projector he reviewed proposed traffic patterns. Discussion followed regarding levels of service, flow of traffic, signalization, and the timing cycle. o Don Duncombe, Real Estate Manager for Albertsons', 10230 SW Hall Blvd., 97723, reviewed problems with the existing store and why it doesn't belong in the downtown area. He showed slides of the type of construction they . are proposing for Tigard. He stated that they had met with the abutting ...,, , property owners and felt they could satisfy their needs. He expressed his concern that they where required to annex into the City then the stuff . turned around. and recommended denial on their project. Discussion followed regarding what would happen with the existing store and how the need for a d new store was determined. o Steve Ward,, Weetern Engineering, 7000 SW Varns, Tigard, Civil Engineer, reviewed the site design of the project. PUBLIC TESTIMONY o Tom Page, 900 SW Fifth Ave., Portland, Or. 97204, representing W & F Properties, owners of the Royal Mobile Villa, supported the proposal. o Gary Thornton, Civil Engineer,inear, Durham; 99W association (Willowbrook), reviewed the traffic proposal and pointed out their concerns, which Albertsons' had concurred with. • o James Craig, 16325 SW 113th, Tigard, x!7223, opposed the proposal. His . property is directly south of the project and stated that the applicant had not met with him. He had purchased his property with full knowledge of the existing zoning and did not support the change. He was concerned • about the noise, lights, traffic, and increase in taxes with increase • .:0. dens ties. He felt the signalization should be at 113th and that the access for Summerfield should also connect at that point. He was concerned about drainage problems because of the existence of a year round pp spring. He supported maintain ing the existing zoning. • 1._ t i• ' PUBLIC HEARING CLOSED " o Commissioner Newman felt this was a good project but doesn't belong at the proposed location. ; � o Commissioner Vanderwood agreed with staff's concvtrns, however, she did .o. agree with the applicant.... that the downtown location is not appropriate. Li. D o Commissioner ssianer Butler also felt downtown wa.. :. .. : .s not sUited for this development: His biggest concern was, the taking away of residential land without increasing density on other sites at the same time. o Commissioner Owens major concern was traffic, She was not convinced that level C service is adequate for a shopping center of this size. L . PLANNING COMMISSION MINUTES October 7, 1986 Page 2 i r. . xis A '•'e 411 410 . ,,.. . o President Moen did not support some of Pst?aff''s concerns regarding downtown , .- location alternatives and traffic considerations. He commented that there had been some thought in designating the property R-40 and that it wasn't just plopped there to meet density requirements. He felt the R-40 zoning designation is the most appropriate use for the site. # Commissioner Newman moved and Commissioner Butler seconded to forward a recommendation of denial for CPA 6-86 and ZC 10-86 to City Council based on staff's findings and conclusions. Motion carried three to two. Commissioner Butler and Vanderwood voting no. • 5.2 COMPREHENSIVE PLAN AMENDMENT CPA 9-86, ZONE CHANGE ZC 17-86 NPO 4 5 UNITED FIRST FEDERAL SAVINGS AND LOAN for a Comprehensive Plan Amendment from Light Industrial to Commercial General and a Zone Change from I-P to ;• C-G. Locac.ed 15995 SW 72nd AVe. (WCTM 2S1 12DC lots 700 & 701) This item has been set over to October 21, 1986. 5.3 COMPREHENSIVE PLAN AMENDMENT CPA 10-86, ZONE CHANGE ZC 18-86 NPO # 7 BETHANY ASSOCIATES for a Comprehensive Plan Amendment from C—P to C—P and "A C—G and a Zone Change from C-P to C-P and C-G, Located: Southeast corner " U' of SW North Dakota and Scholls Ferry Rd. (WCTM 151 348C lot 401). Senior Planner Liden reviewed the history of the proposal, explaining that . concerns from the • previously denied proposal. had been addressed. Staff L recomnsa ended approval. APPLICANT'S PRESENTATION o Gordon Davis, land use consultant, representing Great Northwest/Bethany Associates reviewed the components of the project explailing how it differed from their previous proposal and meets City requirements. He „., showed the proposed plan with the use of an overhead projector. 1 f o Wally Hobson, Economic Advisors, using an overhead protector reviewed the • results of the m- ket study they had conducted. • � o Wayne Kittleson, Traffic Engineer, 512 SW Broadway, Portland, 97201, using an overhead projector reviewed the traffic area studied and their results. a. o Gordon Davis, explained how the proposal meets the criteria to amend the plan, that it will have no adverse impact, and that the change is justified. Discussion followed regarding the gas station being proposed N- and phases of the project. 00 PUBLIC TESTIMONY 6.a ti o 3'y A. Pater son, 11605 SW W Manzaneta, Tigard,. 97223, supported the proposal as being an appropriate use for the area. o Lee Cunningiam 13385 SW 115th, supported the proposal as being a good an appropriate use of the land. His only reser+ration was the gaf, station. He did not feel it was consistent with the neighborhood. PLANNING COMMISSION MINUTES .. .. 3 • . ES oct +ber A 98+ Page , TRANSCRIPT OF APPLICANT'S PRESENTATION COMPREHENSIVE PLAN AMENDMENT CPA 6-96 & 7C 10-86 4 ALBERTSONS' "Good evening ladies and gentleman, my name is John Shonkwiler, my address is , 5750 SW Carmen Dr. in Lake Oswego, and I am here on behalf of the applicant. Also.,, with us these evening is Don Doncombe who is an officer of Albertsons' . We have a Traffic Consultant, Richard Woelk, and an Engineer, Steve Ward, that will also give some testimony in sp,. cific areas related to the application. As was ., pointed out by the staff, what we are asking for, essentially is a , rezoning of the remaining portion in the blacked marked area, thats in yellow, .. to a zone change of general commercial. Or another way of expressing it is we have some general commercial on the corner there, which is tax lot i.JO, and we 7"7 w` want to expand that to cover the entire area marked in black. Now, what..we intend to do is, uh, est;bli,sh a,, uh, multi—use shopping center thats focuses on large convenient types of services. We want to put in a super grocery store, a super drug store, a large department store, and smaller convenient services that would be in conjunction with that. The overall project when completed woul6 be in excess of 10 million dollars. More likely around 15 K , million dollars that would be added to the City's tax base. We would also be providing somewhere in the neighborhood of about 250 or more jobs, both part time and permanent. Now, from a practical consideration, what you have before you is a completely uu p y known factor. Albertsons' is, uh, has developed in the City before, uh, Albertsons' has been in the, in Oregon, and in the " a metropolitan area for a long period of time, They are a known quantity to .r; you, you recognize the quality of their projects and there's no speculation EL , involved. What you see is what your going to get. If these is approved we would immediately go to development, site design review and start construction ›., as soon as possible: This is nothing that is kind of hanging in the wings or what have you, these is here and now. Now, as with any kind of application of OD ` this magnitude; for a zone chan+je and a plan amendment, we have several considerations,ti that are concerns that ought to be addressed and the staff report has brought some of those out.` One that was not emphas iced by the staff, but X think we need to address, is traffic and we will have our Traffic Engineer go in more detail about that, but in summary, the scenario number tW listed in his traffic study, it has been determined that it works. ODOT, the - ALBERTSONS:--- ' TkANSCR1rPT Page 1 • 17 ., ' 111 411 Oregon Department of Transportation has approved it. Uh, there will be an • additional Engineer, or at least the people who own the business park to the north, which is Willowbrook Business Park, those are shown on the photographs up there, thats immediately to the north of the site. It's at what would be the northeast corner of 99W and Durham Road, uh. They hired their own Traffic Engineer and went over our study with them. Uh we did some adjustments with f.. them, because there are clear problems that existed at thet intersection ° before we ever came on the Win: And we thought, and as it turns out we can, we can make a few adjustments and we can solve problems that existing prior to us be involved and h a d le those problems and handle the traffic that would be generated off our site. So basically we ve, what amount to three traffic reviews that all say that this is going to work. Now the other characteristic, or concern that you should be addressing is the location of the proposed commercial. Now first off, it is an irregular site, you can look at this and see the irregular shape. Since we already have commercial on the corner, when you total up the parameters, thats abutting commercial and ,=gutting, uh, residential, they come out almost the same. Uh, but we have to think, look at the spirit of what the requirement is by the City. The City " was suggesting the idea that you ddrai°t' want to have a, an expansion of commercial into residential area, where its such a manner that it has so many side abutting residential that you can't adequately buffer it. The impacts are going to be, inevitably going to be spread into the residential area. Well that is clearly not the case in this site. We have almost, we have all of the western side that is abutting general commercial and central business ' district, related to K.,ng City and Washington County designation west of, of 99W We also have north of the site,, uh the Willowbrook Business Park thats already in place; and the remaining portion along Durham Road, if you look at loC that the red area, uh, you can see that the area is dominated all the way °P) down straight to, what would amount to the green area as dedicated to general commercial► But there is a portion in there that has residential, which is that white area, between the red and the green, The green area, uh, is open ul space area thats committ;Jd to that at this time. So, in affect what we have d .; is from the site to where any ,residential unitq are, its over a 100 feet in ,: 4 distance and yo have a solostantially developed open space area with berms and vegetation already there. 'o So the, the adt,erae impact, uh, generated from this are not to be found in the tradition r.i sense of what the ordinance way, addresses for a multi side. So I think that we meet the requirements of the 4 44 ordinance and. a ALOERTSONS'' TRANSCRIPT Page 2, r 1 _ :.... . •. ...r. - t to _ 11i.- f - .. r �. _ /114) determination can be reached for that. The other things that have to be addressed here, I think, it that "here are considerable problems that exist with this site as planned right Mw. That is irregardless of what were proposing. The first thing is teat tax lot 100, has its 'own very serious problems being designated as commercial and not being of an adequate size to address that use. Theres no way to provide adequate access to the site as its configured right now. We are to close to the intersection and the signalization of 99 and Durham Road, uh, we cannot turn left onto 99, you can't turn left onto Durham. Uh, in affect to get adequate access to tax lot 100, uh, the most appropriate way is to expand, uh, the commercial from tale lot 100 to the east, which is the block area in yellow, uh, let me walk over / there for a moment. This is Summerfie d Road and it swings downe and curls around here can comes out here on Durham Road. We're proposing to signalization here, and to widen Durham Road with an extra lane and a turn out lane so that we can make this a formal intersection, lighting, and some traffic in and out at this point. Thats the closing you can get to the intersection with 99 and get traffic into the site. So in effect, unless, tax lot 100's general commercial is expanded there is no way to develop tax lot 100 hae general commercial, which is what is was planned for. The same thing applies for access off of 99, whats being proposed is the access is right at 'c,# the border line of tax lot 100, if that isn't expanded southward theres basically no way to get a right turn right out, off of 99, so its. In many v, ways transportation wise its a land locked piece unless somethings done with it. Another problem with tax lot 100, its clearly not big enough. The only • way to develop tax lot 100 as general commercial, is to make it a strip commercial type of use, which clearly flies an the face of the policies in the r, I._... :.<• City's Comprehensive Plan. .The ,e .. ,ole idea of the policies for general, °. commercial along Highway 99 w art ;bier,: to get off site, uh, centrally located ac types of business entities ;�6, frz; arrangements or center arrangements�., i with full parking capacity and bu rerttr-rg availability off to 99 west. Well that can't be done with the size of tax lot 100 so it needs to be expanded for that �. °- cp purpose. Also, it doesn't have enough depth to develop i•t and provide buffers for the opposite side, next to a residential. So theres a real planning problem that exists right now with tax lot 100. Theres also a planning problem that exists with the, With the residential densities designated on the property. Basically you have high density put up right against 99 West and theres nO way to be able to adequately buffer that: from ti`."e noise and lighting ALBS 2TSONS' TRANSCkIPT Page g' eke y ' ♦ • • • ♦ ♦ • \\.•• • e.• • •h•a r5'\.1 h♦\•1•'ilk`♦ M.1+• ••hi• \!\:\\lNr♦ \ • ., . t1t 1 J11 T\`\))\yY lhti)i •+2\:t\.\•\.. a1 • and the activities that come along 99 west and. the intersection of Durham Road. That zone, that residential basically should be moved further into the - interior and allcw for something like what were proposing, general commercial to be the first transition point, and then you transition to a higher density to the east and southeast and then you transition down to lower densities. That's the normal" ', planning technique. It wasn't used here, and I would assume that, the reason being is that, as was eluded to by staff, you were dealing with a housing density requirement before LCDC. Uh, this area was outside the City, and this was the area that was plugged in for increased, uh, densities, residential densities, they were just plugged in there, uh, we had e high just s 4_uck all by itself with no transition down to lower, and also; the City' s R-20 zone was just bumped up to R-25. So, I think this was kind of '. .` like, I hesitate to use the word garbage canned, but, but it was an area that was just shove the densities there to meet the housing needs and sometime in the future we'll address it more adequately. Well nows the time, nows the time to come in and deal with these separate zones, put in proper ': transitioning and there are mechanisms in my memorandum that I spread around. There are several different scenar'ns that you can deal with the �. . housing issue and maintain the 10 units per acres, in fact, have an extra so that.. ,. surplus sou can deal with other issues that might come up before. the ' (I City in the future. Mow the third item is the affect on the downtown or .v . central business district. We also have submitted a memorandum in the evidence package that I have there, in that blue folder, I think it's item numbc:• two. The conclusion of that is basically, factually there is no conflict with the downtown area and legally you really should be looking at r•` "h'�: your o rd iriance provisions for whets an appropriate zone change. Uh, legally f your not allowed to use zoning as a method of restraining trade, unless you ac had an approval of that kind of a plan from the state, which hasn't occurred i 00 ;here. But the basic issue that I want to across is factually theres not a � -; proklem what we're proposing for this site is large scale convenience services. Those types of uses are inc �' yp incompatible with doWntuvan because of the. traffic problems in the downtown. The traffic network system won't work with . those kind of large scale convenient services. Also, your zoning ordinance talks about large scale convenient services going in on major arterials, theres no way to provide that in the downtown area. Most of the se►vice and most of the customer usage for what we're proposing .hers are drop-in or spur- ' of-theemoment drive-by type of customer usage. What tl o, downtown basically ALBERTSCNS° TRANSCRIPT Page W PRA .: •. . . ,s„,„,,,, ,„,,,„,,,..,..,:,.„,, 1.11..4"1.+1.•h4..-Ms1}e•. J.ses"s eas.e.]re/1.S.li-.1=e.ite i .. .!"..e •e..i•`1.111ee:f.1....... e.. e1 .. 1.» 4:' , 0 needs, because of its traffic configuration problem, is more, you might call .. f" it consumer site oriented, or drawing type of services. Smaller businesses • y se' I that, that are not going for convenience, there going, people will go where ever it is as long as it is within a generalized convenient-area to approach. So in essence what we have is that we d in't fit in the downtown area, those :.' kind of services that we are proposing wouldn't be going in the downtown area anyway. So were not competing and we're not drawing away from the downtown area. I would also point out that your Comprehensive Plan talks about these types of services that we're proposing, they should be in general commercial not central business district. The criteria that are imposed for these types of large scale convenient services would really only go in general commercial. So consequently in the balancing, you've legislatively already -A set your standards and shown a balance that general commercial isn't. going to compete against the downtown. I would also point out that if you preclude these kinds of uses from general commercial like we're proposing, then 0 effectively, and say that they can only go in the central business district, y large g where they physically can't, theses not, a lot la a enou h to handle them, and the traffic can't accommodate them, then effectively youre saying !beam not �„ going to have these general commercial services anewhere in the City and that certainly wasn't the legislative intent. Now the fourth criteria, or the -: concern that needs to be addressed and problem the major one as the staff lead .. off with this item, is the housing density requirements. Now in our application we had pointed out that what we are going to be drawing out of the ,1 area is approximately 659 units. By changing it from the housing density to the commercial, So there n .,, general So needs to be a way of replacing that. Now r . first off, uh, as staff pointed, you've obtained compliance acknowledgement at 10 units per acres, a little over 10 units per acre. Well since that time as I pointed out in the application, you have had several applicationswhere you m ac have approved increas0 densities for residential use and the total of those ul a have come to 214 units, so in effect you are already over 214 units in excess 1 J of what your minimum requirements are. Coupling that with scenario one, which' is in the apelication, but its also scenario one in this handout that I've C.9 • spread around to you. Scenario one deals with the small s. uare blue area marked low density R-1 through R-4.5. Thats a 12 acre site and if that was increased to. R-40, to transition down from the general commercial, the net it when you couple all the fissures ta; ether, that Would be adding 692 result , units, which replaces in excess of what we are taking' away, Se that would ALBS TSCNS' TRANSCRIPT Page 5 •.t 1.,:•.,.1.••,:ltl.,t,.,:•ll, .lG. Y • . work, thats one possibility. Now the staff had some concerns, about physical characteristics of the site, possibly even up to 50 percent couldn't be developed in that way. Also, he pointed out that it is not on Durham Road, now bear in mind that if that was changes to higher density, we have 113th along the side of that. Maybe I should oint that out. This is 113th this : Durham Road and this is i09th. This is a 30 are area that is basically undeveloped, if thats fully developed'' it would require the improvement of 113th, it would then abut a rnalor, or a least a significant enough arterial to ' net the,* requirements and also development of that i2 acres site would require } a furthr development of 113th. So, technically it would meet that requirement. But were not locked into scenario one either. Uh, what I h wanted to lay out is that you have a variety of options available to you " .a Scenario two identifies the 30 acre site that I pointed out tilts medium to high R-25. To speed this along, if that was changed to R-40, 5.n its entirety g it would result in a net gain of 450 units• Coupled with your prior 214 units ' that would give 664 units replaced. That again is in excess of what we are mtaking away. So there would be nothing lost, in fact there would be a little r; gain. Scenario 3, oh by the way, this 30 acres site, there are .no development '4 restrictions on that in the sense of,physically and access wise. All of that ;a is useable. Scenario number 3 would combine a combination of these two. The 12 acres site, I marked rb ' in blue, I identified before, that could be changed to e A. R-12, and that would fit as a nice transition between the medium high and the Royal Mobile Villa which is immediately south of our site. d ll point that F out. This is the. Royal Mobile Villa site. A mobile home development that has a substantial density. All right if you change the 12 acres to R-12 and you changed the 30 acres to the east to R-40 you would have a total figure, and this a much larger figure, you would have a total figure of 796 units and then 6 if you backed away and said the 12 acres site can only be d • � y y said � y developed a 50 ;.; °7 percent of its density and you took that part out, that would still leave you Y with 730 units. Ft - ,.en excess:. of what we would be taking: away with our zone Ed change. In fact ,at would give a cushion to the. City for other types of ill that you might ht want to make elsewhere that want to in the City. Scenario 4 is adlustr�ents y g another possible combination, the same kind of idea. You could change the 12 ' acres to R-25, again that would be a better transition for the area. You could change the 30 acres, 20 of it, just the 20 acres between avenue' 106 and 4.)* t ,q✓f .. " That's" block in the middle there, to 2-40 and leave avenue �.1�. r� That s a 20 acres 1 just . _ , N the eastern 10 acres on the east side of 100th lust as it so it can transition • ij ALBERTSONS' TRANSCRIPT Pig e 6 ♦ R .. r down to the neighboring properties. The total net gain from that is 803 s a units. Again, if you took out half of the density from the L2 acres, as not u being fully developable, that still leaves approximately 6150 units, again s we're meeting the requirements. Now what I've tried tc do with those scenarios is show you scme kind of options for dealing with this areas ' residential consideration, a site specific area. In other words if your taking out multi—family and residential areas then maybe you should be replacing it in this area. Another approach is for the City to look at the City as a whole and an example of that is scenario number 5. Looking at the way you have zoned the property, or you set up your zoning categories for residential densities. Also, looking at the fact that you made some adjustments just to meet LCDC's density requirements, in other words you bumped up R-20 and made it R-25, so you don't even have a R-20 anymore. One possible solution you can deal with is you now have two very large gaps in g density y could take the 13 unit gap between R-12 and your zoning densit ara You cou R-25 and create and knew zone R-18, : ,� in middle. You have a , .r,*.� whic�, is right an the gap of 15 units between R-25 and R-40 and you could divide that and create a new zone R-3 2. If you then, just as an example of this, you just took`. one third of the zone thats the lowest, next to those new categories, just took one third of that and put that in the new category, what the result is in scenario 5, is R-14 would now add 474 units to the City, R-32 would add 541 ' units, coupled with the 214 you already have, that would put you at 1230 I f units, so that gives the City a lot of area to play with, if you area thinking ; of the City from a area wide point of view. Even taking out the Albertsons' zone change effect, you would still have over 570 units to play with. Now the staff had pointed out that there some consideration that the City has with ,r,1 ;, re—evaluating the flood plain and the- drainage way areas and that might have an adverse affect on housing count and housing densities and this is down the OC road for the City. This is one kind of scenario that would give you' a lot of cushion to be able to do that. SO the point that I have here is basically there are several workable alternatives for dealing with this. You don't have . 11 to make a housing decision immediately. Because you basically have 17 years .. planning inventory approach. You have a periodic review that, left on your lanna.n y g comes up, I guess its • three years p:us frog now, There`s not going to be a housing crunch in the next three years ftµom the standpoint of your' inventory there x ,ccumulotion and evaluation s, from periodic review and the aluation Of all the • zoning changes that you allow up to periodic review, you'Ve got lots of time . AL.BERTSONS' TRANSCRIPT Page 7 •, ..... ... ..... . . ... .. ...... .•rJa:. . e .r.. .... ... .,.•....♦ ..J?4J,.•.ti.'..f....ys.a: 4Us.i?1J•Ja?Jti.•s?t;a..?v.Ja.• >aaa•..JU:Ja«....•a....,.J•1. 40 to evaluate your alternatives and make the adjustmpnts to keep you at 10 units per acres. There are a variety of other factors, and I'll going through these d quickly, because they are basically layed out in the application, but they are required under the ordinance. We are providing an excellent access to the ' . site that will not only not create traffic congestion or safety problem, but we're going to eliminate existing traffic congestion at these intersection and safety problems. There have been numerous accidents at the intersection of b Durham and Summerfield and putting signalization in tte re will solve -hat problem, we'll also be provided direct access to major arterials which is a requirement. Public transportation is at the area, There is a loop, Trivet bus service through King City to the intersection 9'9/Durham. Also, route 43 , is down to the east on Durham." President Moen: "Sir, has most of these things been covered in . . . Shonkwiler "Yes, I speed through real quickly." Moen, CO".,Q would ask you to do tat." . ` : . Shonkwiler "And also we will be , providing full services, uh, I should say �. . ` already at the site in the sense of sewer and water and they .. full services area ' are also pointed out in the exhibit booklet. The final point here is on State Wide Planning Goal number 9 in the Comprehensive rehensive Plan Section 5, for Economic g p 4t considerations. The Albertsons' application will not only be consistent with these policies it will dramatically enhance them to the benefit of the City. dC: As I said before we will be putting 15 million dollars worth of improvements .,n t into the tax base, we're going to be adding at least 250 new iobs. There are ae no supper drug stores, and super greeery stores in the market, area, You have r a market area as. pointed out in the application of over 30,000 people. The 6 16.1 census tract 308 only has one o y grocery store. The nearest combination of this •q y OU super convenience is really Fred Meyers on the other side of 217. Your to talking five miles away. It is really in another market area ,a �.n g almost,: over f • because oaf traffic generation. So these are the reasons why we think we are juetificd in seeking a zone change on this property. And now the next item that I would' like to present is the traffic data for you. AL3ERTSONS' TRANSCRIPT Page 8! • •• wr. . r �• rrrr....4 w•r.r •.•.•, 'J4 r•.. r..l rr rlr loll Ir rl•. • fx.. rr.... ♦1r w•M♦..l-.I••. • •1-1 •r r •.. r. ,.• r .r.. - sl.•.. •...r ill • . "My name is Dick Woelk, President and General Manager of Associate Transportation, my address is 16016 SW Boones Ferry Road in Lake Oswego. ; Rasicalwy I was hired to do independent traffic study of the site and as a , 1 - ierlofessional traffic engineer we try to look at the existing-situations to see what sort of impacts this kind o? development is • �� p going to haver on r the..existing situations. We went out and did traffic counts in the area, we surveyed the - area, and having worked in the City of Tigard for number of years are quite r •. .. e familiar with this intersection and we identified some problems initially " going in. Durham Road is one of the major east-west corridors for traffic to 1/ 10:. . : Tualatin to 217 to 99, it carries high school traffic from Tigard High. The re s a lot of pass through traffic on Durham Road from 1-5 to 99 to Newberg w; and McMinnville. The areas that we identified, number one, there is an -+ . ,, existing problem with the south bound left turn from 99 onto Durham Road. ' During certain periods of the day traf?1c backs and stacke three:et erne ee :tiny ' w ..,•' left turn pocket and creates a problem with south bound traffic on 99. •The stacking problems that occur during the AM peak hours when everyone leaves to - goi to work in the morning, flows towards 99 and you have an existing stacking b problem for traffic is try it ti to get out north bound on 99. So, we look at the existing situation and try to identify those problems going in. Then we look . . _ at, for example in a zone change, what the existitia zoning would be. The . . �N` existing zoning on this series of parcels, there are 10 different tax lots, a`, all of these tax lots could be developed into multi-family dwelling. The idea ' behind single development for multi-family each tax lot, if developed Y; " e- e independently could have a driveway on either 99 or Durham Road. Each, thats new driveways. " ." y If ten they were combined together they rre!,ght have one or toss .: • b •w•r By doing a ccr�solidation of all of these tax lots you identify certain. I w access points and in the report I reviewed four different scenarios for access to the commercial p � site G development. The. Willowbrook Business Park e based on a commercial develo co on the north side hired a independent traffic; engineer to look at My report. ›" He identified some things thet T retook a look at and I would like to give OD these to you now. They basically are just q;laiwiracations of trip generations CD from the commercial development. The, all of those calculations that are ' compiled in the technical appendix are summarized on pace S of my report and .! basically what. is says from a traffic standpoint. If certain things aire done. If the development was in operation today without certain improvements • '', ' ., those inter•sectione would fail. They w;4t±ld not operate at what we would call ` ° a good level" of service. Which means a capa.ity con4treint. Number of cars ,.: ALBERTSONS` TRANSCRIPT Pate 9 u 1 . «,, �. } , , ; y ., ' 3 �wU w"� , r, 1r - t Y i .....,, w ,,•. . ..l .Yr . :,.r( „1sY t, t+f,f T...".I Y ',w`. 5 4 . 'LL ?a b t - ....... r. ".w w..a w.i. ... ..w••]..•s!•sw:•.w .Y.w...w..w.... w_!. Y!1 tj,i 1. Y ya y tz tti ' ^ 1w '' kY ' td a X11 4, ,, going throcegh the intersection becomes a critical, fa'4 or and that is what we rt ' f , w ,x designed to is a capacity ratio of what we call level service 0, which in t ,,_-' , technical jargon is just like pouring water out of a bottle. if there has no '' ', ' restrictions it flows very freely, if it does have r^eWt`�,'rict once, such as stop y, ,■ signs, a lot of traffic, it slows k t . �i 'g ows down, so what we try to do when we look at " ' r� r ,: .! commercia t or�' any ty�;re of development on an existing roadway system. We try 1,.,..1'.1: 1 g any p p y � g p ,,t, to mitigate an impact of that development by �r•oveo .r, improvements. I would k ''`"'' like to use the overhead here for a second to show basically what we have come t ,,`,. up with. . . . . . . . What we are talking about is, this is the site, bounded by 'y '.eke , 99, Durham Road, 113th ,.s off over here, Summerfield, W4llowbrook Business .:.,,,e„ . 511 •,r 5 a Ire to identify the m act, one has to �'` Park. In order y p look at the number of cars ��, 1 2t j'W , out of the de`�elerment every day. , !�'�°��' �:I that go in and `� � � y y. In traffic engineering we �9'�1� .,:I !.a=- look at what we call I�.�, M. ho the ca situation, at ?,Fy'Tft r � ��4 �rY"�`' PM pea hours, ShC wo��st case � Thats were g . y J period,t ,r; � everyone g to get h� ��.-:� ��,a that is usually the highest of time , a ,. g , ever^ one xs trying 4., y p.� �, '; during. the day for tra, o�.ume';�. ,So we identify that as the worst case ` ' I:: eond',tion. We then dis t,, hute al/. �.. ~ that traffic that is generated by the I, µrr :< it ; deu elaplent out onto the b'creet 'ystei through the proposed access points, tr other a such as the driveway, entrance at Summerfi.eld, the other right r` •.` ,,. - +� turn in ��-�•:r w"l Y� f there re one b other, two other driveways on 99 as proposed to be yt r + driveway,'/�y.v ewG� ,� an�. ,rte re. ;� ,':'.'4.. *:,'~ right turn in right turn out All of this means in bottom conclusion was that ,,,.;' w if you made certain improvements to Durham Road you could handle, the existing , ' g and .�;" 1 , T intersection could handle all of that ad�axtaons�l traffic Meaning 99 ,, Durham would not be significantly affected or the level of service would not ; t.,, '" Ii s,.., , ,e * be reduced. With the additions of improvements at Summertield, that 1. : intersection would not be critically hurt' . . wF .. w "� • y gas far. as operational str�ndardt . � . So basically what" �,.f � we came up with was the fact that Mn order to make this s. } development, and to correct some of the existing accommodate that you have ' . g done. Number one, the there now. There are certain thins that. had to b F. main entrance to the site has 4o be signalized and in order to signalize this } tersection and make it operational certain things have to be done over here `` r ;, to accommodate Summerfield traffic. The Willowbrook, considering its onl y 20% It They have a great potential of more traffic being i * �„� leased at this time.. or 3�t9�. 'i' .�,M.i� generated out of here to this intersection. Currently they only have one lane out and in order 4o make this intersection work we are proposing., c°rg try provide y. them two lanes out. This is in the same consideration, we are widening the • : whole south side of Durham Road to a point past the main entrance at I Summerfield to two lanes. They would be a right turn in, right turn out '! 1";.♦ ♦ .♦...1.. ...,..»,.. ...,..., . . w.�K?..,...t.. q. .•..i.w.ti.,.. 1' 's' S .•♦gin.♦vP•S•♦..).).1:J•...u,r.0w. J;•,♦.wi.)...♦.♦.},.' t..1. .. . r,- o ;`,., ,'S'''r n e ''."; fr,14 fr' :„:; with left turn into Summitrfie1d for their traffic. A throur lane, a \tie ., :„. :. through lane and a right turn lane, this would merge beck into one lane Approximately somewhere around 113th It hasn't been completely designed. ' t: So, existing you have a right turn in, you have the possibiliLty of two through. �,;s . .'„,' lanec , through this area (Existing .problem lie the island, We would modifo, , , 3Y ,.k ' ,°. the island so you would hmee two full lanes through tPesre. One of the other "' things that we aro considering is if OBOT e■llows us to we would be more than h', ,�'° happy to extend the left turn lane on 99 tt cor ; ect that star king problem that Y ♦``,; `t ,. exist now When you basically, bottom line recommendation it, with those kind ' '' of improvements this development can occur without a detr^imeneAl effect to the „, existing system. But tleose improvements muss ; made. The client is more � u 1' tJ ,, than willing to make those improvements, they A,e, they not or ho .-,ne ; , - j existing town and the people, he's trying to be a gaod neighbor. :!y provide e solutions to the existing problems. One of things that was brought up by ,'' ;• staff was the comparisoh between high volume convenience type market here ',, , . , a ' versus downtown. Having done several circulation studies for the City of Ti ard, specificall " � � :. .g y on major developments dawntown, it was proven time and '" �'; time again that the existing street system in downtown Tigard could not handle t.. . e.,"--) a oajor high volume convenience market: That is the comparison between the e'''''.. ' , * improvements that can be made here to provide solutions to a problem were ` a 4 there are very few solutions to the problems of circulation through and downtown because of 99 and its configuration with Main Street. Those are some of the biggest constraints to development downtown is the circulation l',,,,-,,;;A , dawn ;oein, Here, with these, I call them minimum, or minimal improvements, all o ' ,; r of those existing problems can be corrected or modified. I would be happy to w r, answer any questions," ' i ' "Your scenarios, does it ca Commissioner g`.,t.�. , cover when you increase the ;' y + ding areas and the flow that they o.ild create? �� density of these .rurroun i Woelk, "Okay, those, all of those improvements operate at what we call level Fa of � orbe tt er, which we use as a design standard, a level service of 9, which � i e� Butler, "I 'knout it wasn't to good. C wasn't. If I remember correctly, C or r " j ,, ALBERT'' IlS' TRANSCRIPT Page 1 i 1{ y, 9f • .• ••••• •.♦•• r • . . n . r.•• . • • • r•' .♦n •r.• ♦•• . . ,-• . '••••• ••,.•• •/ • .....' . 0 h '''.5":h.,', ''.1«+ P 3;y ' Woelk, "0 i f s s at the bottom line, that is the bottom of what you want t .. design for because level of servy,ce E you tend to ball things up. with a ''' level of service C your still mid range. You still not down into the bottom the level of service range and your not up at free flow, such at a b: of th Aeve g Y p h,,, I�e.ti,, uncontrolled intersection on a Main Street." ',' r ka , .�.Y w Butler,, "Your saying this will give you a C with the Albertsons'? What about t. .:' the other areas jevelctp ing. Do they say it should be a C.? ` " those w N Waelk, Okay, th � :� t j �° will allow a signif=icant in�rt�ease in traffic on Durham. : , / Road before they fall into the D category, which is the design phase, so yes ,; 14,. p' there is enough room for all of Willowbrook to completely develop, additional 4 �• ' tr�aff is from Summerf$eld, and whatever takes place to the south off of 113the 1 With those kind of improvements, yes it will work. Yes ,4 ► '''' ' q Commissioner Owens, How many storage spaces would be available on „1 r "How spaces available the left i turn lane off of Durham onto Willowbrook drive.- 'k d Woelk,, 'Okay right now, its preliminary design, okay now from Durham into Summerfield into Will�owbrc ok. Right now its design .� ::7':"';'.,: ::4., � as a 100 foot stacking '''''''''''''''''''''14 p' distance. With a 60, and again it comes back to technical issues such as rc a signal timing, frequency of changes in cycle. ''t1, that was designed at a 60 ;1 second cycle so you have a high turn over rate and the stacking distance calculated was for four cars and we figured twenty feet per vehicle, so thats -' '''.' '',7 80 feet required during any one c y cle period during the day. That allows us • ', • cape ended . . ♦ 195 ;' Commissioner Owens, " , . . first the traffic west bound gets to go, then 1 ° east bound gets to go, and it doesn't, last very long. what if traffic, what -• P if there was traffic that back light c on Durham so that backed up at the. 1i ht east bean 111 J they where stack out into Pacific Highway at the time the light changed but '° the traffic still couldn't go, so now you've got all of the, I'm familiar with q '. the intersection too. ... 4 ae1 d "Good question. In th at the only ossible solution to that is that' . „�,I the signals have to be coordinated. The movements of the two signals have to ;' { ' ALDERTSONS' TRANSCRIPT Page 12 w, ,, y r A, i - wA "e f 1 ^I ', ,w 1 w4.�' •I w y,.• .I fi 1 i ..' •:iwa '•b.•.,. 11Y\.Ir11 :!1..•V'.a 1.\,ru \-.,1..i.\.R4 •l,\I1JU»J»R»•Mr 1r\..\t.M•r.1«.4 u,: r- ,y ,.w • .•+•+,. . • •( r„, 1•. s.•. • r. •., i. I #n'14..\,J±V. • w.,w,. .,1 1«N •• C ' r r A Y...,.I.•k;/U'.U;. f ,.l W.Yllklil 11l lra wIw».Ia1J4.iY,r.,._4..iJ,V y'.J•L',»,.'uln..y;r j ..•. .•.. . '•1 ill r. a , 1„, 't - ' err 1-` :,vr\k a•'.�'V. y A ,. , ,, be coordinated in that, if this traffic where to be stopped, and this traffic . .x ` Mz where to be going in, You would soon fill this all up. So, this, east bound %, y F `\; a,, :.' traffic has to be coordinated with any east bound, movement and that is ''' 4 coordination and that can be done very easily. �°�! ' 4. e. \ Commissioner Newman, "Whets the cycle timing on the P mcific Highway, left ,, ;" T l" '% turn to Durham now?°' Tr., I ,, T., P. , „- .7, r ,. ., Woelk "From seven until eight thirty in the morning in operates a 90 second „! 4 y ' f .4.1,:i''." j+, 4 c cycle. From four o'clock until six o'clock in the afternoon at runs on a 140 Yl second cycle. So at any one poinv, in time you can wait on the side street for ' period! of time in the PM peak hour."r R, long p ,tom +:. . , Commissioner ! tya l''+ � QaF� i s s ioner Newman, m talking about turning left onto Durham from 99."� ` y r Woelk, "Okay, right now you have a maximum of 40 seconds available l " y "g •you arble to the j" J u south bound to east bound left turn. Now, one solution to that" I« l r r "dntmake ms ` .1 , Commnseoner Newman, "{�ia�.t a minutes, maybe I der myself clear, how ''- long between cycles, between left turn arrows is it if your turning onto w^ R Durham coming south bound on 99.�e e, , i Woelk, "Okay, in the PM peak hour you could wait 140 seconds." Co 'Okay that would indicate, g by ' 4r mrr�a s s Toner Newman, , �:cs L b what I've heard .. you say that then you have'to cycle the signal g nal dor the street,, y Y y y "g �� eet, at the same. 140 second. , 9µM Woelk, "You can also do a split phase, where, or a half cycle, where the one ` at Sut i rierfie d operates t one half the cycle of the 99, to it would cycle twice t.,.., ore the 99 signal would cycle." l Commissioner Newman, "Except 'then you end up with stn° : d up.through » that intersect on, stackea up against 99. What I'm wondering is why did you ' than pick 60 seconds as the amount of cycle time to figure how long the .a waiting lane turning into Summerfield would 'be. y t AL8LRTSONS' TRANSCRXPT Pave 13 , Y J «,, ; Ai 1,, �� r N _ - i a'� .. �'.�`' .�;* �t a, n»,:.r.1 I'If `� E l ak [f.� " r � ! is..::,:,s,,.Y•'r.M1T,�.,.Y,,, ...Y•...•,......s.......,Y..r,.......Y,. ...�. Y,,.... ..�...Y.. , .. .,:••.....,..Y..,,•.•.--:.:-..r',. : Ya.' "" tY.. t l,. � ,.�•:� 1, t5�Y �..:,.5,l 1)i1.uw7 1.11,7M1TY)yli;tu!)ila)�Yt)S�f lt,tlritl7'i:fl if NYrl.',a r4..Y.ti,if}• u .7,.• ...ty. . .• ... . . .. . ._ �1t5r 1i i• ••1 Y.l.. • ../S .ry 1 V1.w Y•+'Y.r• ♦N..,,l.,l..aY.li'!! Ja/V V' llY rl1 .1•.i Y•.M:wl•'..1... .... 4 'L +K y«,. „'r ,1'.,1:::..1 ' is ..,%". "Beca use in a actuated situation you want to wake that signal •operate ,, 'f "! ' as fast as possible. State Highway, which 99 is governed by ODOT and its 0 timing regulations on ODOT highways are mainstreet, which is 99 obtains the ' ..pci ,y k , ' largest share of the green time. So in an off system traffic signal you try �` i' to make that operate as fast as possible and it would be a fully actuated r",'v,r traffic signal so you wouldn't have to sit thr,re and wait for an extender Iii period of time if you wanted to go across, if you came off, turn right off of ,,t ' I ''' 99 onto Durham and wanted to go eas Sound. So its, its just a better =1 Atr, ` 5 , • operational characteristic of an ofaf system traffic s,;!lgnal. 1 tifY M ' i President Moen, "Okay, I dust rema, , the conisgione:s to make sur® w direct ,T 1 our questions only at thin g s that are going to im pa ct y our decision. If these � r} Mh T are things that you need to know then fine. Commissioner Butler. , j,„'",,,,, . n N . ° Commissioner Bu tler, 'To ingress/egress on the he west side, against Pacific 4% Highway, arr•e they right turn only to go of it of the development so all the ;, traffic will have to go out onto Durham if they want to go back-uo.'� ' ::1,','..i: . that corre'et, Current distribrtion of �a Woelk, "Yes ' ' �• traffic in that area , y i ± indicates that it .Ls from the north and ' sc,th, existing traffic flows that r : '� s direction ar,l ' ' ` _ going to stop in or drop in to the site It would d' '' if �.�. where 4. '* drop in and go bark out onto Pacific. Highway. So yes, all of the driveways o►� ,, Pacific Highway are ' r right turn in right turn out." rl, . ' ` going g right Commissioner Owens, "Are there oin to be, on the right turn in ri ht turrr "'e ;'' out on Pacific Highway, will there be of e a lane oat of the flow o. traffic i c available." cc Woelk, "Okay, we do not know, at this time, what the conditions of ODOT are going to be for development. �°. g We anticipate that they -will ask us to put in curb and sidewalks along Pacific Highway and extend that right turn lane further down thaltls existingI right now, and so y es, it would be an additional au lane that you can turn out of into the site north bound. So yes." y "My names is Don Doncombe, I'm the Real Estate 'Manager for Albertsons t Inc 4, ,f' ° my address is 10230 SW Hall, Tigard, 97223 I will try to make my comments nts as. , *%, ,.,• brief as possible, since time is passing by, I'll .direct my reeks primarily ti ; II L. '- ALBV.RTS0NS' TRANSCRIPT Page 14 T ! w" t,7 r ... ..-..1.1,.ry'... . a k....a.k... ...........a1r...1.y.„ •.ar..vw,a..r r+{.11.•.Jar.I4 iiw.li/r 14lJffet'1.. +k1k:.lea+.r..•.+ ...... ...♦..r.f.'. k '` .'' * to the downtown core and to why we have selected this general area. We have ,. ar - rw: etudiw-d for a number of years, one of the problems we have in our existing ` , f " store which is in the Downtown core as you know. It has never donr�l very well j' , , r because we do not belong in the downtown core, number one." Number two, its d +r. two small, and number three the traffic configuration and the access to the `e e;7*. ,;' site i3 very difficult at best. We have tried the last couple of years to , ', ". 7 improve our access onto Hall Blvd, and that did not work either. With that in �'a -''`1 mind we have studied other alternative sites in which we thought we would like ,. to be in Tigard, in fact, we have studied a piece of property that is in '.; downtown area, but based opon our determination. One, we do not fit downtown, coo , : * we do not belong downtown, we are convenience oriented and so Is the complete ;, , 1i shopping center that we are proposing to develop and it didn't appear to us . that there was a large enough buildable parcel of land to accommodate what ii . we're proposing to do „ ` y �� studied the area in which we are proposing to build We iet7 °; this complex and we had, we re great we study ever"ything, we know r studiers, how many refrigerators everybody has, and how many dogs they have and , :r everything else. We don't like to snake mistakes. Mistakes from our point of :ty . " view is very costly and 1,11 just through this number out When we build a ”` new store, when its completed and . you stand there and look at it yn +M looking a ,, somewhere around silt ,'. x ,:, million dollars. Its very diffic��,4 #.u' make. a a `t mistake. So we try not to make mistakes '` y We try to minimize those mistakes e ,, '" =. as best as possible. �J� studied this area to detet^n i.ne where. we really should n 4°« _ • rd And we've come to ,-, a ' the conclusion thY.�: therQS about 800 or 900 be in Tigard. ", thousand Dollars a►eiailabl w in this particular area, food dollars and � p� • a. general f:.` , ng, dollars avail '{° I' rn er^chanr�isi available. Th�^ouh that, studying where its going to �. competition and whos doing what percent of the business and what our store is y ... ` doing Meyer g and what Fred Mey and everybody else. We some to the conclusion that the � .�. theres akout 230 to 350 thousand dollars that is leak .;�g, we call. it leaking,tii y leaving the area. We don't know where its going.. Its either going to �� Tualatin, McMinnville, Sherwood, Beavertun, we don't know, but its leaking. "-. r Its leaving Tigard. Based upon that we zeroed in on this particular ,4 location. We felt if we "tad the right development that W4 could capture or ul a . . g going someplace. Grocery retain those dollars that are leaving the area and some lace. +Grocer ,I store business has change substantially in the last six or seven years. We don't like building grocery stores larger and larger and larger just for the 'i 4 * ' . sake of building them, larger. The demand for certain products and grown, substantial in the last few years I can remember as a small boy, and T'r y M . ALgenTSONS r TRANBCFtPT Page 15 . w ' 11 � !1 1 1"' ,_. ," probably older that most of you sitting up there:. But when I was a small boy, { .,"..:4;`' o" a coke—a—cola,la you went and bought a coke,�� *�:� if yo4, wanted to buy .� coke a-pc , y g oke, xt. was �! a l r ,r u' r.'h ounce bottle and it had kind of a green tint to it and kind of a shapely nr°•.�'', ,t,, 'oohing bottle, today, y,r��a can buy, diet coke, classic coke, original coke, ,:::::„.'", : :. cherry coke, name it They have about, fresca, and liter bottle, cans,. you i :� � sprite and it just goes on and on They have probably have about 25 different x { items today, where a few years aao they had one Same thing hold true with ''ia pizza. You know theses Tontino's, Gino's, and Sara Lee's and it just keep , '_{ going on and we have gondolas of pizzas. So the grocery store business has ti grown, because one, demand from the customer to have these products and cause oaf ' number two the supplier saying these are our products and you buy them all or : , you don't get any So you get kini of trapped, and thats rightly so, we should :,,.., have ' � a the products so that people can buy them and conveniently come. I want to address the downtown issue more than anything else. And if you'll permit ' '4 type of facilit we proposing to build." ¢ . of the r �;.: me- to show just a slides � yp y p p g � : lId 4` riy • • ° • • record.) : :.;�: � .: :. (Discussion regarding slides becoming part of the Don selected that last two projects we built, both in Orcgon, -Q ,: now I handle the whole northwest so I eliminated northern California, Montana, wry plL:s, Idaho, and Washington. This happens to be in Eugene, Saturday, if your going � , to go to the Bucks g e you can stop by a see it because its in full force ,` If you don't want to go to Eugene, I have couple at the end that the projects }' under construction right now in east Portland. But let me just show you, this ° wag before, I will go quickly. They get better. This is while it was under ' T'',.4 � . construction, then I have satire after,'. there we go This is after it start s 1 gets completed This is the types of project that we have in mind in building AI: 44 g.' in Tigard. Where people can come conveniently, get their hair cut, go to the � Parlour, get their laundry done, get there dog clipped, go to the drug store, `. go to the grocery store, a little deli so they can sit and have lunch and those type of things. And this project is complete and is under operation in M. Eugene right now on Beltline and River Road. Anyhow this is the type of o'` ..j . thing, Now this is on the east side 12.:nd and Division, its under ` construction right now. Payless just open, X think it was last Monday and you can see its not completed, but this is more in line of the type of thing that 4 ' k we're proposing to do, a lot of brick, lot of landscaping. Something that � blends in architecturally with the surrounding area. We're still under ALBCRTSONS'' TRANSCRIPT Page 16 w1 tip xu e,1 41 ,, ','i� ri a �i �.a.. 'a ; r am ;u M. �; - — - �+. _.�' ...+.a_ 1.. „‘.,, .,1,'„.' 0 ';;', > ' construction there• Walkways are covered, so people can, I stop there so you ;,;, >4 '” can just get tEe type of idea. That does not fit downtown. Its a unit ,L1 by t ''1 itself. As Mr. Shonkwiler mention, the traffic situation downtown does not , , '",,,,,,,,,'L,,_ lend itself to this. I deal almost every day with most of the co-tenants that :" 1,F e;," go with es, I talk to Payless on a weekly basis. I talk to Pay and Pak, I I '1 talk to Costco, I talk to Si- kart, X talk to High School Pharmacy, I talk to -:`;t %''',, % u;i, GI Z'oes, I talk to all of these people and they talk to me. None of us will be downtown We don't want to be downtown, have no des ire to be downtown, we is ' F 4:, ,1 •f don't fit &luntown. The store hours of downtown are something lake 10:00 in ' the morning until 6:00 at night, then everythings closed. In fact if you go 1 i1 downtown in Tigard right now you will find two people opera. Payless and ' " Albertsons. We don't belong down there. We belong out in the neighborhood �, " , where it is convenient for people to drive in, do these shopping, and drive ': out. As I mentioned, in just this general area that I'm talking about ther4s '1 S -„ a lot of money leaving. I don't know where its going, I wish I could tell. s' ' sy1 you. The other item I would like to mentioned is that we're sensitive to the , } . -r---. property owners, extremely sensitive. I have personally met with every q`` ,, , property owner abutting our p arcel. I met with Royal Mobil; Villa. We have lh , ." :: ` agreed to do certain things to make them ...:.happy and I think the ` ''''' k •i'J � -.,e representative will testify to that today. We wi'i l do that I have met with A $.„ Mr . and Mrs. Meskel (sp ?), who own the property down below where you see the r x .3:,, R-1 to R-4.5 and we°re sensitive to them and we re going to do what they have { asked us to do in the way of buffering and screening and fencing and tleoee e , types of things. We have also :yet with the people across the street,..a ' p p -` , Willowbrook and X believe have satisfied their concerns and they will probably y ''ti to.,� � °'tify to that effect also today, We have men: with the State Highway * , Department who ha3 a great impact on this piece of property. I think we 'have' µ.; sati efied' the needs of the State Highway Department. I don't think they are ,` . g, say � tall. I uses what I m trying to sa is that. don't fit � .° opposing this at " that we dean t f downtown, we wont go downtown. Ever bod wants to be out � g y y 9°"�" where ate°re FA- proposing to go. We're not a speculator, we do not have to go get financing, its not . � us contingent upon ' g p getting a partner or anything like.: that. W® are a user, we will� -' 1l do what we say we're going to doe We have tees capabilities of doing that and have a strong desire to do so. We spent a lot of time and a lot of money on this project already. We came to the City, months ago, opened ' we wanted to do. We met with staff. said we would • . . .'w, up all of the things 'ti.ha�', i^ " . like to build a shopping „ ion. I kind Of feel. like wo! were. . . location u� atx. `". � , upping ,enter at this l ° ,.: �Al.SERTSGI�S'' TRANSCRIPT 17 Page � '''''\e ' ... . 1' . . •1 '.j t t t L l ,7 f...,, .„ ., r+: short changed. Treated a little bit unfairly We had to annex Told them , „° ,: exactly what we wanted to do. We were. annexed in end then we get a staff report that says that they recommend not to approving it I' know its, legally „ ; ' ` its not tied to each other. but I felt that was kind of unfair, and I'm not ,e ;` taking a shot at staff, I'm { just saying that we have been very fear with 4 ' everybody, up front from day one All of the neighbors. I'm saying that this � t ` , ' ' is the, best project, will do the i-st for the City of Tigard than any other ` ry "` place that I know of in Tigard, it will provide jobs for people, permanent . � d 4 jobs, we're not like the electronic firm thats laying off everybody right t� `N� now We're hiring people, we want to build. Everybody whos coming in here is +� going to be hiring new ,people, hopefully they will come from the City of ,_ ‘) ; � Tigard. We will hire people �; g peo le fron the City of Tigard. With that I will be .. , .wTf s + happy to answer any questions that you may have With one stipulation_ I M f won't talk about profit or volume. , President Moen, "I had " ad one question, if I right. You said you talked to same ' :►. ' of the neighbors, did you, your people haze come here and made a number of kr suggestions relating to trading density and alternate densities. Have you n' _ ''', '.1:: "":::' :4 ` 4. talked to any of the neighbors with respect to that?" a, " '" , Duncombe, Yes. We told them that is was our recommendation that the density ' , of there property would be increased and I can't speak for them, but I clot the feeling from talking with them that that wasn't a big issue with them. .* '''' ' ,' Commissioner Newman, "You .,„„ u have a store, sort of downtown now, what will. -1k.l ; , happen to that.” r * ; ,. ' 't No, just kidding. I can't answer that. I'll tell �x.� Duncombe, "We'll bomb a '' 1�. you what has h � point. We have a number of alternatives. One �. apperred at this o .. i: , to keep it oen. Thats are least y, p open. east desirable option, because it hasn't worked. + It hasn't worked in 9 years. Thats about an eleven year old store. We have °° contact from a fabric store, we h had w- � co have had contact from a furniture store, Ili ' we've had contact from a large sporting goods store. All of which fit much downtown The other alternative is %o break it up into better Mawntown Chat we do. Th p 1 r11er retail shops, likes what adjacent to us like the golf shop and those '" L types of things. It will not sit as a blight on 'than-city, we'll do something with 31 . a i ALaERT8oN8' TtANt aRXPT' Page iA „ > k ' y;,; Commssioner Newman, "How many jobs are there at that store now?” rr , n ®uncombe, "Oh, probably, 50, 50 jobs Y Newman, "How many i •obs will there be at the new location?" "Over Over 100, just r.rs.11 Commissioner Owens, "I guess my questions le relating to the problems that Willowbrook Park has had filling.. I m wondering how `Willo calculated .s there a �� a n ✓t ° 1 • • i; need for another shopping area down there." ., lurCO b e, "Our operation will be much different t han Willowbrook. Not only that we will enhance Wi 1loik,crook. Being across from Willowbrook will probably help them considerably and they may testify to that I don't know what they are years ago really . , going to say. Willowbrook was done ears a o on a �w hems that real l did "F not work The people who orig inat ly did Willowbrook, had a complex similar to hat in Gresham and it was quite successfull so they came out to Tigard and 1 1 �r �,� ��" tried it and it •ust didn't work it. I think the ;.: a people who now own Willowbrook have a ' better concept and they'll improve Willowbrook subst'i ltially from what its been in the past. We will not hurt Willowbrook, anymore than we will hurt downtown. People that we are dealing with in here •4« are not going to go downtown, we're not going to hurt downtown." j w Rim #I♦, . A ': Newman, You said you are a convenience store? How do you define convenience w store?' OC Ouncombe,, Where people can get to you with relative ease by getting ng in and .' cl) t getting out and mean within a close proximity of your home, shopping, I don't mean like a �-11 type ^peration. People do not like to drive long r 7 ed ed CD distances to shop gr&ceries and d'ugs. matter of fact 73% of people shop 21 y' convenience, then they start into price, price becomes a factor. You'll have to «ac.k these two ladies what convenience r. ien�e �uersras price is for them: But based our Y tuS'Aes I told you we study upon o y dy eVerything, 73% of ; people shop contenien ce and we need to be convenient. ALBE TSOIVS' TRANSCRXPT Page 19 • Y.}, 0.k NI 4 y I .x t, w'. " y '� „ M .1Li M i 91' _ r Jt c _ _�a. _ • +kR �" a 'f to t •, b,1 h;'« • , . ...., •. .. .. ... . r .....,rt;lr.:t.t...,.,1 r. . ,:f;i r "My name is Steve Ward, I'm with West Tech Engineering, my office is located 7000 SW Varns, here in Tigard. I believe I'm the last of the group, maybe some gentleman has some finish comments.°' el' President Moen, "I just want to make one comment that we have been at this for your presentation for over an hour now and ghats a littler unusu l and I would like you to press on.' ;.` ward, "I'll be very brief Basically I'm the Cioii Engineer on the project. 'fi ' I've been involved since days: one helping.. 1lberrytsons° with this project. . I want to talk about the site design generally and how we have arrived at the, r° "'' ' at this site design so you can kind of understand the logic and the thought F • p w ,. ' project 's, as you can g process. One of the things that way im�ortan, to this � see we've got a commercial zone in tho corner, tax lot 100. When we first looked at this, tax lot 100 has inadequate access, theres no way to get a full ,' 4W t set v ice driveway to tax lot' 100. On SW Durham Road you've got the' is land that ,. prevents you from having a full access. On Pae f is Highway, yota've got the medium street. So, immed...ately that, that tax lot by virtue of not being able p addition,• e service driveway is limited in: its develo ment. to have full serve In + u..• t with a tax parcel that small we end up having a difficult time buffering the residential areas. So we logically stretched the commercial zone and ended up . have to develop something that we could provide. with the configuration we ha p � p adequate access, adequate buffering. In doing that we've c i the 10 , + ansolidat�r,� lots, that I think that Dick Woelk has talked about that, this, this combines one development, you don't have ten separate r+evelopments that are coming and a trying to develop the city, in the city, you don't have ten separate driveways. We can have, we can control the development, we can control the C° internal traffic circulation, where the traffics going in the development and tle tai h— out of the. development by combining these 10 separate tax lots. The . site ,• layout, basically what we have tried to do, and you can take a look at the big s.. °�.' . _ ° closer bake. We've set the g map if you get some time you might take a and C buildings on the perimeter, on the inside. We ve got L shaped buildings an :I our main purpose for doing that was to was to screen the residential areas to the south and to the east from the intersection of Durham Road and Pacific Highway as well as the parking. The parking is all io front wrapped around the buildings, you have the buildings and then you hav�a the service areas in • Aindl that was de s i n to back, and then � by g� the you gt� in the residential areas ALBERTSONS' TRAI SCRIP1 Page 20 Ih • y *. . 9. 1 fi$ 1 PVC ,, 1a wf t ' 9 :a . jt;. }d 3 . .. . ..... ....,....,....+s., .............. .. t.N rU..'.i.Hr........ , .s.. .... ..'..,«• f......4 Y•.nt., '.r I as .� n d. r Y i Y ' ctt7 J" t ° 1' keep the noise impacts, and mitigate the no:se impacts of the r ,t ,-e.' parking lot area " w as well as Pacific H ghway and Durham Road. In addition to, to setting the ,hway and Durham Road. In' addition to, to setting the ie , e buildings as we have done, we've made special attempts, and you can see eae rrf le. ,',M '' ' shaded areas are all buffered areas, we've made sebstantial buffered areas for ; :p �, �G, arG,; m. this development to bufcer the residential developments from the commercial. ev, " +t''e' t development. Some of those are 20 and 30 feet wide for a buffering zone• e r "",.. ', ' I Those will be landscaped. There will be a fence on the property It will ,'` G screen those areas from the residential areas. On final point, as k y ou know, ",+ .G the area to the, to the south and to the east is undeveloped. We've got 113th ^ r h to the east, when those areas do develop they will be able to provide r, ., ;� Y additional buffering. So well virtually have double buffering ` ' g ° $ y rind? on the south w s ion for a good portion and on the east side which will mitigate any impacts , ) ' that the commercial development may have on the residential areas. Thats 'r` r : r basically it for the site configuration. Are there any questions? . e. f r " President Moen, "X don't think so. ward, "John may have some additional comments." 7� 3'ohn W Shonkwiler, "rust quickly .,r n . We came to this site and it already had '' � ' '' existing problems, they have problems with traffic that we're of to solve. r f�- Tax lot 100 is basically bad planning on its size configuration, we re going t y to solve that problem, provide adequate access, take care of the intersection W' .. at Summerset (Summerfield) and Durham. Theres a problem with existing housing aH vY the way its layed on 99 west, we can mve it back and take care of that M t ' problem. The commercial that we are proposing fits very. in the area, it doesn't detract from downtown as this is fc actually, oh, theses not a problem L " CL with the Central Business District and our use. Traffic movements Dill work, `' 52 at level C or better. Also, this is the onl y available intersection along 9iy left at a sizeable, buildable lot, that would provide access onto 99 because r A; ODCT wont rivw anymore signals, signalization along 99. So this is it, this ' s r y really the only place that available, Also, fart. commercially, and its refit t* !!'l Albertsons' , oh, pardon me, in the housing issues by taking, I've shuwn d: several different scenarios that would not only provide for the housirn4 that we're taki ng away, but also would give yoPA an added cushion for any cdditional /01. potential problems that you want to deal with later in the planning process, s Mp Also, I liould like to point out that Albertsons' will show the quiality of the : ALttRT 0NS` TRANSCRIPT Rage 21, ,,. w Y t ;` • .1:,.. . . » . . ,.1 Ju`k y +k.)•• 1• ''u.•.ya.:4...;;;414'1.4.;;...y,. 1JA \..j.;�� f•1.. .i.r..rl`.`144•.fu4•;.'"''''.... ,:i'r.:4!, a..;•1as' 4'Y4ro,e O, a+ tc , , ' work and their, and type of responsibilities that the carry.' They are, gi� M t r only ones that have provided substantial landscaping in the downtown area r : , r `;,, right now at.their 'store They ,,laeren't req mired to do that but its the bast looking, and they carried. out their res onsi,bilaties very well, a load i ° y think that " ` ; you can rely upon them to do an excellent - Y �' P project at this corner. One that .f w _. W will really enhance the City. Thank you. Any questions?" ;,r fi i• 4 444 4.1 •''' y. rte',' it n. i 119 : k „ w r ALBERT8CONS' 'i'RANSCt?IPT Page 22 f. i.f a + 1 AmimmillimiammimMMUMMEI=MMM , J y STAFF REPORT AGENDA ITEM 5 r.• OCTOBER 7, 1986 — 7:30 P.M. ‘1, TIGARD PLANNING COMMISSION K' TIGARD CITY HALL •- TOWN HALL 13125 SW HALL BLVD. „ .„ TIGARD, OREGON 97223 A, FACTS v 2 1 General Information *i° a• CASE: CompreLensi.t.e Plan Amendment CPA 6-86 Zone Chang "C 10-86 RE UEST: Plan +.amendment from Low, Medium—High, and High Density Residential to Commercial General and zone change from R-4.5 (Residential, 4.5 units/acre, R-25 (Residential, 25 units/acre), and F (Residential, 40 units/acre) to CG `t a , (Commercial General) APPLICANT OWNER: James & Emma Whte Albertsans, 1.0230 SW Nall Blvd. Herbert & Betty Dayson `y Portland, OR 97223 N.C. & Amy Randall Gary & Nadene Randall ,t 4 Donald & 7oAnn Randall . 4 Health Resources Inc. qy. Brownson yl, LOCATION: South of Durham Road, east of Pacific Highway, and east of { s 113th Avenue ( iCTM 2S1 15BA, IL 100, 200, 300, 400, and WCTM 2800, 2802, 2900, 3000, 3001, and 3002). k 4 A 2. Background Information the tax lots are within Washington Cc`�inty.. w.;;4 annexa ion alica.tnorthwestern as been submitted for the remainder of the subject property (Z. 86). It has been approved by City Council and is awaiting Boundary Commission area south of Durham Road i review. Much of the property in this CL not within the City. However, the area 25 and the Tualatin River is under the planning, between Durham Road. a jurisdiction of Tigard. {ki ' 8, Vicinity Information 0 property .. ,p y . _ .,� + �. .,..... . . part of the The ro ert on the north side of Durham Road and Summerfield develor.rmant within the area between Pacific Highway and Summerfield Drive are zoned R-25 (Pb) (Residential, 25 units/acre, planned jdevelopment) and c i y sidential uses. T e �4 committed to multifamily re land adjacent to 113th. Avenue immediately east and south of the subject hr o ert consists of s cat t ered uxn g le family residences on small acreage tracts, The properties east of the subject prope rt y are within the City and zoned ft-25 while* the southern parcels are under County jurisdiction A and intended for Low tensity Residential development in the Tigard Comprehensive Plan. STAFF REPORT — CPA 6-86/ZC 10-86 — PAGE l ' *'Y • i:, a. -'wig'.. .,h,..," , , .^\« t. .,. is•, 1"e:1..U"a s.•.1:%a, • :1,•:h.t. .\"w. 's`. wK\.)ai5l.sa:>:J•)w\.1t1 t)�:J.'pIu521\ti\ '\:\:>;c:.u_a, 410 .' The property south of the subj ect parcels are also within Washington County and are designated for Medium Density Residential development in the City Comprehensive Plan and are developed with a mobile home park. King City lies on the west side of Pacific Highway. 4. Site Information and Pr000sal .Description ti The subject property, as noted above, consists of several separate parcels with the majority being .occupied by a single family residence. r 4' : The applicant proposes to change the Comprehensive Plan designation corresponding zoning to Commercial General to allow for the construction of a retail shopping center. If approved, a separate applicatiofe and review will be required prior to developing the site. 5. Agensy Agency and NPQ Comments The Engineering Division has no objection to the proposal and it is noted that specific access, street improvement, storm aid eanitary sewer service, and signalization must be addressed during Site Development Review prior to construction on the site. ate{--, The Building D;lvision has no objection to the request. The State Highway Division states that Scene. los 2 and 3 in the applicant's traffic study appear feasible and that potentially detrimental traffic impacts can be addressed prior to development of the property, ,. Washington County Department Land Use and Transportation made this ` ngton Count De artment of Lan statement: The following are our comments on the above—referenced applications for a site located on Pacific Highway, Durham Road, and SW 113th Avenue. Durham Road -- Although this road has recently been transferred to the City of Tigard's jurisdiction, as part of that ' . , : transfer it was agreed that Durham Road would have a ' j' 90 foot right—of—way, a 44 foot paved width, and a 600 foot spacing standard. The site plan as ®, submitted for comments does not reflect these requirements. In addition, a concrete sidewalk co should be required for pedestrian access. SW 113th Avenue Dedication of five feet of additional right—of—way. If access is proposed to this street, frontage improvements, including paving and sidewalks, would be required Traffic Study -- The access volumes leaving the site are too low, which could reduce the level of service at 99W and Durham. .'p. Within the traffic study, the traffic analyst c e rdued the trip generation from the ceeii r by 40 P g y +I. w STArr REPORT —`a CPA 6.-8 /ZC 10-06 PAGE r l�' v 0 percent in order to reflect the net increase onto the system by taking out drop-in trips. This is acceptable, however, reducing the new trips does not reflect the actual volume entering and leaving the shopping center. The actu=al access volumes would be the "drop-in" traffic plus the new traffic generated by this development. The net impact is that the traffic pattern within this area would be Jitered because of this development. NPO #6 recommends denial of the proposal for the following reasons: a. The uncertainty of the southbound 99W left turn lane to handle the increased traffic. ex b. Adverse effect on the zone change upon established residential development. c. Unnecessary commercial development in an area that is adequately served. B. FINDINGS AND CONCLUSIONS The applicant has presented findings which address the Statewide Planning; Coals and Guidelines and the applicable policies contained in the Tigard Comprehensive Plan. A traffic study prepared by ATEP, Inc. has also been submitted. The Planning staff analysis below does not discuss the State Goals since the City's Plan has been acknowledged. .r The relevant criteria in this case are Plan policies 2.1.1, 4.1.1; 5.1 1, 5.1.3, 5.1.4, 6.6,1 7.2.1, 8 1, 9.1.1, and the Letational Criteria in Chapter 12 of the Plan. The Planning staff hac determined , is partially consiste t with the Comehensive that the: proposal x only p i l�ry n �! p Plan based upon the findings noted below: 1. Policy 2.1.1 is satisfied because the Neighborhood Planning Organization and surrounding property owners were given notice of the hearing and an opportunity to comment on the applicant's proposal. 2. Policy 5 :..1 is met because the proposal will have a small positive effective upon the number of jobs available to Tigard residents. Since it will be similar to other commercial developments in the Tigard area it will not "diversify" the local economy. 3. Policy 5.1.3 is not satisfied because creating new, large scale . City commercial. de �� . � the development located in the southwest corner of t will not "improve or enhance" the central business district as the commercial focal point for the City. Although the specific effect of this proposal may be debatable, it is certainly clear the • upon developments of this type will not have a positive effect upon t e vitality of downtown. The downtown has not enjoyed the same STAFF 'REPORT - CPA 6-86/ZC 10-86 - PAGE ' , • . 411 \` ,. , . . III economic growth which other areas c=" the community have in the past three years. Spreading commercial activity into areas which were planned in 1983 to be developed as residential, particularly in a project of this scale, would further hold back the .ilili. revitalization of the downtown. f. . /, 4. Policy' 5.1.4 is not totally satisfied because the eastern portion.ee of the subject property is adjacent to residentially zoned land tr the north, east, and south. This is considered to be encroachmet+r, as defined in the Locatiunal Criteria discussed above. 5. Policy 6.1.1 is linked to State Goal Flo. 10 and the Metro Housing Rule which requires that the average density allowed for all undeveloped residential land in the City be a minimum of ten dwelling units per acre. The adopted and acknowledged Comprehensive Plan and zoning provisions meet this figure but do not exceed it. ' The applicant correctly points out that several rezonings have occurred since the adoption of the Plan which acted to raise the • average density of available residential land. The applicant proposes that the density which is "lost" by rezoning this property from R-40, R-25, and R-4.5 to C—G can be recovered by the previous plan/zone change actions and by the City initiating a Comprehensive Plan Amendment to allow for High Density Residential 1 development on the parcels immediately south and east of the subject property, Pages 11-13 of the applicant's narrative more 1 . fully �x peain this proposition. Though the staff has no objections of a procedural nature regarding taking credit for past density increases on other properties to justify the loss of the R-40 aed R-25 zoning on the = w subject property, the staff has two reservations regarding the applicant's proposal. First, the area proposed for redesignatiota -' to High Density Residential cannot meet all of the applicable Y' l,ocationel Criteria because no direct access is available to a Collector or arterial street and the area has significant development limitations due to a large drainas _u.cy ane steep :' slopes. Second, the City is presently roviewirs alternate • !.: development methods for residential projects invc aeing flood plains and other natural hazards. The outcome of this review may cL affect the average residential density figures and the rezoning of property for foe commercial m may make it more difficult to ' 07 meet the City's obligation to Goal 10, Whether the City Council chooses to grant the applicant credit for prior density increase is a polity issue. No uniform polity has been discussed by the go City o 6, Policy 6.6.1 calls for visual buffering between different uses such as commercial and residential. Although buffering issues are g Site appears that adequate addressed dur+�.n Site Development Review, it a space is available to provide sufficient buffering, e STAFF REPORT •-= CPA 6-86/ZC 10-86 — PAGE 4 ti r y tf . „ ) • : '' a ,,• 7. Policy 7.2,1 is met bee,ruse adequate public facilities "i.e,, water, sewer) are available to the site. 1. 8. Policy 8.1.1 is satis(Fied because the evidence suggests that the additional traffic generated by the propo3ed commercial use will ,` ,. not exceed the capacity of Pacific Highway and Durham Road. The A State Highway Division and City Engineer, a Divisions have both reviewed the proposal and no problems are anticipated that cannot be resolved during the Site Development Review process. ,: Ie YID * 9. The applicable locational criteria or commercial general ,• development are partially satisfied for the following reasons: ' a. The eastern p6r^tion of the property is adjacent to f,• : residentially zoned property on three sides when adjacency j on a maximum of two sides is permitted. , b. The commercial development of the site will not create 1 unacceptable traffic congestion as discussed in finding above. . .c c. Direct access to an arterial and collector street is ' available. . ` r d. Public transportation is available on Pacific Highway. : _ . e. The size of the site will provide adequate opportunities for m . buffering between the proposed project and residential uses. .-'1 ?/''/ C. RECOPEN�ATXON The Planning staff recommends denial of CPA 6--86/ZC 10-86 based upon the above findings and cor'clusions, b yam,. .r r • • • . .4,•:001-r,//- /1 M . PREPARED BY: Keith Liden APPROVED BY: William A. Monahan : i Senior Planner Director of Community Development cl. cc co (KL:dj185/dj4) a w STAFF REPORT — CPA 6—t6/ZC 10-i86 — PACE 5 I I - , G • is wy IA Lli IBILI STRIP .- . = : . 3,- - _ - , - - L i. -: - — ."‘-'--- ___. . 1 _ k - } TIGARD ALBERTSONE to 1 411. . in in la _ .121132111.1151MargammmenzO . _ r 0 1�1 k f37) GI a h l 6(2)— � (3)2,y 1-4(2)-,r: 104 (13),A DURHAM RD. ._ f4);(52) A (2)1 ) 2�3 12 6 T f3i LEGEND Ar......._. . - (.,3).98 - 6c31 ,� • TOTAL - = TRAFFIC N lt• - (I) (XX) Psi x 0(I)--4 SCENARIO EXHIBIT 5 �`--' IA y .:t , .. .._ - MVC. ."41111ENIII® A tx1.i4vt R E-yilgt i 1985 HIGHWAY CAPACITY PRO.EGUR NNING ANALYSIS • e '''r PROJECT: TIGARD ALBERTSONS INTERSECTION: DURHAM AND VAIN ACCESS DESIGN DAY: FULL DEVELOPMENT SCENARIO 2 GEOMETRY :• h No. of Na. of No. of No. of No. of Lt. Lt.&Th. Thru Rt.&Th. Rt. Rt,Th,&Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes ES 1 0 1 0 NB 1 0 1 0 1 0 NR 1 0 0 1 0 0 �, 5B 0 1 0 0 1 0 • TRAFFIC VOLUMES Left Right Turn 'Ihru Turn Total ED 104 335 218 657 , . . NB 76 411 11 498 NB 243 34 122 399 SB 16 36 63 115 LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APFROACH ' , WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) yo �.1 Total No. of Equiv. Thru Vol. In �; Vol. In Opposing EOUIY Volume Lanes On Volume Vehicles LT+TH Ea. Of The Volume PCElt Vit PCE's (TH+RT) Total ApproachPer Lane in LT+1H Lane Remaining t' (vph) Lane Lanes 411 2 104 208 553 761 2 381 173 277 381 553 2 76 152 411 563 1 563 0 0 563 36 1.1 243 267.3 156 423.3 1 423 0 0 423 156 1.1 16 17.6 36 53.6 1 54 0 0 54 ; PCE Lookup Table : 0 -199 1,1 200 -599 2 ,, ` 600 -799 3 'j. . 800 -999 4 . . .r•:.. 1000 & up 5 (I- CALCULATIONS OF STATUS ED LT- 104 IiB LT=- 243 OD NB TH&RT= 563 SB 1.i&RT= 54 SUN= 667 SUM: 217 NB LT= 76 BB LT= 16 • t� ED TH&RT= 277 NE TH&RT= 156 111.1 N_ SUM- 3 53 SUM= 172 h= 'AXIHUN CAPACITY OF CRITICAL LEVEL - VVLU NES MAXIMUM SUM OF CRITICAL VOLUMES= 964 UNDER CAPACITY- 0 TO 1200 UNDER Right Turn Check O. 1201 TO 1400 NEAR ) 1400 OVER • n l+ /T" / ■ ■ " . o ' 0 M 1985 HIGHWAY CAPACITY PROCEDURE PLANNINS ANALYSIS i ' PROJECT:, TIGARD ALBERTSONS • n - INTERSECTION: DURHAM AND MAIN ACCESS DESIGN DAY: FULL DEVELOPMENT MAIN ACCESS ONLY --GEOMETRY No. of No. of No. of Na. of No. of Lt. Lt.&Th. Thru •Rt.&Th. Rt. Rt,Th,&Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes x. ■ ED 1. 0 1 1 0 0 ,:'. ND 1 0 1 0 1 0 ' • NO 1 0 0 1 0 0 SD 0 1 0 0 1 0 • Y .. TRAFFIC VOLUMES .. Left Right a» • Turn Thru Turn Total ,. . . ED 104 335 340 779 ND 76 411 11 498 •: 4.. .. NA 341 34 122 497 ,. SB 16 36 63 115 P • LANE DISTRIBUTION t OR SHARED LEFTITIRU LANES ON A MULTILANE APPROACH WITH !).RIIISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) Vo LT Total No. of Equiv. Thru Vol. In Vol. In . . Ophaosiiw EDUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The qoIume PCEIt Vit PCE's (TR+RT) Total ApproachPer Lane in LT$TH Lane Remaining (vph) Lane Lanes • 1 w.r_-raw .i�.. 411 ;4 104 208 675 084 2 442 234 3Y1 442 675 kt 76 228 411 639 1 639 0 0 639 36 1.1 141 375.1 156 53`1.1 1 531 0 0 531 156 1.1 16 17.6 36 53.6 1 54 0 0 54 y.e PCE Lookup Table 0 -199 1.1 200 -599 2 . 600 -799 3 «., 800 -999 4 0. 1000 6 up 5 Cre 4, . (4, :. _ —,..--CALCULATIONS OF STATUS---.--- —,w.. . • ES lT= 10'4 NB IT 341 NB TH&Ri= 639 SB.TH&RT= 54 SUdI= 743 SUM= 395 • 0 Lyis Nil LT= 76 SB LTA 1 ED TRLRT= 338 NB TH&RT= 156 a: SUN' 414 SUN= 172 NA,YINDR CAPACITY SU1 OF CRITICAL. LEVEL VOLLN1Es RAl(I)1Ut1 SVM OF CRITICAL OLUNESe 1138 LOS C w•iraribww.- `..sir-ir'e/'-''iwwewwil 0 TO 1200 UNDER Right Turn Check ADD EB RIGHT TURN LANE 1201 TO 1400 NEAR • *' A 1400 OVER , .. ' •t. _ _ y' i r, 1 BEFORE THE PLANNING COMMISSION OF THE CITY OF TIGARD 2 In the Matter of the: ) CPA 6 -86 and ZC 10-86 ' 3 Albertsons ' , Inca Application for Comprehensive Plan and ) 4 Amendment and '.yore Change ) 5 ALTERNATIVE METHODS FOR SATISFYING THE HOUSING GOAL AND METRO • HOUSING RATIO 1 y� 6 7 1. Scenario No. 1 - Increase density on 12 acres south of 8 Tax Lots 2800 and 2802. :- 9 This ":enario was raised as a potential method in the � application 10 Albertsons a � •�,:� :_ pp at pages 11 through 13. Presently this 11 , ' 12 acre site is zoned at Low Density (R--1 to R-4.5) resulting in �. 12 three to twelve units. Changing the zoning to High Density (R-40 ) 13 would provide a net increase in housing density of 436 units tra 14 478 unit 5. Coupling this with the additional units from prior plan zone changes totalling 214 units, the total 15 l ar amendments:.and 16 additional units from the rezoning would create the potential 17 for 650 to 692 units. By comparison,arison the maximum number of units 18 lost for the Albertsons' property rezoning is 659 to 668 units. I ' 19 Therefore, there would be no overall effOct on housing. n Increase eastern 30. acres from R-25 to p. CO 20 2 a Scenario i o Nos 2 -� 21 R-40 �. 22 To the immediate east of the Albertsons' property and along 28 the south side of Durham Road is a 30 acre parcel of land w y• 24 designated aS Mec -High Density Residential (R-25) . Under '? present zoning ning the potential.`number of units is 750. By increasing zo 26 the zoning to R-407 the, total number of units s would be 12200 or a , page l JOHN W.s aits.tV�IV,�ER P.C. f 6325 S&�W ny Rood, Tele�j r�aa ) 4 t a r' a' 0 0 1 total gain of 450 units. All of this 30 acre parcel is developable 2 and meets virtually all the criteria for high density set forth in rr 3 the comprehensive plan and development code. Coupling the gain of 4 450 units with the gain from the prior zone amendment and plan 5 changes of 214 units, the total number of units potentially q 6 generated is 664. Again, there would be no overall adverse effect 7 on housing from this proposed change and the Albertsons' plan 8 amendment and zone change. 9 3. Scenario loo. 3 - Combination of 12 acre and 30 acre cnanc es 10 Another alternative is to utilize partial increases in density d 11 to both the 12 acre site descr ibed in Scenario No. 1 and the 30 acre . ' 12 site described in Scenario r nar�.o [vo. 2. The 12 acre. site could. be • r c 13 increased from its present zoning to a medium density of R-12 14 resulting in a gain of 90 to 132 units. 15 In addition, the 30 acre site being increased in density to 16 R-40 would result in a gain of 450 units. Along with the 214 units 17 gain from prior zone changes and amendments, the total gain would 18 result in a potential" - p ntial for 754 to 796 units. K 19 potential p The staff identified that there were otentia.l develo went 5" 20 restrictions on the 12 acre parcel . Even assuming a loss of 50% tit co 21 o f the densit y for 12 acre site aftsr rezoning, the total r that potential ain i 22 in al units ._. would be 709 to 730. co ' 2$ 4. Scenario No. 4 - A second modification of the 12 acre and 30 r 24 acre zones 26 Another method of dealing with the zorti g n increase could ed at R 26 site being rezoned -25 resulting in a involve the 12 afire s3�t Page JOHN w.$HoNKW1LERt P.C4 Attotasy at Law 16325&w.Baotou Forty Road Into 207 Lake OuWe*o Om aq 9703+1 TalephO`to(0.3)636.8114 potential gain of 288 units. The 30 acre site to the east could 2 be rezoned to allow an increase in density of R-40 on the 20 acre ! ` 3 parcel between 108th Avenue and 113th Avenue, resulting in a potential p gain of 300 units. Combined with the 215 units from , e prior zone amendment and. � plan changes , the total number of units • 6 increased would be 803. • 7 Even with the loss of one-half the density on the 12 acre ment due to development rest � : 8 site � p restrictions as identified potentially ,. 9 in Scenario No. 3, the total number of units gained would be ''59. 10 One potential advantage of Scenario No. 4 would be that it would provide better transitioning between zones' 11 �' � g and adjacent O 12 lower densit y residential areas. Establishing the 12 acre parcel ,..• 13 as a medium density would transition between commercial to the 14 northwest and low density to the southeast. It would also be 15 compatible with • p the medium density to the immediate west. In . ; 16 turn rezoning the 20 acres between 108th and 113th Avenues would 4 17 provide a 10 acre transition east of 108th at a lower density to • 18 be more compatible with h the lower density resiaential to the ..,: 19 immediate east and southeast °(, . L .'., 5:a Scenario No. 5 5 - Creation of two new zones (R-18 and R-32) oc 21 As identified in the staff report, the City may have a neew co 22 to recalculate some of its zoning in an effort to provide a5 23 additi )nal housing to meet its metropolitan ratio requirement and 24 allow for other adjustments that the City may wish to Undertake. ` One potential method of 25 O increasing ncreasng the number of housing units 26 without subs tantially disrupting the existing housing character Page 3 JoHN W,SAW W R,p.C. 16315 Ferry lake t,Fswego Oregon 97t + Tfrsphans(OiG? tfY9 .. • w d ,, u Pt tIL 0 41b) , , 1 and patterns in the City is to create two intermediate zones in V 2 the two major gaps in housing density. There is a gap of 13 y, a a. �, 3 units between R-12 and the R-25 zones. A new zone of R-18 could 4 be created to cover this gap. There is also a gap of 15 units 5 between the R-25 and the R-40 zones. A new zone of R-32 could 6 be created to fill this gap• 1 One potential method for, carrying out these adjustments 8 would involve increasing only one-third of the R-12 zone to the 9 newly created zone of R--18; and the increasing of only one-third s ` 10 of the R-25 zone to the newly created zone of R-32. These 11 adjustments would result in a gain of 474 units for the R-18 12 units for the R-32 zone, or a total increase of 16, zone and 541 un�. 1� 1,015 units. Combining the previously granted zone changes '� ` 14 resulting in a potential gain of 215 units, the total number of ':. . units gained to the City would be 1,230. r 16 After deducting the number of residential units that would 17 be lost by approving the .. Albertsons' zone change to general. Y p � g a - I 18 commercial, the City would still possess an increase in housing units of 571 to alleviate the potential reduction in housing 20 densities that might result from the City's reviewing alternate . 21 development methods for residential projects ii:solving floodplains al 22 and other natural hazards. 23 CONCLUSION t iu -II 24 In effect, the City has several different methoc*s available r 26 to allow the Albertsons' zone g change to general commercial and 26 still meet the housing goal requirements. There clearly is an Page 4 yt icHN W.SHONK U.EP.P,e. I tDfl ayl tit La* 1632$S,W,Bonet Fort Roaxi SUlie' ?; Lake Oswego.oation 9/0 Yitephcoe(503)6364119 S - 1 exjs ing planning problem with the partial commercial and partial 2 high density residential zoning on the Albertsons' property. The ' W 3 present zon 6.ng does not provide an adequate transitirtl and places • 4 high density residential units along a noisy and highly lit 5 intersection: In addition, the commercial on Tax Lot 100 is not 0 of sufficient size for development, does not provide enough depth ' • 7 for buffering and is wholly without adequate access. The rezoning 1 8 of the entire southeast sector of 99 West and Durham Road is • 9 essential for '),ffective planning. ' - 10 Utilizing one of the alternative methods for increasing housing units will provide the City with an acceptable method for • . • 12 meeting its housing goal requirements. Several of the alternatives • .. .' 13 would also provide additional ',cushion,' ,n housing density to allow ~�"' s, ' 14 the City to make other adjustments that might have an adverse 15 impact on housing densities. t 16 Respectfully submitted, ' 17 IIIHN W. ,SHOWKv ILSR, P. C. v .. 18 . (.4„i '.. A 0 19 n W. Son viler 20 Attorney for Albertsons t , Inc.reti • .... 21 22 r , F- m C3 23 ILLI Y 24 L . . 26 rage JOHN W.Sl4ONKWILER,P.C. Attorney �t l a* 114325 S.W.B�aanet Ferry Rood Suite 207 Ltike ttuVegoi,Oregon 97004 Telephone pO3 636-81i q :9:1:'.•.,J.J ii 440,).,J,,,.,-“,,,,.,.N:„,,,..,.,..,,,.........v.,..,.“,s.,J,.,.1-.1J,:f,A)J.,tf7.,1f 1.ye.,:):ti:.11.t..+;..1d,7.3•t:.»:a)......!.1,)..!r.?.}.i...6..)0:.$iSUi)va)�a,.... 140 l:n fJl.,.Y2*Jti01i{p`:.,00,,}t t}L!..o...idUl)w},a:J[ulcuisua..a.a.').....r....,..•..., ; t ra e . . .: . . • , ,,,,.,,,,, ..„0., .A• , . .. . • . ..... i.,,,,Ak,„ , Ore on State H �r. • ..- - ..,K.x DISTRICT 2A MAINTENANCE SUPER ISOR P.O. BOX "S5, BEAVERTON, OREGON 97075-C:565,arm 65 PHOY ,'a='g-50IP2 September 23, 1956a®.to • Fare nro.:032 . Steven A. Ward ' • Wes tech Engineering 3421 25th,St, N.E. • , '' Salem, OR 97301 RE: Tigard Albertson's . 99W at Durham Road ,. • • The District office has reviewed the traffic analysis for the subject development prepare'9 by Associated Transportation Engineers & Planning and Company, July of 1986. Scenario #3 allowing one right, turn in, ' right tu. •• out access on Pacific Highway and scenario #2 allowing two right turn in, right turn out driveways on Pacific Highway are 4”. feasible from an operations and safety stand point. The locations of these driveways, as proposed, will require an indenture of access on the•part of the owner to relocate the deeded accesses on this parcel to the points indicated on the plan. e , - -.. (.: SincJrely, - Leonel H. Gunderson Asst. District Maintenance Supervisor LHG:mw cc: Keith Liden, City of Tigard L' Ron Failmezger . i Q , r ..k. ....I VIM Ca 1311 no i "y4 +4,, o� w,a . emil7,344407 ■ a rI - ...- .•.••.• aYr \•i•i \•, i•a♦ \ !.a •, • •• -•1 1 •r . .• ..•t,•ai •I..Iv• 11.• 1 . .. _•r ••,- . . , ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC • TRIP GENERATION ANALYSIS FOR : TIGARD ALBERTSONS 111E SECTION USED: 221 TOTAL UNITS 6b8.45 SUMMARY OF TRIP GENERATION CALCULATION ADfli gNUEP VAR, TOTAL TOTAL TRIPS 640% TRIPS ADJ • TRIPS CONN'L (DIFF1 AWVTE 6.6 4411.77 6540 2128.23 b :f AN TRIPS 0.5 334 142 -192.225 IN 6.1 0.10 67 78 11.155 0.1 OUT 0.4 0.40 267 64 —203,38 0.4 PM TRIPS 0.6 401 590 10843' IN 0.4 0.40 267 286 18.62 6.4 OUT ' 0.2 0.20 134 304 170.31 6.2 • • • • a�P { • m: . . • ..Ir.r. ..1:Ar•„Y 1 nl i.' .v i. w.i',:�. n.Aa-. ..r,y*•„ • • • .•i r, ,.s. ? '"'t PII e , 1 ... . 1 115441tD. N11;16E614 Disr . . . • �A lrr� ..■ . . . . . . .• • .,... . ,. $ 'L e i , j c P yt �� , r 4 t � I 7 , k , i ,tli„ • d� ^ '' w ,t O � .. ttle Or �1 np . •;:::!*;:.”. 5, lsii, i+• ,.ii*die i r� a : b • •>. r I , n 4' tl j�l i 1?S J«t � L.ry'�'�� ,. �lj/�""i � . 1 �i " . ',''''.7t.! :r L Irv- ( p hx « iY • • `,.7.:;'i i v7A•. •„r•rr. : . 'f I� �i'� *.,:;;;.'....,',,...1.,\v-' A ti 1�° � i�'��r i tk 4a A"r c CD '. •5 y• i. Y ... , a , , .. ,.i .444. • ( . I w A ' ,.. e Y • '''), • LEGIBILITY STRIP , ��/ f ` 0 . - • - - ` GARB- SEWER, Lille S "'g j- � I a ALE'i'+.100t) - ':.4..t/41,-- i ._. --.....---- —-- -". +s'/ ...%7.__0-t CJ?' f Gl4C: x LtirE �© N •• f ruG G- -I L�✓[ _ '' - - '.'V•�- f t7-it,r rte: N ''. 4�,✓2 • ` � si k S.C- ...s7=.J0040 -i.s, v.97./-3 .8.Cs13- =300s. l, ``f ` 2:%83 • . •r# ..V T 0.: I' 1 /7/4,5°Our R f*l .I !� t 'it irk :r/ t G - I ' a `x�1 -fit,�rV 90 i • t .„4 TTT ' ' w i. i i i MI - . r ._ { 1 III 1.'. 1 '-I.. I. '. I I I 1 - n. .._,....___.-1.--- • • • r�:.L-✓-+af - . .f. ._ ar..nni..•ty.a•+.s.-:........I.r..a,.ec..a N ..,,.:: a._.,. .s.._ a e.,. NvR.'i.i... _.I: _. .r...+..Ya • ::_e".r.. w.._. ......._..mow....._...•I ...•-L. ti.>._ w.__..+.a-._t. ' • 1 • • • t\ • ♦.1. •.. .•.\•`:w 1i ....Ir�r l.•1J.\\.sa Y�Y•.'1•\:\J1r\\ryr\!\7\.\I�1\.\.\J\)\.\\11J\J41:/�Ia•\.J\)�\)c\Ih\Irk.1.1�!\/.•w4l b•+Ir..-u,•..•,,.a1�ua...ar:\,.\.... _.. _ lir , 0 . 4. 4 .• • leer B • •:" • .. • . .........„ .................,.......y. . r. , I. y f :�-. 'tea 7/7( 4 4014) I .... ifwv.40, • / g•'• **"..•••••44. 4/`"�. -� • it I/,‘ 1:77,,,,..--,-........_.:....„..........:..... , • , ' / / 1:4 .. . � �� r I_ • I ,r , , . . .. , , . . 4* ,, ..xarolAitee -v . i/1 , . , t •• 4 t I ._...L..,— I I • • ENThrw: .-► N --,e,' `■ • f . `. - pd l � ``'`` \fi \` e %• si / i I , e • • war i IMINIII i � , 1 J i ' A TI NN P.C.join.16490 17lMMh01 itio m 0..R• . I i i. .,—. ilw = t p!'t{lldO�U�.T�t�Cy�14)�1y0.I�i via,wrong( lie a� �WM.�IV�� .�'"i.R91 t•+IYT'M'4MISm1h+M 'r�"' °l 1Y,A1N a ,N � .: ... ..::.. ,..,.....: ,.,; a�a�lmes�YOe4bbr ,., IYi i , y I W w • •`,.t.i',,i$Z>;i$i�i,1i>i3ii::Ik.iti .:;,:5.114 M,,;1t(><>t+,Ch:..,:∎is:,,, 4,0.'..,,,.'., . 410 . , . V , . , ., , . . V' 4 y .. .. t ,tom i 7''•'_^'.^u _„K...: 1• ,.1 e '• Tr�L 14 Z V1•,.A� i '�-� 'P r` .. , ROYAL MOBILE VLLL S HOMEOWNERS ASSOCIATION ' • ,° 112`S.W.ROYAL VILLA DRIVE d TIGARD.OREGON 97233 • September 19, 1986 /. • ' .--,, Hayden Corporation 900 N. Tomahawk Island Dr. f .. • - Portland, Oregon 97219 Re Proposed Albertson's store & shopping center Gentlemen: We, the residents of Royal Mobile Villas, are agreeable to and will support :: .° the building of an Albertson's Store and shopping rlenter adjacent to our ' .., .; community, if the following listed provisions, or t citable substitutions, - \ are met. Our reasons for these provisions are concerns about Vandalism, . (ii undue noise, litter, trespassing and esthetics. The following are items we have discussed with Don DonCumbe of Albertsons and would like to see incorporated into the construction of this development 1. A chain link fence, at least eight (8) feet in height, erected on , the shopping center side of the ten (10) foot landscaped buffer , required by the City of Tigard zoning. Privacy slats would be required to be installed in the links. ' w A. An alternate would be an eight (8) foot wood fence with treated posts. am r 2. A ten foot landscaped buffer with site obscuring plantings of closely spaced arborvitae on the Royal Mobile Villa side of the fence. 3. No access ss gate or other access device whateV��r, between the two properties. R 4e provision profile y between Future r®vision for low rofale speed burps in the roadway the properties if speeding becomes a problem within the shopping center access roads. S. Satisfactory solution to the possible property line encroachment of G. residents'mobile homes and/or equipment. m . .„ .. , . \ s, 4 : ''....: .'.".'' ' ''... list 1111:11,;,'-tii -firliztii....' .i - , ,,,,•• • - a • : . gir 0 ca LOCATION _ OF -;1 . 1` . uG� ALBERTSONS' PROPERTY .., ;. • ,. . _._......:S. a�''° LE A;» .,• ,t , ,\.. ' 'C.4eD.'G it ! 1„„.,•. • bar , , look, , ,, , .. ' ' i. �S fir` 4 1 1°' 'il!1°:...'..',_:''.'.3S.""'"."'""."'.,. . .„ .,'' .,.•.....':i":::::.' '.. l" G H !11 :;,�,,. .,�t" r. r . � •4 •.� �. -,.rte • ,MEV a 11.: ., _ ,. .‘• ,:. ..litilLIN.'.,:' ( ' . . .A It ' ,: ...', '' '.."':.. g 4.- . . ..., it,.:,. - , . , iv ..., ,.. ...,,.. .../,..:-.4....g.,. ., a l mss. 7 •'1.../k • 1 -,, :... , ' I 1 II , • . 1 r. N , .H , L • ' -..' i . ,, i ...,, I . , ) .... . t. ...) 1 . .- .. , , : i.. . 1� .., w ., —7 '. I M E ',' . ',' I 2 •i le • F: iwe oAO rI 13W onnvEN3 air: Mw • • • , . .:, a. '''.' . ' I HIGH .• 4 . . iv . ., .. . ., . _ ............____. - . „ .... !... fr- ' 3M .. ,„... .,... .., .-. saw i n�� • tua I f 41 . ,. Crr D `` '15°6 ' C I 1 Q4 . ' • : , J .; J. Ha den Corporation Page two • • The following questions refer to the projected businesses that may,•• 94 b. inthe .. 4. i, plans and are much concern to us as we have objections to them all: I. Is a beer tavern, or any other type of drinking establishment, other than a full service restaurant with a lounge to be incorporated in •the plans? • 2. Is there any 24 hour business planned? 3. Is a drive-in type, such as a Dairy Queen, for example, with it's attendant litter and hang-out situation, planned? Our proximity to the high school would attract hundreds of students, as well as commuter clients. • We would like to be good neighbors to Albertsons, and. i n return, we expect Albertsons to reciprocate by listening to and implementing, our'requested Our community is y ... comprised of adults with the majority being rover sixty-five. . Our homes in Royal Mobile Mo Villas represent a major investment. Our social activities and caring neighbors fill many hours in a very positive way, we . don't want to risk our investment or our caring community. .:. 0. Thank-you you for your interest in our concerns. As many of the residents are •daily walkers, we. look forward to being provided with a well planned area to shop. Sincerely, Ray Rickel President • o. cc: Royal Mobile Villas OSTA President, Neal Miller co w •t , 4 1.� ,. r.soo' ' r `-`, .If ,,,,,,,..,, , 4 010 ,• a SEE MAP (i{,�"f:„..„, . • / •2S •0 O�GC ^ �, • d • �, 0 I , il . c.t.,.. ,S s aS E.E MAP .4. r w w .. A, . i Vct:Oto moo r_-a0 w @vial_ ,j Inn • .` 11'•�..' `:Ma� �rN►. Imo '®® 0 ., feNall',Id'L AOtt. . i . "401111114111511111111111411111111144404, 1y=s . ...,, / c---44; ° •�' • / iiii? yy0...-4)] .f•:811 dc. 61, C ii I _ .7., , 23 '74 fb to iv , . . ! i ' 1/ •'. . . , .. . m.. . Iss . . ,. . . . n d• .. e® m 115 i43() A • O r in 18 / mis ` / J j edN,, a 1"1"------1180 w \,� 1 • •1 Jx J. : _ 374 p i; 0 }•, (3,, a?'8O. 2802 i °� ! \ if.4eAe. /, 1 • - • . , +.. Q.,w L 20 ASBMENT s .0e �. 1% 2k 0 1 2801 I Al , •�(, ' : e i w • QDm.s , ' *,iiii ..''• 301] , r 'l r'iic - • da y' • , . sa a � 100 �,,,, t �QQ '1'; ? �„ �. • r ,., 2/6 Ac. /�'' } ” . • g (_' �'fjI + •`.: +` \'+: /I+ it 4i .. . a I '.. 4' ♦. i\ •h I Y .. T •� • a� . M IS l 1' '' ' .1 .'�— 1.5 29' r A r •�+ 121 '> _ • ,Z�: r � ti 130.0�' • • , m , •, ` .1.. i 437.0 \ 2702•� I s � 2?Q, " ,r o1�6 Or) 4 4' •/-,;`SA4'4 ,• ‘,cpu . �V5 2?Q� ..F. � .�dAe.: �. . ' 'l l6Ac. 2.14 Ac " \ y \ ." w.1 � yi. � �,�L \' \" 30 0 r w It `Y na , a 4. ' )77.7 .. / / ,0, s " J 2 '. 4. 04 j l . (., • ' ',' • 1{1.,,,In ,' I , i C.V4;‘,,‘,1 C V. . C ■ • ,I i` 44.1 G✓ ' - i ♦ . ` a S,* III ' . 308 . 4 • . „ , . . CENSUS TRACT�„30 Sample Sic f 368* , Margin of error for an N of 368 = + 5.12% - SECTION T. CITIZEN PEP;EPTIONS OF NEIGHBORHOOD. ENVIRONMENT AND PUBLIC sERVICrES 1. Le:lgth of Residence in Washington County , 0 - 2 years = 28% 11 - 15 years = 16 �'' ,' 3 - 5 years = 16% 16 - 20 years = 7% 6 - 10 years = 20 21+ years = 13% e, Median Length of Residence = 7.50 years ,\,,,.2/. • . ',f:i 1 2. Rating of Neighborhood Livability Worst Place Best Place i to Live to Live • x;` 1 2 3 4 5 6 7 8 9 10 r ► of T: • , : 6 Y'Y Households 0 1 3 1 8 7 13 28 15 26 ' .' . (I.'''. 'Median Ratig n 8 61 ` • 3. Neighborhood Has Street Lights and Paved Sidewalks % Yes % No Streetlights 66 34 , Paved sidewalks 59 41 . ),., 4. Condition of Neighborhood Street Surfaces % Households; Paved smooth�- Y;;� 68 , l' ' LAG � ` Paved rough 3 , . f t Unpaved rou...h ** i,ii, avecl Smooth C , - W ' h.L *Due to missing responses, not all percentages are based on a Sample size 01 368w . **Percent, selecting category is less than y5% but more than 0s: 4 fi . m Y.. . a, i' �.. ,:.. .., -:.. .. _ ..-,•. ,.:,,.,.- .«.,,... i.,.r.:.::Yr•.i irlr,ii7i:i::i 'i.'•y+if ey eL• �,� 410 . • 308 5. Number of Passenger Vehicles Used by Household Members At Least Once a Week 1 % Households None 1 43 2 44 3 8 4 or more 2 6. Rating of Neighborhood Problems • o o l; Not Very Don't ' a Serious Serious Know ,1 1 2 3 4 5 a. Street or highw. , noise 57 :i9 13 6 5 ** b. Heavy traffic 58 16 12 6 8 0 c. Streets or roads continually in need of repair 53 12 11 10 15 0 d. Roads impassable due to snow, water 85 9 3 1 0 2 e. Poor street lighting 59 8 10 6 15 *,, f. Neighborhood crime 53 24 11 3 2 7 Trash on streets, lots or G property 72 16 9 2 1 1 h. Boarded-up or abandoned structures 96 4 0 0 0 ** i. Occupied housing in rundown condition 87 8 3 1 1 ** j . Odors, gas, smoke 88 8 3 1 ** 0 k. Sidewalk or building obstacles to handicapped 75 6 4 4 6 5 1. Lack of traffic light;, : and stop signs 81 6 5 2 S .1 . MINIM .. 7. Have Neighborhood Park 9r Public Recreational Facility? uu Yes = 60% No = 31% ton't know = 9% • ( u • . .. 308 . . . .• 8.' Distance from Home to Nearest Park or Public Recreation Facility \ Less than 1/4 mile = 12% 11 - 20 miles = 1% u , 1/4 to less than 1 mile = 23% 21 30 miles _ ** 1 - 2 miles • = 35% Over, 30 miles = 0% !� . 3 5 miles = 15% ' Don't know = 11% 6 - 10 miles = 2% , W y. ° 9, Rating of Park or Public Re4reation Facilities Excellent - A = 18% None available = 12% B = 24% Don't know = 21% ;A C = 22% D _ 3 ., • Very Poor - 'F = 1% --... 10. Ratings for Neighborhood Services d y, % v Very Very Don't Unsatisfactory SatisfactorLr Know 2 3 4 5 ----•---- Public transportation 13 11 25 20 27 5 1 '. Schools 15 4 5 15 43 20 / Neighborhood shopping 16 8 10 18 47 ** ,, .. Police protection 15 8 18 23 28 8 Fire protection 16 4 7 18 46 9 , Hospitals or health clinics 16 9 16 17 34 8 . ,`,r Libraries 14 13 19 12 28 14 1, 11. Use and Availability of Social Services Service Available? % Households Yes ,No DK Use n Service 46 3 � �: Day care centers 45 8 Personal and family counseling 23 7 70 4 ,, Cam. ;tip= Programs for senior citizens 51 4 46 6 1 ce - ,� Job training 9 9 83 ** ,j >- Household services for senior 4 and handicapped citizens 22 7 72 2 g2 ✓a" Alcohol and drug abuse counseling 18 6 76 1 � .a es 38' 6 57 2 `',r 3 .' '? ,. Youth services , .qa a e ` .� ww r , rw u .. -, or, , . .;:..t... tido . -. 0 ..:. . q 308 A I.' a I r\ '' : '. ' . . 1 (: :, J.: w 12. Rating of Importance of Social Services for Neighborhood ' ',) . % dot % Very 4 Don't • Important Important. Know • 1 2 3 4 5 , 4. Day care centers 34 7 12 9 26 13 Personal and family counseling 25 8 20 11 19 17 Programs for senior citizens . 13 4 14 ' 16 42 11 Jpb training 29 9 15 10 21 17 Household services for senior a. _. and handicapped citizens 12 4 14 13 42 15 • s I Alcohol and drug abuse counseling 23 7 13 13 24 20 r `',,°,.. Youth services 25 7 10 13 31 15 , 4 _ 13., Distance Traveled to Shop for Food or Major Appliances Food Items. 9a;'or_Appliances , . Y Less than 1/4 mile 5% 1% � • • ' 4. 1/4 mile to less than 1 mile 26% 3% 1 Y R c .; '„ , 1-2 miles 51% Y 24% • 3-5 miles 18% 6-10 miles 1% 15% 11-15 miles 0% 8% 16-20 miles ;: 21-30 miles 0% 1.: t Over 30 miles 0% ** .” Median, Distance 1.77 miles 4.44 miles u). Households Having Cri ....1 �: 14; Eto g `. -Aet Bus Stop Within 5 Blocks Yes = 84% No = 13% , � ' Donit know = 4% . Y , rx 4. , • .• •'•• . ,,. � +`r. �� 1 ..'IY,.„„,.. ,„..!<„„,.Y,:YU„,...„,....:),):u,,z,luf.uauz)ua�:.,zui�u:a., !� � a..v. :�I�r.�....5..:5.,.r.}YrrN.M)v.Y YfJ�7\k\}4J,)a)Y..1�s,l,Y\Y�.'.J,Y.)�i...Y.r.Y.yn)..YJ.I.)u.1�.t.).1�.).1.).).�.1.11,4).,.r.�.:a:,.��:;u,..,I.71�k�kIJ�>.1{Y:>�Y�SiIU)....1c1u:)Z1U,au�)uiu.1..))J • ns, r ` „.II ,....., .... . . ry.l� 3t3$ / SECTION II. CHARACTERISTICS AND*CON©ITION OF •HOUSING INIVIIIIIIMI • 1 • • 1. Length of Residence at Current Address • ... .. 0 2 years = 45% 11 - 15 years = 10% • 0. 3 - 5 years = 25% 16 - 20 years = 3°s 6 -10 years = 16% 21+ years 0. 2% , Median length of residence 3.63 years --`' 2. Location of Prior Residence Other city or area of Wsishington Ciunty = 42% City of Portland = 20% Ott,Ir city in Multnomah/Clackamas Co. = 12% Other city in Oregon = 10% Other state = 15% Outside continental U.S. = 1 • 3. Description of Prior and Current Residences ' Prior Current Residence Residence Single family home 73% 68% Condominium 3% 6% j . sf, Duplex 5% 4% Apartment complex - • •�� • less than 10 units 5% Apartment complex 10 or more units a 11% 13% Mobile home 2% 8% ..• Residential hotel 0% 0% Other ' 2% 1% . L.' 4. Planned Length of Stay at Current Address a° Mo.e than 5 years = 54% \ 1 - 5 years = 13% Less than 1 year = 5 . t; Don't know = 29 i 1... • . t O� I r �a j� • 0 1 . :rQ w iw " ' 308 ( 1 : 5. Own or Rent Residence Own 5 77% N Rent = 22% ..:: . Occupy w,,thout payment = 1% 6. Year Residence Was Built 1979-80 = 8% 1950-59 = 3% 1975-78 = 30% 1940-49 = 1% 1970-74 = 20% 1939 or earlier = 2% ' 1960-69 = 26% Don't 1 pntow = 10% 4'. 7. Estimated Value of House or Condominium -.' $ $ 49,999 = 9% $ 50,000 - $ 99,999 = 74 $ 100,000 - $ 149,999 m 15% ` $ 150,000 ,- 200,000+ = 2% •� Median Value = $77,863.94 . 8. Which Utilities are Included in `he Rent? Utility % Rented Dwellings Electricity 4 Cis 4' • Water 80 x Oil 0 Coal, etc. 0 rr1mJr�' 6 41 f I. F .:•„,:'•.,r�.: • '..sTi`1...,.atiZf�v,l kti.,l.,i,T••.•T,:i«iT,•T sT,S•.,5.aY,). ,1.12s2,)a12ki1J.).a•1�.•r,rr, ,r r• rr. .r..•,i.3ww.•...• r..„. ,•.1.• •. •■•.r.i.,,1.,1+•i:.M.M.111r.tlu1),11.J,iJdJr![.i41.1..L1.1Je .., 1 • 4/) • ., ,., ,•, ;r«; !2te2fi►412tiru�i3t3t�tita�trtzitzt3?ftS2!::a>�tiatxittuitrs:�t,,)<!ts 303 Nousin. • Costs 9. Utility Costs - Last Month (March or April) • ectricity Gas Water Combined $ 0 - 49.99 = 71% 77% 99% 22% • • $ SO - 99.99 26% 22% 1%. 59% $100 149.99 = 3% 1% 0% 16% $150 200+ = ** 0% . 0% 3% • Median Cost = $35.31 $32.54 $25.25 $69.03 10. Annual Cost of Oil, Kerosene, or Wood for Heat $ 0 - 100 = 34% $ 601 - 700 = 2% • $101 - 200 = 12% $ 701 800 = 11% $201 - 300 = 9% $ 801 900 = 0% .x .� $301. - 400 = 6% $ 901 1,000 = 4% $401 - 500 = 9% $1,001 + = 6% • $501 - 600 - 6% Median Annual Cost = $245.44 11. Type of Rent or Mortgage h Rent (N = 78) 1�1ort a e (W = 244) Day-to-day = 0% Own free and clear = 20% Weekly = 0% Conventional bank mortgage = 34% Monthly without lease 73% = 8% = 17% FHA or loan. = �8� Monthly with lease 17a State GI loan 0 . Other = 3% Private contract = 3% 4 Don't know = 8% Assumption = 5% Other = 2% Don't know = ** 12. Monthly Rent or Payment $ 0 150 = ,9tt; P $151 - 300 = 42% $301 450 i = 35% $451 :- 600+ = 14% • ,1 Median Rent or Payment = $297.4; • (4'I) 3308 13. Estiwri.c°,e of Total Monthly Housing Cost ('ttilities + Oil + Rent or Payment) $ 0 - 250 = 30 re $251 - 500 = 51¢ $501 750 16go $751 - 1,000+ = 3% Median monthly housing cost = $347.50 14. Estimate of Percent of Monthly Income Spent on `Housing 0 - 25 % = 75% _,• n 26 - 50 % = 18 51 - 75 % = 3% .: 76 r.. 100+% = 4% Median percentage = 18% 15. Mrdi2;n Percent of Income Spent on Housing for: Senior citizen households (N = 55) = 17% Widows over 62 (N = 15) = 23% Female head oar household (N T 53) = 23% x Renters (N = 58) . = 26% Homeotmers (N = 159) = 16% 16 Number of Rooms and Bedrooms in Dwelling • Rooms Bedrooms One 0% 3% .. • r. Two ** 46% . Three 35% Four 21% 14% • Five 24% 3% ' ► Sig 22% e Seven 14% 0% Eight 8% G% cis More than nine; 7% 0% co 17. Number of Rooms in Relation to Household Size (Reaa percentages across rows) 1 Y '.s,et e v j f Rooms 5 Household Size 1 2 3 4 5 ! : 7a a 9 Sample Size W 1 0 0 15 36 33 13 3 0 0 (N= 69) 2 0 0 3 23 29 27 13 2 3 (N= 154) 0 2 0 7 17 29 24 12', 7 (N- 41) 4 0 0 0 9 11 18 18 23 21 (M 56) 5 0 0 0 0 0 21 51 26 21 (N. 19) •: • 6 0 0 0 0 0 0 20 20 60 • 5) 7 0 0 0 0 0 0 0 0 0 (N. 0) 8+ 0 0 0 0 0 0 0 100 0 (N=: 2) .+.nom ' .IL1•:iriw4•.•"l..x..l•w,..s..»::..1r L.,+1w:..,:«....»..1. 1.:,ACt.E.dwl....I4iJ V..°17LiuFllaJill..J t•• .. ..,:,..y41:.."....a.tuL•......+.-...JUJw«.iu...,wr.w.+—•......°_..—_ 41O 411 308 • .S 1 1. Dwelling Size (Sq. Ft. Less than 200 - ** 801 - 900 = 5% YE 200 3C1 = 1% 901 - 1,000 = 5% • 301 - 400 = 1% 1,001 - 1,500 = 42% 401 - 500 = 2% 1,501 2,000 = 23% :; ;.`? 501 - 600 = 2% 2,001 - 2,500 = 7% :.. : . � 601 - 700 = 1% 2,501 3,000 9% ' 701 - 800 = 3% Median Size 6 1,358.14 sq• »f 4' 19. Kitchen & Plumbing Facilities , . Yes Na Complete kitchen facilities 100% 0% Usable sink 100% 0% Usable refrigerator 100% 0% Usable stove 100% .. 0% Hot piped water 100% 0% Cold piped water 100% 0% Flush toilet 100% 0% Bathtub or shower 100% 0% " 20. Source of Water F Public system = 90% Private company = 1% ,, Individual well ** Other source = 0% Don't know 8 21. Means of Sewage Disposal Septic tank or cesspool = 23% • Chemical toilet = 0% I Privy = 0% Use faci,l.,ties in other building = 0% Public sewer = 72% ao Other = 0% Don't know = 5% AD r' 10 a.rr ,v.,. , .,,.. , , }tired.,i•vT v. v...7 ' •v, ;iT+,;)`' :iT"? T„ .i:+ ':., v Y v'' iT dirirvYYC iv'v Y > Tti Y ,v v 5 SY:v•vdidi?i • 308 22. Type of Primary and Secondary Heating System Primary Secondary System System j:, None 5% 41% Central furnace with ducts 65% 2% Steam or hot water system i% 0% r, Built-.In electr:1.c baseboard heat 25% 2% Floor or wall furnace ** 0% Oil, gas, or kerosene " :y room heater with flue 1% ** Fireplaces 1% 42% Wood stove or fireplace insert 2% ir% Portable room heaters 1% t Solar heating system 0% G% Other heating sytem 0% ** • . 23 Fuels Used for .Heating and Cooking, Heating Cooking . a Gas from underground pipes 53% 2% Bottled gas ** 0% Fuel oil, kerosene 5% 0% , Electricity 36% 98% Coal or coke 0% 0% Wood 3% 0% Solar heat ** 0% Other ** 0% None 3% ** 24. Dwelling Weatherization r r".on r t ` Yes No Know t- Storm doors 40% 60% ** Storm or doublepane windows 64% 35% 1% Attic insulation 80% 6% 14% ..� Sidewall insulation 72% 11% 17%: w, Under-floor insulation 40% 34% 26% '.� Miscellaneous weatherization 39% ' 39% 22% « 11 u x r ,' ;• � ,.. , •.• `w'''11}s '1itil f}s1i2i112i23}ILi�;ai}�?,t iitt�.t}2}?$�f.21t}t1.1tlC�ts,+.vilt " a4+%�..=A;,i...w ,w,;,�♦:..w�.�.,A.:....a..w,w .i...�:,♦,,,,.+�•♦�,s,.,.1,s,,..�iFs♦.11s..'i:1:a:.Yl,7a..s>.s}.s}.s2�l slab{f2a«5A�}s1�)a..sll}Yl+`J.:S�Jsf.3�2atJ:?.Jt.1:YeT:i./aT2l.2i1.1�,i2�.s..lY1i}ild,s}s.s2s).�2illY:sY.7'.Y){)s2�.<>�I 1111. 75:. 1. ,. ., ''' • A'1. ' 4k) ' ,. .308 , •. 4. • P II, r' 25. Repairs Needed for Dwelling Need Wait • Need This Until Don't Don't Now Year Next Year Need Know Floor reps rs 2% 1% 3% 93% 2% Roof repairs ;1%' 4% 6% 85% 5% , Extei for painving 2% 8% 12% 78% 1% Foundation/basement repairs 0% 1% 1% 94% 5% E cctrical repairs 1% 2% 1% 93% 3% • w Plumbing repairs • 1% 5% 3% 87% 2% Repairs to walls 1% 2% •' 2% 95% 2% Repairs to heating system 0% ;% 1% 96% 2% Interior painting 1% 9% l6 ; 73% 1% • Chimney repairs 0% 1% 1% 94% 4% ... " 26. Repairs Completed to Dwelling in Last 12 Months Yes, Don't y Know $0 - $101- $251- $ S01- $1,001- $1,501- No Don't , . ,.,a,, - ' Cost $100 $250 $500 $1,000 $1,500 $2,00 ! $2)000* Repairs Know ;', ** ** ** ** ** 7% • � .. '�.' Floor repairs 1%� 1% 1%-� 89%a 0% 1% 1% 84% 7% Roof repairs 2% 2% 3% 1% 1% 0o '" i'r Exterior painting 3% 2% 3% 2% 2% 0% 0% 0% 82% 6% ff ,� K t Foundation/ _, • .' ''` basement repairs 1% 1% 0% 0% 0% 0% 0% ** 90% 8% a' 1'4;7 , Electrical repairs 1% 3% 1% 0% ** 0% 0% ** 87% 8% . ' z Plumbing repairs 3% 10% 1% 1% 1% 0% 0% 0% 77%% 7% • , ,; repairs 2% ** 0% ** 0% 0% ** '88% 8% •'• Wall re airs 1% _ Heating system 1% 2% 1% ** 2% 0% 0% 0% 87% 8% % d " ' ' � Interior painting 2% 12% 1% 1% ** 0% ** 0% 77% 6% . o, o, b• 0%w Chimney repairs 1-0 2% 0% 0% 0% 0% 0% 0,a 90 8% • v ..i• x. 27. Additions Alterations, Replacements, and Landscaping � � P � • 0._ + Completed, in Last 12 Months' 32• T', Yes No Don't Know ' Additions 36 92% 3ro • ��'� Alterations 19% 78`4 3% r Alteast 12% 82% 6% , a, a Replacements • C ?.. -- 1 '• Landscaping 35% 60% 6% ;.k 1:b tip t� ,�' _ 12 . , 4 r#1 N .w u . d�,E * 1 , . , . 410 . 410 i 308 ( . . • SECTION III. HOUSEHOLD CHARACTERISTICS • 1. Number of People and Number of Children Under 18 in Household of households % of Households No of for for Pile/Children No of Persons. No of Children None 0% • 67% 1 20% 12% 2 45% 1S% 3 11% • 4% 4 16% 2% 5% 0% . 6 1% 0% , 7 0% 0% 8+ 1% 0% • Median Number = 2.66 .75 '/// 2. Number in Household Currently Employed None = 17% • 1 = 47% r 2 _ 29% • 1 3 6% 4+ ** ) 3. Percent of households indicating Receipt of Funds From ' Social Security = 38% . Estates, trusts, dividends = 37°s Welfare payments = 1% Unemployment compensation = 7% Veterans benefits = 7% Pension/retirement 28% 4. Household Composition - Percent Households Having: Husband - wife = 6$% Daughter - son = 32% Brother - sister = 2% Mother -.father = 2% y 2% Other relative • Boarder = 1% Roommate Employee = 0% Other non-relative = ** Si Median Age (includes all individuals N = 816) 37.92 years - 13 - • • 3.08 6. Minority Composition )•. % Households American Indian ** Black ,r „,q„m0i0.' ^ Hispanic , ,:. , x Oriental 1 - Other 7. Percent of Households with One or More Non-English Speakers 2% 8. Households With At Least One Member Having a Limiting Health Condition Physically handicapped = 7% • Have health condition E' which linJits work = 12% r . Have health condition '” which prevents work = 7% Have health condition .. which limits use of public transportation = 4% { 9. Number of Hours Worked Per Week by Employed Individuals (N = 464) 1 r 0 10 hours = 26% 11 - 20 hours = 9% ' ♦I- 21 30 hours = 6% 31 - 40 hours = 36% �.' . 40+ hours = 20% Varies = 3% 1 r . 10. Length of Time Individuals Have Been Uner,.pioyed (N = 67) Less than 1 month = 15% 2 3 months = 10a 4 - 5 months = 8% at. 6+ months = 67% oz 11. Location of Work Place (N = 376 Bea erton 13% Hillsboro = 1% ' Tigard-Tualatin = 33% .I t. Forest Grove = 1% Other Washington County = 4% Portland = 36% Other = 13% 14 { • • • • - ...��\+\\ tit 1x \ x .r t .. \ +Cx.:1;1',.�. .1,. ...• 's.. .1: 1 • w\\!.,Yi Yi i \rxi! +}t. +xt\ \' :Y -:-.,•-y--. , .....•r .. I. .r .�..... ,, imismosumpaim • 110 ' . 1 III .. q 308 a • 12. Distance traveled to work (N = 359) Less than 1 mile = 8% 1 - 2 miles = 14% 3 - 5 miles = 17% 6 - 10 miles = 26% 11 20 miles •30% 21 30 miles = 3% 30+ miles = 2% ; 13. Normal Transportation to Work Car = 78% Carpool = 5% f`. Truck/van = 6% • Bus = 5% Walk = 1% Work at home = 2% a. Other 2% 14. Percent. Having a Tri-let Bus Stop Within 5 Blocks of Work 21% 15. Occupation (N = 527) Y ; ',..c, Professional = 19% Managerial = 13% Clerical = 18% Skilled blue-collar = 13% Unskilled blue-collar = 10% Agricultural = ** Housewife = 5% Student 7% , Retired _ 14% Sel -employed = 1% Q4 +.y t 16. Years of Education Completed for Individuals Over 18 (N = 588) (i) 0 - 8 years ,, 2% 9 - 11 years = 7% y, ,.. 12 (high school graduate) = 35% y 13 - 15 years =-28% . 16 (college g raduate) 17% W 17+ year = 13% , y . �;� Median years of ,`} education completed = 13.25 years w N — 15 • . ` 1+M x 0 . fill , 0 , 308 . 308 Si, N ' 11 . Total Household Income $ 0 12,500 = 24% . $12,501 - 25,000 = 33% $25,001 - 37,500 = 23% $37,501 - 50,000+ = 20% ` ' Median household ' income = $23,000.00 • 18. Percent HouseF,c.rlds in Low and Low-Moderate Categories* Low inco:;te 18% . Low-moderate income = 25% 19. Income Data for Households with Senior Citizens (N im 93) . Median income = $16,562.50 Low income households = 29% Low-moderato income = 51% r 20. Income Data for Widows Over the Age of 62 (N = 25) Median income = $11,250.00 • Low income households = 40% - ,e` Low-moderate income = 80% �- 21. Income Data for Female Head of Household (N = 81) i 3'1 Median incoi e, = $17,,57143 s I Low income households = 35 I • d Low-moderate income = 62% I --.. ' 22. Income Data for Renters (N = 70) . Median income $15,875.00 I , _ . Low income households = 34% 1. ',`' 4 Low-moderate income = 59% az 23. Income Data for Homeowners (N = 215) Median incowe = $26,785.71 1: Low income households = 13% I Low-moderate income _ 23% l tS 1 t y { *Low incG.ide = $10,456 , , r, ,Low--moderate income = $16,700 k - (' + i . - 16 1 01 ,,%, is *k �. w•,t i tits} a 1 a Jt . , LEGIBILITY STRIP! - _ , - f /"---._ rte ....---‘, t • g 3 -. _ - - f • ` • - - • • • '-` ..' 7Y6t.IbMa� ♦ , -- - - - 1 i _ `....Pa®ilia. - ( s)613N, s r- 3a33at ' INgYt illt1 aNINNY1]t tu-r 3 Hot. IHS'tit HtiSON A V 'r....... 33 _- - • .. • L 'iws�ssr"3:46011"117110.ALIA » mosamstayst SSA V°3Mtilrn tan* : T'-, ! .. ss*ns sauas a3eow sag-arms t alga ;,� r Y3mC Mir i{ Zf:amts... 00_ROOS 98 61ga b aye saga - !. - F� . . - ` . } .✓r +a ` -♦ } - � 4a Q fQ�� s {fY+(�t�y q i •t r • 1,-.i �ONINNV1 NV Ifl t g i _ a jr"i. tra'-,6-.Y z t.s = - s"r 3_, - f k{ 1{♦ r Y t �f �. C -� - - - a Ow;?`'�1.�1h may- 4 4 M}a' .• - : _♦ 174 7 6 '-OY,. • it s)aaafaa. ®� aaaJ 1'Sl1as1 es frti t. i - - aaaaa earsaaeea •' - afarc N• }• s1w'a '-:"111.1.......,•,:c.::ai i 'I.♦ il�'itia3� •. r�: saaateaasas.a aaaeaasssaaa a "'r'�} i, r` - ;fir •a�� -1# ,tom • -.. - 1;. aiaaas-aay . '> •ae : 3:.s► •-1 as--.�qn �o°as ai>u a ' 3»':;ofAwlµ`��a 0�v,,iso� /-'.p _'!i -Z a I r. it as as `fy1 «4�.. - Y '� i«� /pn s]id s:-soaa- -c•r'�f F/'a 3 +C T !• � 4 xml6b07 -L e_ , '.-.--',;!•-i t va e 1c w rl eu s 'n 5. i is _ o iiit A rMea no a w ooJ i a A e;;j " 1r(_r_' .' kwer.:aOOsa ar4.-J23 gMoO h°V Y 1 2 4Y #t'3+s�31 L-4,0 t{ ^:t- # - I - 1 •;o4asr a, a s JTt i _'~ f i—i- ,)� 4wi/pi ,wia u i• -rst s s te_a^:F t::..1-...':,-:.--i. 5 9 S r - - - X L' 411 I I.A.14 4/82 Washington County: 1) hold population to a lower figure than projected; 2) locate excess population where it can be served by transit; or 3) encourage land y uses that will increase job opportunities to locate west of Beaverton. • Other transportation policies state: ; 1. Medium and high density residential development should be.con- centrated along Sunset Highway to encourage the development of mass transit. ` 2. Medium and high density. �•. residential development should be located where there is good access to arterial streets. 3. Sites for rapid transit stations should be acquired at strategie' • locations in the planning area and should he improved, par- . . ticulerly in Sunset Highway area. 4. The development of loop streets and cul-de-sacs should be urged to discourage through traffic and increase residential privacy. ru Two proposed policy additions in the West Beaverton ' G eneral Plan and Zoning Amendment limit access onto arterial and major collector streets, permit access onto major collectors from minor collectors only in residential areas, and com- e, bine entry points in commercial areas. In addition, the plan amendment proposes that location, design and alignment of arterial and major collector streets be based eye ,;le functional purpose of the street, ►o ected traffic demand physi- cal P j � limitation and--where practical--existing rights-of-way. The plan amendment also suggests that all arterials and collectors be developed to accommodate transit services A.4.3 Cit of Tigard• ... A.4.3.1 Urban Growth Management Strategies • The city y does not have a specific is urban growth management strategy, but some control of urban growth is exercised by the Neighborhood Planning Organization (NPO) planning program and by the city's control over sewer service extensions. ce The area within the NPO boundaries is substantially greater than that included by existing city limits; the outer boundary of the various NPO planning areas define the Tigard Urban Planning Area. Tigard' s present comprehensive plan is made up of the Tigard Community Plan, several NPO plans, and a housing plan. The various NPO plans designate land ta incorporated and unincorporated:.Qs for both incorpor orated areas, define the circulation 4 p '� , M -p. policies guidelines re portions J system,. `iY{� establish, development menu of ides and uidel ones for certain of the planning area. The Tigard comprehensive plan is an active plan because y a the and unincorporated a as �t includes specific land. use designations and policies for we/1 as incorporated areas; t plan has not yet been acknowledged by LCOC. The Urban Planning Area Agreement g g eement between the city and Washington County recognizes that the NPO plans are guides for urban development of the area immediately surrounding the city. • a iy• , 41, 411 • w, , . - . ' . II.A.15 '', 4/82 ' x ( 4' Interim annexation policies have been adopted by the city and provide another ,: , means for controlling urban growth. These are that: 1 The city will consider favorably the annexa& i on of uni ncor- /F porated islands within its boundaries and those areas con- tiguous to present city boundaries; 2. Piecemeal annexations of territory are discouraged and the annexation of compact blocks of land is encouraged; and 3. Extension of sewer lines beyond municipal boundaries and out F- side-the planning area will not be approved, except to alleviate health hazards. A.4.3.2 Urban Development Policies A.4.3.2.1 Residential Development. Generally, NPO plan policies support con- l tinued development of single family detached housing in order to preserve and/or { enhance existing neighborhood character. Plans adopted up to 1977 project full ' ' . development in a single family to multiple family ratio of 72:28 with a density of 2.2 units per acre (T■ ard 1977). This conflicts with METRO urban develop ment guidelines which specify a full development ratio of 65:35. Some adjust- ments to land use designations have been made in some of the NPO plans to boost the residential density; materials submitted to LCDC for acknowledgement in 1979 _ ., - ' c do not contain a recomputation of either factor. P.4.3.2.2 Commercial Development. The commercial development pattern of the ` - a city generally located mainly Pacific Highway with h some imnr complementary along ainStreetintheGBDre . This '-1,,1 strongly defined pattern along Pacific Highway is a classic example of strip commercial develcpment with all the concomitant effects of visual blight and traffic congestion. Commercial use plan policies are as follows: t5 1. Encourage g clustered commercial development along Pacific Highway and minimize the number of vehicular access points. 2. Revitalize and/or redevelop the downtown (Main Street) area , ®, to provide for neighborhood commercial needs. cc bp 3. Encourage commercial and professional or office park develop ment in the "Tigard Triangle" area (e.g., the area bounded by Highway 99W, Highway 217, and Interstate 5). F 2.3 Industrial .Development. A staff A4.3. Y stated objective in the Tigard Community Plan create employment opportunities local residents. In general, the industrially annedpareasnof�thercity are confined to lands adjacent to the yP city adjacent o Opportunities for Southern Pacific Railroad right-of-way. industrial use expan- u sion are somewhat limited and curtailed by the existing land use pattern. Opportunity for new employemnt exists in the "Tigard Triangle" where a 74 acre 4' designated pent of light industrial uses (i.e., �'.. ! .,, tract 'has been deli nated for the development j manufacturing of scientific or precision instrument research activities and the ma�aufa products.) i , -. •. - ...ALL. • i TABLE 11-3. GENERAL!W)'I4t10R LAND USE':DESIGNATIONS BY CPO GENERAL CENSUS TRACT GROUPINGsa ,, as of laceiber 1980 M RESIDENTIAL - LDR Big/gm COMMERCIAL INSTITUTION INDUSTRIAL ;PARK/GREENWAY TRANSIT STATION CPO Acresb Percents Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent 1 4,733 19.1 630 29.1 262 27.0 366 30.e 521 1G.4 182 • 13.8 27 100 3 2,337 9.4 262 12.5 201 21.7 150 12.6 10 0.5 183 12.9 - --- • 1 *1 • 4 4 2,371 9.6 30 1.4 149 15.4 30 2.5 18 0.6 --- -.._ nor 5 2,327 9.4 327 15.1 96 9.9 . --- - 1,432 46.2 -.,- -- --- a.e - 6 7,597 30.6 474 21.9 182 18.8 265 22.2 329 10.4 221 16.8 _ - :e.- 7 5,448 22.0 423 19.5 79 8.2 383 32.1 430 13.6 730 55.5 --- -.. I 3 -._ --- --- -- --- -- --- 429 13.6 --.- --- 24,816 . It '- 7164 Tor T !1 TOT' 3 TI 1,316 1'}5 ir Tou . CPO Census Tract - aCP0 1 - 301, 302, 314.01, 314,02, 315.03 CPO 3 303, 304.01, 304.02, 3S, 313 CPO 4 - 305,306, 309, 31y.01 - CPO 5 320, 321.01, 321.02, 322 CPO 6 - 316.02, 317.01, 317.02, 318 CPO 7 - 315.01, 315.02, 316.01 CPO 8 - 327 bNumber of acres designated -- - cPercent of inventory total (may be rounded) 7 - . Note: The figures in this table may include acreage developed with other uses than those specified, as well as un$eveleped land. s Source: 1980 Buildable Land Inventory Summary Sheets { 4 4:a i-----4 i‘31, . • f t.. 0 • 0 . . •. 1 • 1.I.3 f , Table 1: Population Change 1970-1980 for Oregon and selected counties and ►:fi, ':: cities, A R Area e• 1970 1980 , change 1970 1980 Oregon 2,091,533 2,632,663 25.9 s Multnomah Co. , 554,668 562,640 1.4 Ciackanrs Co. 166,088 241,919 45.7 • WASHINGTON COUNTY 157,920 245,808 55.6 . Banks 430 489 13.7 Beaverton 18,577 30,582 64.6 Cornelius 1,903 4,462 134.5 ; . Durham 410 707 72.4 ', Forest Grove 8,275 11,499 39.0 Gaston 429 471 9.8 Hillsboro 14,675 27,664 88.!3 King City 1,427 1,853 29.E North Plains t, . 690 715 3.6 Sherwood 1,396 2,386 70.9 Tigard 6,499 14,286 •119.8 .... Tualatin 750 7,348 879.7 Source: 1980 Census Advance Reports . Housing There were approximately 97,000 total housin g units in the county in ', Q. . Throughout the county, the current. proportion of detached to attached dwellings* ir varies from an estimated 49:51 in Beaverton to 94:6 in Durham; the urban unin . corporated area now exhibits a 74:26 ratio of detached to attached residences. , (see Table 2) u Detached �_ �, ed dwei i�ngs include conventional s�r,+ctle family dwellings on separate lots and mobile homes; attached units inclu,e housing such as duplexes, apartment complexes, and condominiums. '... .. - , ,, ( ' ' W 1 . Y. •.. ..n - 1 r . . ., ••.r.Y.'\,Y Yr. .\.a.1.Ilr r.« rr.Y r r.♦\..lV.•:.!\lVJVJah:\'1l I1: ♦ \ala\• i ♦1... YV Vl VJ1r S7\Y.alllalalV!\lalV r...i \ . -._.-... , IJ r «a . r r«. . ... .. . n..r�..+^..w+wrwr.u.4+ww.«.•..«rrrY «.... . .....w .w,,... .,.«. r.....�«....,.�..«...r...-... ti' . : A . 0 . ., il. . - . . . - , . . .,, - . '-;,:)' , a 1.1.4 l , , . •( \, • . The condition of the housing stock, county-widen is generally good, largely . because most dwellings were built in the last 20 years. ' However, there are many .. .iiiir, residences throughout the county in need of major structural improvements because of their age and/or other improvements, such as weatherization, to reduce ' operating costs and energy consumption. , \i e it ' �• t �. .. '.1,*... "• Table s: Wd shingtc►n County Existing Population an Ho using• Characteristics - Urban Area. Area Populations Housing tes of Detached b Average Residftntial 1980 Units 11 to Attached Housing Desnsity , , Urban Uninc. 142,282 54,718 74:26 1.8/net ac. detached d.u. 15»21/net ac. attached d.u. .. Beaverton 30,582 13,542 49:51 ' n.a. Cornelius. 4,462 1,756 79:21 n.a, \ Durham 707 242 94:6 2.2/net acre J .; Forest Grove 11,499 4,523 67:33 a 5.4/net acre . :. � Hillsboro "7,664 10,109 ?5a25 n.a. , ..: King City . 1,853' 1,a38 51 e49 7.2./grass acre ` Sherwooli 2,386 921 74:26 • 4.4/net acre Tigard 14,286 6,112 1 57:43 n.a. m Tualatin 7,307 3,025 70:30 1 8,8/net acre • b Sources: a. 1980 federal census b. Local jurisdiction adopted comprehensive plans and planning documents, varying dates. , ac OD Neighborhood . g residential densities in the urban unincorporated area vary because ti development occurred at different times, under different market conditions, and a in accord with changing POD (Plan of Dev lcpment) and zoning designations*. 9 * ww . POD desi ..:nations the 1981 update , ron�te��tory _ consistency with the inventor- base compiled in buildable lands 9 were used �n y of the bu�l 41977� PD'► deli na- 1. tionsswill be modified, both in category and the ount of land allocated to different uses, during the community planning phase of the Comprehensive Plan update process. i 1.1..5 Under the Low Density Residential (LDR) designation, developed densities now average 1.8 units per net acre; this figure is low due to the large number of one Iacre and larger lots developed in the county prior to 1977. Since that time . . . single 9 le famil y densities i m LDR areas have increased .. in ea eta of the past three years, the median density of new development has exceeded 3.5 units per net acre. -N . si This increase in density ty is explained by inflating land values, housing costs and A a resuad taut pref ereilee by housing.consumers for detached units (including mobile homes) on a ailer lots or lower density attached units such as duplexes and . triplexes. . In MDR (Medium Density Residential) areas, the average density of attached units -a,. is currently about 14.7 units per net acre; the average developed density of (f\ .e' ,; attaches units io HDR (High Density Res,idrntial) areas is 20.8 units per net acre. In both cases developed� �� ,-, decreased slightly in the past \. .� � p densities have d three years 1977-1980 in part due to the increased construction of condominium W• This kind of development tends to use more land per . ` ,. p,roectsr unit than do con- ° ,• vent'ional apartment projects; at the same -time, condominium units help satisfy the desire for homy ownership in lieu of the often mere constly single family r ' ';tip �., ;• detached home. a , cL Buildable Lands Within the UGE there are now an estimated 29,600 acres of vacant buildable land , Table 3 shows the distribution of these acres by jurisdiction and genera- oa • Y �2°' l the `urban un aeorporated v ized planning categories. A� illt�:stra�re�l $n Table 3 —11 area in 1980 contained over half of the county's remaining buildable lands. . , * buildable lands - :undeveloped lands which are outside the 100 year. flood � . , • y plain, e xc udra areas with greater than 20% slope. lP .. hNAiJ E- Y } .... . .... ..6 u.... . . . ,,.^.,,1.•.•l.•.',1.66s`o's^.�nm',..s1.'.,,.)\:is.v 11..J1)Z)V,,I,4,0i111:•21i`112;h01,1821:'<2i2$•.1.1.1:1)111)1}1)\2)1?<)1)i)G)i)i)C),,,,00,,,, ,'10‘,,.f.{H1.•iW,1:1i1:{7\i . , .0 Ai . • ' 0 . a 1.2G6 ‘-4 . (.. 4 f • identifies areas of planning interest and provides an opportunity for the city and county to comment on major land use actions. Beaverton has sub- • ; mitted a city limits plan with no specific planning and development policies for the future urban area. The 1973 Beaverton General Area Plan provides designations outside the city limits, but these are no longer considered valid. ®: Ti and The City of Tigard has no growth management program, however, a major growth (7. : control tool has been created through the adoption of the Neighborhood ' Planning Organization (NPO) plans which establish development policies for �i �•' the planning area, The city has submitted an "active" plan to LCDC with the outer boundaries of the NPO planning areas defining a desired limit of urban ( develcpment, and site-specified land use designations have been adopted for , b," p the unincorporated • * . . . corporated area. The UPAA provides a passive mechanism for raga lating and guiding growth and provides an opportunity for the respective `•. '- ., jurisdictions to comment on land use actions in the unincorporated portion. Tualatin ` ' ' The City of Tualatin's plan has been acknowledged by LCDC The city has a complementary plan and has identified an area of future growth. The, city is et co actively encouraging development opportunities in an atempt to trap,;form the 15 , image of the city from that of a "bedroom community" to a regional retail ® and trade center. This attitude is reflected i ` w +� n the city�s attempt to '911 ass design?,te land for commercial/industrial uses that far exceeds the projected demand. An UPAAFhas been executed between the city and the county calling for mutual cooperation in regards to land use decisions in the planning ,. area. %,t` a + i • 3.3.29 Nelhborhood Commerc 1, l (NC) • Characterization: This class of uses includes ret ,l stores offering goods and services needed by neighborhood residents on a daily or weekly basis. . Office uses are not included. These uses should be grouped on a site of 3 to 10 acres with a gross leasable floor area of 30,000 to 100,000 square feet. These groupings generally require a market area ranging in population from 2-000 to 40,000 people. Specific consideration should be given to encouraging the development of small businesses and protecting existing • small businesses Location Criteria: The precise location of these uses should be jointly determined.. by wiarket factors and the community planning process. Generally, they should be located at collector/collector, collector/arterial or arterial/arterial intersections to allow for exposure and access. .Neighborhood hood co ve rc'ial centers should generally be no less than 3/4 mile apart. Neighborhood commercial uses should bid located on land served by water and sew€.r fines with a moderate capacity.' Development of all four • quadrants of-an interse ,tion and strip commercial development will be prohibited • Community Business District (CUD) Characterization: This class of uses includes commercial activities, off'i- .. ces, and moderate to high density hou.,ing. These uses should be grouped. on r a site cf 10 to 30 acres pith a gross' leasable floor area of 100,000 to 300,000 square Feet. Commercial uses in a community business district sell • a wide variety of goods and services, anc. generally req��i 'e a market area Hk ranging in population. from 30,000 to 150,000 people, r 4r` . •• .• .......••■•••,••••••••.■••••■•••••••••■••••.....• .......•... ••••*...•..••. •••••• •i ...• . ..,.... .___________... ••_ ____ ..__,.._. - * 0 • • • _ l-,; 3.3.30 ,...' . Location Criteria: The precise location of these uses should be jointly • n . . . '..... 1. . . determined by market factors and the community planning process and should • • , . • .. . . .. . . • • complement existing uses. Generally, a community business district should : ., . .. , .• .: ..., .. : . be located at arterial/arterial intersections and on transit routes. . Community business districts should be approximately 2 to 5 miles apart. They should be served by moderate capacity water and seer lines. •, , , . IluillallEtaigess District (RBD) ' ,,. . Characterization: This class of uses includes commercial activities, offi- ces, and moderate and high density residences. These uses should be grouped • ..',. .. .-. on a site of 30 or more acres with a gross leasable floor area of 300,000 to 1,000,000 square feet. Commercial uses in a regional business district sell a wide variety of goods and services and generally require a market area - ( population of at least 150,000 people. . . : . Location Criteria: It is doubtful that a need for a new regional business ., . district beyond those already planned or existing in the County, can be pro- , .5 '_ .: :': ven. If arid when the County's population could support another regional •- business district, its pre6ise location will be determined by an amendment ) c . , . to the comprehensive plan. Generally, a regional business district should be located in proximity to an arterial interchange and on two or more tran- sit routes to allow for access from several directions and by a variety of CO it means of travel. It should include a variety of connunity uses such as day — E.2 care, library and other such uses in addition to major commercial and high ' ...1 . density residential uses. It should be served by sewer and water lines with , . . , ;. . moderate to high capacity, and should not cause undue traffic congestion on 4.• • adjetcent streets or on access routes leading to these adjacent streets. ' . •.„ l• . , . I , ' . S • •' Of,.., ' '...4°. • . * ."7".% "t*t ' * ' .' ' I.:°i 4' '''':''''. ''lilt ' : -4 - . . : : '''''t ---, . ''' f . . FLOO ?LAIN OkNb WcriVit'S lbw , . ,r. Ss& (I 481) ( As. 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',•111: : IV' ° - ",'"" 4?",464 aill r„,„ '',,,'•,,1C 3: ,....; l'ar '.I I,* , Ohm pm, 4. i lb 11 W 1 . 1 . , f.. 11,400 i 0), %,„m t,..•Pripo • 4,. . ,,,.eim.4..., 1.40,4 oi .. .. 4, 4 . A i • . \ . • . ' DIAGRAM II • a , ,... . "' ' — ' ' -' .' ' .ii-Ei4.411,):. "'. 'I fly ' . — — la ,..-.p,1,it':LL _l /♦.-.VJ 71',.. ;,tail . .1 .-: - , : 1 . .., •.•, . 7: I mai . _ . .v _`- ` 1i/i�1..1P.lii1l1 IB,". ` .'!1; 1 r,';, 1 :(, ?.;... ... .. .... .. ,., , i .�....,„1„,„l t ti,, t' •l.1, 11 1 tar. l 1L _i 1► , f _ „ , ,► rr (t f• 1 '- '.r .11 x(,111 1f• .1.►. 1. i ' ^. 4 I z •s„ ; .-• ` 1 ■, ��-Lbill .�::.'.,1J-4 (I'0ET.I11 1}4 1.:'',tt1ii.ii:iti '......iCl... JET ./ i t•q i; i t `rr�H1 i. _/ !'u_'I A:Iil,1 •• ] g t wl.' �, .,I I 1 jl u�r iv'q•/ ': � U ,. jjk - ■�itLi;ll iiil�1(,it.i=1t1:i�11.�tiory r �1JtIi` • ! II ..."lN♦�. I. • . •'♦�.,'.�♦• .a, �.:II.IY /� 01 r' l :/.i7 M,. a... Ild1,1-1-1'11_1__1.i.1e 1'�-*. ►.• .ik. 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'4 ;rrf�q�•:4:"1111 ,®.011M1 . �� tt rLr 1'v^�__=-7 r• ---,...=---_,.t•� `«%y`®l i�1_ R d .•• .x=F�r „, �' •,.vl storm�,h��1��Ufi 1 '..�:IIp +, •S / Imo= a. .. 7R/ I!� � ` i•_if.::---.-:-,•(jr►�1t1 _'�� aid II•.e!!�p►�ice.%(,%1`. �`4+ ��t�..N titiS � ►"'� Fir f \'•\ 1711.11111:111::il I� w e iii' ' ..rll. y- ��I �� %ill Jir `� r z_ 0. �, . :! +L iM•..,a I � t J p s v„• 1 "tr.. - _'u late+ r NSi t�I 1 RY -r i ♦ '•ti - �. `• t:. �i�`�' ••:1•r��'. „,„,s. ....... 4 .40\ . __:,. . • ,..- ,,- ,1_.1 _:I M ,1TIl Jq IL”' 4, ''; 'le r T l f` r•+'. ' 1 ��ik Ill j�� A 1 . ';'�• ♦ '" feel s.aV IM*11s�M1 ♦ '� �: t.11 r t�;-��r' •�•'�' c •,i.. r r=f_ yI•i. . r Jj, NIA♦: •� t r I.i' /�� I - >10 •1., J.1*l j�jr "rl111.r ■qtr 1 C 1� i •+: ; t ---� �. 1. ' • � 1 I tiv�.r 1 ? , _,..‘,./ . -.'.. 111 _� -�.-i >D 1 l'a r t I Ior !i•o11■ ill sln u.' ►' M;1:•+1• srat'1 j 1 ?" C,-+'_�+ '1 : 1 i.p�,,,�� j V' 1 7' 1 G11eL�iAlp v 1-* ♦ __ t , ♦ - ,..II • f it Yw., : a ff f I ' I 7iC 1 .♦.l.. t .:{. •T T ♦ _ ..::. �' —�- �... •.9' ;mil„ �,._� ., .. {,.-1., s �. 1 ..i 1 f ( � 1 1 I �v , 1 X11` • i. tl 1 ta*�. LVIO A1._ 1 ��' ,. -1 ty '!-� ' AL ! t 1 :. 1 . . . .I. . I - •• 1� .♦ -.. t �� A .11.,--721- 1.• 1111. D. 11.� ., 1 ' . r W , ,.41 ; r, �` [� .1 �F • it '. ♦ , .1'1.1 1 h •� .. r �- ♦ •..' { GEOLOGY 1f _ ....... .____,-.7--L' , ,use■® 11 �' ::■.I+ :�:atudi,-:r,+x..a• � �1O�`_, r�� ... � r I ♦ '� ��SURFACE G O•O .+. ...--1v a l 1 �. / •1,� ��.1{+�' `r !ie E..M r'AND I .I. 1 R ' 119 =POSSIBLE FAULT 1.,L �A « t 1 CLAY -- - �=_� _ ,• 1 .� t # ....•UNDEPtNED BOUNDAIRY rtlili�lsart M 1, 1 .�} :' VT M 1 r II A ` iii f • • , ; 113 1•I.ai'MabO AREA ,� � _ t-,... �. Q,t- �'.■,1�' { 'ee. ;",r � 1' .` . ♦,lSI. 1�1` +,..I 1.V.•r. .. ,� .1..:.,IILJ1 .•�......•. .. ...,:t.--.... .R ,N', ..., ...,., .,., ■ r``did ��.11ll� I 29 1 •• y • 4110 DIAGRAM III 0 , „ r . ;o+�t �1 ►►:E•, *_ =gin . � .i zr_try...4.. 1,1,4- ' y I/ , 1.= i•,. 1U V,,,--1_ „,. ! , if..I ll4 ;I� , 1 , ..._ . . -- . 1 t ..� . .1��1�Ill-S , 3 o i •:.• .. i t.;.G Y.:.......„,. . 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"W ,' ".�I r' • ,. ..7.�.�111,t!1� °��'' 1:;•••�i r`c "lr�a 11111U� 'i ,� �j"1%,�►` .0 7 !ti qr®'�► �4,. ti •. ■ f I rr+?t tired .! :AIw p `� 11 r�ll1111' ` , ':►!'� 1} I®j .. . • pII In�r area ° 4, ® i ►' Nr �„ a#:'°44411111'of — • '� .' ..... r ;..�0 :�I."11 m.";,'=1 at rr —~ / ■a iktig -iH ' y;^`'�r • - •®. ` 1./7 err ;M�j •M■D`'CI 1 Lf1;Tr Wei= . �, jt . 1111._ • erg _ ��IIIIiIh !?A11 i fl� is i Ink 'N3 tIt°rH l 1-,}{ ..■... 1 I •,.�, .....ii 1 fit... � .'....4 •. y ,.,: : _. q i Iii uu i g � 1,i l••:. fie �1i„ �•q�)'.M;* mx3di e � I r:. •::, I:., , kli Bite"ill :} w•, - _ I� a. 3 sr cc: .+ ��^l b...".• i � i ( tij i.•••••K ' , �� .� r Z,, 4+-„,,, ...., `.r..1.111=♦.C•,'`w ■ _' ....i7.....:.;.:4,,,,, �,-f i 1 f a , + � ..[.. � EXISTING „ems, � • �il",�h'�'``l�� •t,y -1.,. �f ......, :vi... �i 1 ' NG `VEGETATION , .:+ a Paz r , `` 1 �' �I�/■ r t 1 ' r l' '`S,`all ► awn 111. , _ Y 1� ry r , .ii, `__ �'... 1 J,rf ;4 a N ss—' ®.11111, .•�.•• l�' `�� , 4 1 .A °°._` • ,: ,.♦ ,E'i'aY �"^1111 r .r'' f D CONIFEROUS � � r z. Il ® L� DECIDUOUS r i6 = .:.. :. 1ti 3:^$^'....`.... �. Al o •. :�. _ ,I . ..- ® MIXED-CONIFEROUSIDECIDUOUS' =� �' `��'a y • , A t 13 BRUSH •• l till ndo�r 1 rliiilaa, I v :'�� ] MEADOW `,®. .�• ...• i �) 1111._._. .• «'r ;{ t ■®: 4L - y © MARSH r } 1111_ �,Mfl. ' ” givOilli ' N : 1 ,-- , — 7 ''.. \. ' 11.5..k ,, liv. P mil Ilk' ` :I..- , ,,,..,. -'..,_..— ill , 10 *PEA (rl (' ■ �iI-1111!- ql. ,, �� ./U&IT,.,qr1 .0 ilLE M Moo' .t' �`�or ® �1 I.. Nil�1 ® ��jv� A ME ami .t.:�....:... ..Y:...t a w....Y.W.r.:.h.,.r.r...........a mi go� , B Ill li 1111111 1' ■ lli.1 r OIa tWAAO M.MMcNO . • ° it' ,• X.1 e a' _ s •. o:. _ :,. . - . 1i— )• ae- .f'rL - i. ..-* ' 7 it of le' ''''- '? Le„,,,J pw.4 ; . .. /till-115\s , . . , 0.... .,„,, , 't -- - :,---e..,* .p....,p . .."'"' ..\, 3,....,,,.... . & I....J. .0. .. A r„ :1 — / \ A . '- - ....,j , V ....3-....... d.' T1 irft15.PIN ' \1 ..... ' rt .......,•'"ItectstiSrita, : • 1 la vat-ueS -for 14 J I- 4. `�r 7. .� :a,. - =' 1� :` e awith mgoz ant .t►. 1 ' a:_ ,;.,, -.31;11.M --°�C • 1..��tzor. A 0 tmen - SpU'rce a' irTll61'ife 8 1976. ` ... �i -.. :�;.A:. _ s t'�.9 » ,..;; �. • _ '-• ..•••."4.3'..%"'t:i . . r?..a....., Olt, i 4 .- - s „,.. - _ . . tl . , ,iv t.", • . , -- . ei„.,--- . *lei ::. V, i%` ,. .ws� f/ g..,_ `. •tt 7i !, i II ■. 3 ..`[ - �•#jJj t a, a�'Myn,tiR ti � . Q as �� j9 Q 4 .fir ,s,Is . t •,....) " +.,, .� t 'J ,,�,�3R.gip. . , `�°�- a�a,� t' x:r..." ' *i: --' l''S- I ki ;1° –I./ ./. -igirillvo- ---.' ,...); . i / t •" y � s. 1. 4,,,I,i,t� A, tr,. . _ _......., ,,,,,t,.. _ ,,, ) . '' :'• �: � •: � r� \:-..%) .� L:® ems• � •. ,1 1� . •i f D` 1Pe�7 • � •i�fid_ i _ i4k9 a o OIL R� l: ".t,„.'x`s.s t�, � t�:{-- t ç !t'f1T:bT__-44 ��. s� � • .. ttz,"At•-4 0 . . , ..1 \ , . .-. ........, .. ._ 2. .'' V ' ,• t.. a'' ''*4..117 C i Y - . 4.1 1 ft • ' . a, ;: j+� 1 S- y,?, '' . % ,� d -- I :. ' k` i t \ i -1 ` A y -- ,a. �ti..^^- ° s y•¢ • .ti ln/ � • y .e®"' .'-'"" - \ — 4f4.14:3;41i, . - i\' \ ''' 'e?ra.Y01.1, 4 . . i - t 14/ f‘....„. k ..., ... . . J ,..., .. . .,. . 'k/ , - , - \ c 1 r i 4,11.i.. . .,. ., ., .. :.„ : . . . ...., -0,, . , ,..-- • ..- kitai .i ci e- dr,. ', ph - - -a - -... .-.1,,tv:Ai t r 1,,, pejlte. te er f a', ._ ,, - 6-,_.: _ _ - - .. \, etas ' t. r..s - Js, \ ..„..te;.-, . • _, .._ 4 , _ TTk � t= r i On areas designated for industrial uses within the floodplain, conflicting uses will be allowed fully in accordance with policies 3.3.2 and 3.2.3 and • the standards sot forth in th rio i t t tits Lando chapter of t tm Commuu d t•y Development Code ' " r J. Ravine ne 10 /113 .Tualatin Floodo'meiri �. . This resource area is actually part of the Tualatin Floodplain area, yet has a setting much unlike the normal floodplain area. It has, .,: therefore, been considered to be a sign If'icant open space, water shed and wetland area; and it includes all of the land designated as y floodplain,. approximately 35 acres. This iow lying area is primarily covered with deciduous trees and underbrush with a few marshy areas. • • It provides a habitat for a variety of small animals and birds while ' • proveding a unique open space resource. In some of the areas, the property owners have maintained the area as lawn. This natural area also functions as a ' drainageway primarily during the months of higher water concentration. Many of the slopes going ,p into the area exceed 15%, and adjacent to the mobile home park the reinforr. ed slopes are a minimum of 25 percent. The actual floodplain area is less area than the entire resource area. The Tigard Comprehensive Plan indicates that the are surrounding this resource will be developed for Low Density Residential, uses (1-5 units per acre), except for the mobile home park which is already developed at a Medium Density Residential use (6-12 units per acre). ( These uses may conflict in some ways with the preservation of this ` resource. If the entire resource is preserved, there may be a loss ,; ,.; •• � �of buildable lands, fewer dwelling units, and additional development costs. On the other hand, land and amenity values might be enhanced, dwellings buffered from other dwelliv s, and local open space generated. If the conflicting use is allowed unaltered, there may be a loss of wildlife habitat, lower water quality, and additional costs of modifying the area. The staff recommendation for this Goal 05 is that the floodplain and the , entire ravine area below the 150 foot elevation mark be preserved Fyn their '< natural condition, including topography and vegetation Density transfer from the site will be allowed up to 257E of the density allowed within the • ` resource area. Parcels containing any of the resource site will be required to develop under an approved Sensitive Lends permit and the • Ce 1® standards set forth in the Community Development Code, K. Durham,.Elementary, School • : " was to be a significant � y The Durham Elementary School was d�.termned historic structure. The school site includes 6.59 acres, Now part of the Tigard School District 23J, the Durham School was erected in 1920. In 1951, an addition was added to the facility which now houses classes to the sixth grade. .tn addition, this school house is the only rttmaining institutional land mark n the southeastern portion g . Efforts are continu.ng to place the structure on art ion of Tip arc" Efforts � r the National Historic Register. X -.ioz 31G RD PUBLIC LIBRA 12$68 SM. MAN ST. ii a DIAGRAM 0 . I{ . �y (tom �r1�j1' (1 1 `�, * .. ...mJ ,.. '`, ..._. vy - !. ' -� 1,,,,,,i .[1'[..W.� ..:. �bb��1�d..11�'1.�. .,I . r�1 „�`�.l I'1ii L1 6, �, , ' _ t u v .., nr+•arll J.!P1t'iita.i .r_.Jl/ fir• IF•�.i ilk ! •rLtti�'t.+i I ' . IRR2LL ill Ail r :c.a. i N i..; a,L'11��' l� IL, 1J/�'- ". r! •i� s , . i t r 1 1111 .:� 1i11ili(�.in ill i 1(:� I I! i l( i. ( I • •�, itll•• ' �I�1 •�i• I• 9 / 1.1 t rw 1 i i „ - a '- 1 I 1 . J••• r pi L iFL!,!'al1►4.11,! !,!!�'I J!',!! ihii�{ f. Y �•• I IL..', I d:s� N. /t 1 a �1 �. { i 1 it I l�li i l� l 11�t 1 i ( .:; a...•,t.: 1 , •1. ..pi : _.f I. '. 41.�,�fl 1x�� •�.!!{:l! 111.11•rr J■ ,!r �.. ,C,,,pLS„.,. f ,A.,• ..,1111 rr • ;;&._ �� . _ - 1 `11•y '�' 1 r I. �,. 4 ''� ,` a/�. .1111111/1 11' .L / in OS....L..7' ] , , 34% 1 �.�° ”• Ep1T"I ��Tf ll�-[t1A�1�11� r�°f� ' PPP I .. ��:__}j�r+ �,• a :'c. ` i L = J j a �1► ��/��}�7�y{�y�1.�y►}�"}�',j�}�p 11 I I t � ��J�.�+lyyQppp+/. _ l• _ 1111.= :T.N..•• ' ? f. ., ria'• T• �1.aJ../6 1_6' U.ir.13 YYJ/or-r , • , •r v .}�. 1 rA., ..' Ilir EL t• , T-1 .1 =nu 4 . it ' `—' . ►1 tt` CC 'HIM_ _ 1 �� ',• r • �!p ••(p�! ' .1.In 7 ..y. / i.-^�1r'. Al. IIIII,fi�,i1 ■ Via• Y. ■/.w/�,.■e •MITI ;� �•r•� ...1 A/ w f _. , =' --,-_`_. _ '1/11%.`�I.••L1 Wl11'��.�11• 1 3A. 1 f ,' ,�. 11 d 10..r....-_ -p- ■1 J1�r I,d r"!S L. r= ��r .•� r..., .111 . I. . � t< 7 T. ' f� /■r:Ci ::'.•*�' gar, a' 1 '■;'r:f t: .' { _ t frA �1 .* IP. ` ' :. . RAIN .: .rl t, s h. 'a r It �� •/ '`:. ` �1 1`,,�..d•iaJ 1�•`T .. :,•••••••,•/'.......‘...4....1:;1 ; I .i r, -''' . . \ •• 9-1,..r r �/.i ' , '.A. 12 1 :, `, '�'NI :yl� . 11,11111111 1 �• ...� r�, �. .y'\ l. _ IA G � T L. :1►� n 111 .i� ■• ' 1 8 its.i,"?'',.,.?4,• \,-,.. Y� - +, �� .-2'4•� ;sic; 1 r�I1 r•:l.,1r,4'• w.'-s Ott■ : iai . ∎%0 f' �I 1r w.::.: ∎01 r 1� \ Oa s •, - 1', 1 r*�j�!. i:•• ''�.►�,.n• r��i�;1 0 ➢""b;"4 i . I1'► * // +r•�I, •a r�� ` s ■IL. i••4a; „ S�a 11 11./..4 l W.��fl r �`why' i �A \t• W.- •'�'1'L�) , r".es`I�a.L� .. . 4 1 A 4 � ®� \11 R ♦ I 4, ��,I.11�e,ai 'yx' ▪ .. rJ;'ik f - -, . r► MI 1'1 • t' > ,, c♦Q�•a„1 1 �,?► �rlr A ■ee rrMIH ■►n�'.1�. ►'j lit 11 t� �� ..r'Y J,• 1• . r \ �., , Ilt , s:7 4::: ''::: - �, L ..:.:•:•Mill r a.. 1 A I. fir! Ian. s. A,�. /6(‘•j' {,. .1.:::......,.::,:„.:i. r f .r •- µ !sit y'. i Err. ,v: '! ^' IN111.”:�,f` .. 1�. '1 �. •s1�,4. /1• ...,n L•.:,r M1■ V; • 1 1 } v1fr■■r•■ ■S, :. .∎ r{•r irF 1 .Illilp�i�.'Ij �y�'; c 410 .$r (Most Recent Figures Available) ' v r \ Washington State of Year. Count;,/,_,,, Oregon U,,,S.. t.:1 . TOTAL. ONAL INCOME (in s�illion 1979 $ 2,280 $22,460 $',927,005 p PER CAPITA INCOME' -a �.'. 1979 $10,108 $ 8,887 $ 1,757 MEDIAN FAMILY INCOME 1980 $26,486 $20,952 MEDIAN HOUSEHOLD EFFECTIVE BUYING INCOME 1980 $23,284 $17,162 N/A g Department of Commerce, � According to he U.S., Bureau ryW�of the Census, 1977 • City of Y Tigard (� ° ° ° .,.e...........x el aer: the. , had Baer catai�:, monej estimates ted 1977 ies and incorporated laces in Gr`e on, • y _ per capita income of $6,995. Source: Department of Commerce, Bureau of Economic Analysis, Survey of Current b State of Oregon Department of Commerce, Housing Division. `' Sales les and Marketing Management, Survey of Current Business. III RECENT DEVELOPMENT TRENDS F ,. From 1970 to 198O Tigard underwent a change from a rural community ty to a suburban community with a strong economic base. The major 'factors are •. location and the accessibility to transportation. It is anticipated that ,,. recent trends will continue as the available buildable land becomes utilized ' a.• in response to increasing economic pressures. Tigard intends to channel growth, through its land {use and public facility construction policies, in a manner which makes the best use of the remaining acreage whale promoting the expansion of . �,- expansion job opportunities to meet the needs of a growth'population, r f A. Buildable Land . 63 A vacant buildable lane ent.or was completed feted for Ti gard' in Se temf�aer of 19e1, It was oun tat 270.01 acres of c commei was available as follows C-G /yy 6i�rj�38 C-G(Pb) 63.67 a CBD ✓ C-N 4.00 � p 108°5e -148 a ..• {.. ', i •. y is F r � -_.. '. ,...,«a-,,. .i:.)!1.,li. i').• .....i. ♦-..i'�',:"a,fa;. .a .;:,.. •a),)...).)i Y+)a),Si):.):,niti)'1.,i Y.,LY:)a)a: .anti .:)..,Y:.S.trarvaaa:va:a, .a,a a,a„a..a•.n...r... •• . r be divided into separate zoning districts. The first area includes all of the b . ` C5D north of Fanno Creek, including the "stain Strret00 development project t area. Within this area 40 units per acre(R--40) would he pe mitted, as well as `�' ati. `ati commercial and office uses, The remaining areas south of Fanno Creek will be limited to residential uses only, 12 units per acre(R-12), and should be ,.. considered as a transition area beture .•the.. coer^cia �. r ---thy'° establ•iIhdd a ia"!areas further to the he south. The following chart illustrates the amount of vacant buildable acres for rs idential uses by zone. Residential Net Acreage No of Units R-1 5.99 6 R-2 54.23 108 R-3 63.50 191 R-4.5 44.37 2,018 R.-4.5(PD) 105.93 477 * R-7 76.09 554 R-7(PD) 68.87 482 R-12 200.55 2,407 R-12(PD) 35.88 431 R--20 222.17 4,443 R-20(PD) 11.32 226 R--40 10.68 42 Subtotal 1,306,S7 11,769 d b". f, ot IMMO U) OMIT rte ' ! m t ..•..•r.............« ..,..r.•. •, .. .�...ry.....w. .,n•r �r.w . r.•.•..rr.•. ... r r. •. rr • , /'. NPO 04: The needed eollectar connections within FIPO 04 arm located within the Triangle .•` �, - , ,`- Area, The adopted NPO #4 plan indicates the connections for this area that are Heeded to provide job access to the commercial and industrial development areas. These inner Triangle Collector links include: • 1. A connection between Pacific Highway •at 78th south to Dartmouth. Although the exact alignment of this collector connection has not been determined, it is anticipated the alignment will continue in a southerly direction from Pacific Aighway and then east to the ex i d t�t ng Dartmouth right-of-way. This connection will be continued to 1-5 via the proposed I-5/Haines Road interchange. ' (This e' interchange is under construction; 2'° A connection in the form of a loop road from 9th westerly..:: P to 72nd,: • ' to the Dartmouth connection, (#.t above) then south in an easterly direction to Hampton 'and • ., 3. A connection from #2 above to Atlanta to be aligned with 68th. k To complete the collector system :ih the Triangle area, the followiro streets must be upgraded to minor collector standards 68th, 69th and 70th. ( • (- NPO #5: '.4 collector system area is ' • .,, � •``t �...: ` The ..ollecLar s s4.en �.n this �, „ '. s around the industr,• ial areas . y south of Hunziker and north of Bonita. The connections include: 1. A collector between Gunziker and Hall aligning with O'Mara at Hall;' and • 2. A collector from #1 above south to Bonita, east of Fenno Creek. NPO #6' ailiBMINERSABO The continuation of River wood Lane from 92nd to 108th represents the only w . Minor Collector connection needed in the NPO #6 area. IM Washi tom County of Durham Road between Well Blvd, and Pacific M$ hwa, 2. Durham Ro� shall ro : be cc`s irdered a major arterial route between I-5 and 92 Pacific Highway. t 3. Consideration of use of El de Road as a connector between 1-5 and Pacific v• Highway shall be encouraged. I 2; �•+ Yp , f'Kk �. �'9t'4 • ,«rte .....r'.... .. ..., - ry .....,... .v«.�«. . n..,..r, .. ..w...r....�rwriw�w.. + • ..�. L. fir P ' P. ,�°w 1r rd Ll � ^ {M h t„r 1::1" 1 §+'refi't tP 4 ® urhe 1 !r..;r ete 11_ Ego-' ac 1 - o eAg rg ittp y tr �CT lf ic A1�tti the -•••••--J, ' f; 1 � k / lJptr�e x ` :Y rr.. r f ti.r 1 ,r ia. e ..4'' ,}�' r 5. Truck t' ffic on Durham Road in excess of 30,000 pound; gross vehicle• ", �'' ° weight be discouraged .' P0 #7: r F tit ?� c, :,:„. NPO'""'""°'_'_" y''',4*,',:;"" ";;.,'' Due to the lack of developed ed areas west of 121st Street,, :Mere are a number of collector street connections needed in the NPO ,27 area All of the collector " ` ''V connections would be minor collectors. These would include: F 1 „. ''''" 1 The extension of Sprin�iwoou Drive west of 121st treet to 130th,, rt , <,Y. ` °* The extension of North Dakota Street west of 121st to Scholls Ferry I, " ` ' ' Road; ' "1.'",. 4 J e t l I � yw,. ,y�,eypry fry �. Y ,:"4:: 3• The ("i om 4 o y �'ne extension of 13DM� � �^' olls Ferry Road to 128th, and to ' Y ,,pM; Falcon Rise Drive: and • • , 4. The extension of Murray l� o t 135th as provided in the NPO #3 c''''''/'.-‘:':"'1 ,: ''Y r r section. at In addition to ,he proposed new coliect�.r, neon ,,,,,,4y— 1, � throughout the Tigard nec�.ions throe Mout ' .N, 6 h. p that many�` � �. r� �� collector streets it is anti a ated thai, man of the following existing• 1 s (both minor (And major collectors) may need upgrading in e l` order to aetoqurt e ly accommodate the projected 1990 and 2000 traffic volumes � 'x p The streets include: 1. S.W. 135th from Scholls Ferro to Walnut, including the intersection y ,+ . r 1'" v w ♦ at both Scholls Ferry Road and 135th; *(-7:17?'-:: '.. 2 Walnut from 135th to 121st and possibly from 121st to Pacific Highway; ' 121st from Walnut to Gaarde and a of ortion 12/4st from S P 4 Scholls Ferry ., to Walnut; y i"�"� 4. Gaarde from Walnut to Pacific Highway — ',w 5. North Dakota from 115th to Gree n bu rcJr including the intersection at North Dakota, Greenbuag and Tiedeman; ' Bull Mountain Raad from Pacific Highway west, r" ,, p , '. . ' �. 6.. Portions of 1 Naeve Street from Pacific Highway; 8«. Portion of McDonald from Pacific Highway to Hall; J 9. Durham from Pacific Hi Ateway to Hall; 10. Portions of Sattial: � �- from Hall • . 235 yy y / T } i 2 hill t f T ±' { {� + .A i y � b :I u1D= r f.ti t Iy I.4 �..ra..... .. ...... .. ,... ..rr-.. ....... ... ...r..+....,r......r�...+r...+.� wwni..w...r•r..+.w r. ...-.r.,.. .. . "r . . . . ..r . ..�. t- ' • . . . Current difficulties with transportation s,,stems in the area can be basically categorized in terms of safety and/or ef),=iciency, Since 1971, according to p' ' ' the 1979 Traffic Safety Study, less than 40% of the identified hazards along N Tigard streets have been eliminated,' leaving many of these hazards to threaten rft f , human l i f e and limb • ,Da The efficiency ob the transportation systems-the ease with which objects and a.R a people are moved—is the other basic criterion of its success, In Ti , rd, many r of the major streets are inefficient bev.ause most of them have not been improved to their designated standard, or because the designated standards are inadequate to the demands for their use. • Excessive demand on Limited " r', facilities is responsible for peak hour traffic congestion on severa l 1 streats yar �' 'T( LE VI •° �` ACCIDENT ANALYS .L BY INTERSECTION INTERSECTION a CITY. OF TIGARD 1961 t, Intersection, Accidents :6/`, . k 99W/Hall 23 n; M • 99W/71st/Villa Ridge 20 r,z 99W/Creenbu\wg 15 "• ,Yi I; ' 991/F'�rth 14 • J .' .99E /Su"1l Moi.ntoin/Frontage. , 14 99W/Hu,ay 217 13 • f 1'x•� 99W/Fred Meyer`` Entrance 99W/Warner ; •,1 „ -- 99W/Garden Place 8 ,, 99W/Mckenzie 7 99t• /Pfaffle 7 99W/Walnut 6 .ry 99W/Gaarde 5 = 99W/Park i � rc ,� 121st/Summercrest , 99W/Johnson 4 ' 99W/07th aµ r 99W/74th 3 ", 99W/Canterbury Lane 3 Hall/Burnham 121st/Scholls Ferry f 0? aurmha /Sumrserf field 3 fur am erena 3 72nd/Bonita D Source: 1981 Accidents Records, Tigard Police Department. , « , .� 4.__ Intersection P roblem Identification Accidents occur at intersections for various reasons; no signalization, poor visibility/congestion, high traffic volumes and speed are song a few. Below is a brief c, ss status of those intersections where there is a u i are of the ,,. t I high occurrence of a ar..cideAt; � 1 • I — 244 Y� • 1., d''� 1 I. _ 1 � tlx: i «+ k' ___: ws• _ __u a __. __ wl. "� • _ _ __ __ — .. -_ - � � _ _ _ 1 ` +/ w. I .. , - ,-.Y'y,. y r .,. .. ., Tnt` '•:a t'a 4'.,,r.;'a.1„ �,,J',ti♦.ara.a,:1.TdT:':.12'J C•Y,:iJ,:ist)i lti,JtJt..awa)t7c.`1J,),.,�c)(7 t7. Yci,r,7s.•,Y..tnc.c)ca A t. ';,b''',!..:[.,..',....,',..... ::.:r,c, , - ..., , , , ,t , DIAGRAM VIII h, r ' x . `� PERCENTAGE 01 RESIDENTS ;f ' IJ�6'!{9�! WI,6�1��\ �) BLOCKS y�, r°y.s, .,,N.` OF A 11118 Ittlit'i'i.? -', , m J, 4i ;z tfx 1' T . r i t // •• y / // ,r «r / / • ,/ . . ' ca' 0{�• w .Ar . /. /! r 1 r. I / / I / / /r I / / r /. . / r// ♦' I / . ♦ / / twn /// / ////I / ;u't ' ! / / . ' . ..' / / ! a r 1'f `��'" rh,.' r!,. ; - ! 0 • /, // ♦/ ♦/ / / //// ♦ :/ ' '/ / .' r / / , ✓ /// r ♦/ a c «' .. •1 .I,, '// //////// // // ' . 6) /f w; .. /../! , / r".. .1;/.e.1/1.'I/ NORTH . 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"/ ,' ,..' ",,,. ..i., ,,,,,,,, ,,,///.. , O C O t0'r�.l«t'''t"MA.�"1''wt.'r't' t.'.` ., J J A. 4 TO 7 ,.. I 1. - "r /�/1.' //.u''/,♦'�/,, rI "`'` 0 0 0 Ci a "r rt'''''e"r "t''t 't.'t'r' „e f.."'.)r .} 1 W.J.. 9 Z:) .` t t / ',/,,,, /,',/////, '' .O O O 0 0 k F O i !`'t` i I T i' !. it T I. ' .; ' '• /.' ,/ r/// ",,,,/f r r ri rl n'eAht' !tre t1.4,A'f.A.did ih:wa A, ^ " :, Soa.4rce. +Washingbt�n Ct)unty ?lantana Depart ienhi ,w " * 1 ._ 23 a er•��" �r r r-.' _ ry !d e' ;'' k " ,� , c: '" 1 J"'�k w J.:; a• __.. ia, .x ,a, .' �N,+`�1 � ♦ . . .. ,.. .,♦. ..... - .� .�. -, ..a. w♦.as a.,r'a•5•'h.1•..:..♦.♦. •a alrt'.Y•' a a ♦ ...a ... ,.a \. 'aa? ', ♦\"))n" , t\\ 1 . ' l �. . 5)I w♦a..a!a..t '.1 �* nn...n..,.. ♦ ... ....Nr...�•....•. -•, _.... ... .........r. ,..w... ........_..._.•.... r.r.�.r ... �......«. .. ... ��i 71 111' .4 CI� • . : . te.x Plan policies have been prepared to preserve the continuity of Ti ,rd's activb r,. .. �� . t 0 Y g 'y' citizen involvement program and to ensure that citizens will continue to have ' +r,; ` ' a access to information that enables them to identif , understand, and have �, t input , in the planning issues related to implementa ion of the Comprehensive `' `, `% Plana , ' K Additional information on this topic is available in the "Comprehensive Plan , , Report: Citizens ''Involvement." , 1 ,a , r♦ FINDINGS ,, :' �� o Throughout the development of the Tigard Comprehensive Plan, the City has .. t..4.... actively sought the participation of Neighborhood Plarninc��i Organizations dr .. l',.% !:::." T��' ; and other citizens groups. A, The Neighborhood 0 hood Planning Organizations and the Committee for Citizen ' , Involvement met on a monthly basis throughout the Comprehensive Plan w , 'i. revision process, i Orr + h o Continued citizen participatici in all aspects of land use planning helps #, ', r to ensure that City government meets the needs of Tigard's citizens. .L �' o In order to participate in Oat ^ p p and use planning decisions, citizens need to n: have access to information which enables them to become aware of and ' ' informed ale et planning issues and City policies. It is essential that '' ''`r this information be male available to all citizens in an unders`;andable " form o Land use plant%inq education. is important to 'promote .:e " , ' participation process during all has,..anofsplannine interest r► the citizen g p planning. ;' POLICY 2.1 1 SHALL CITY SHALL MAINTAIN AN ONGOING CITIZEN INVnLVEMEr7:�' PROGRAM AND „ (.;SURE THAT CITIZLNS WILL BE PROVIDED AN :r"=P ORTUNITY TO BE M INVOLVED IN ALL PHASES OF THE PLANNING PROCESS. u IMPLEMENTATION STRATEGIES ae 1. The '*, City . periodically review notification requirements and methods '� he tit shall ., to determine if they adequately provide notice to affected citizens and revise these r equis^ements and methods as necessary w `°°� 2. The City shail continue to inform, in a . `�. y ' � timely manner, appropriate • Neighborhood planking Organizations (NPO) and other citizens ' � � groups on all ui land use planning matters. t 7 pp y City Council recognized , 3. The City shall cantir;t ye to assist and support any Cxt citizen droop in providing adequate meeting . materials, policy direction and staff involvement,places, distribution o" a 17+ al a ' II — g h . { Y h'„,�.: ` ( 6T ', ' '' r h a 1 1,,. r ., '':�.:,: n..:u r..l,. — r .,, .., ..... � 1 :r • .. •1.-1.••.».1.\••1,v 1•••,a1 `• `.�'} ` .�`I , a a.•, - .......Y.•.•.1•. r.1 a.1•.r v.l.,..�•...,.r. a• •..• ♦..\.1.1••.vV..a\,l•1'-51i 1a\.._IJa�h.li 1.,.751h.lJt:a\ll,\JlJ\alJ 1JVr V.f IJIVJI.a.a`♦v a ¢ l � awl;, LL ECONOMY K AY 1 I of ' This o eport addresses LCDC Statewide Planning ' Goal #9 requirements titled `' ; °° .Yi � 44 ' , ' "Economy of the State."." The recommended findings ngs and policies have been ` �tj '�' Y '' developed to bend Tigard's individual economic programs into those of the ":. 4 region and state to meet Goal #9 requirements r ,, 1r : 'SK r : ,ail 4 The Goal ##9 statement reads. "to diversify and improve t;he economy of the S,. , °i ate." e;;',. Both state and federal economic plans and olici,. s shall be coordinated a �,� � ,� "Both � � P P � � Oor•dirl�ted by *yf` 'ti the state with loe ,� and re aa'nal needs. Plans and 4,. ' a g policies shall contribute ,r eY '' to ,a stable and healthy economy in all regions of the state. Plans shall be 'il based on inventories of areas suitable for increased economic growth and Oi y activity after taking into consideration the "wealth of the cu°•rent economic base; renewablee and materials nonand energy—renewable • availability factors; •availability Hof atPQt `� y of land, and pollution o.? control requirements. t ' h. Economic growth and activity in accordance w wh auch plans s , K g activity p shall be encouraged �' / ' in areas that have underutilized human and natural resource capabilities and �°," P , ` want increased growth' and activity. Alternative sites suitable for economic *3 1 1 :!A growth and expansion shall be designated in such plans. „ FINDINGS . jl Through analysis of the economic conditions which affect '�Tigard, tle existing `' �a g g 4 •. make up of the community, the potential for growth, and the City's interest in � � r e \ � � following existing and new businesses to expand in and relocate to Tigard, the Q M,, g g identified. o The City of `T�gard is a sub—element of the Portland metropolitan economic , regions ,= A•; o The econ ,e is climate of the City, in part, is subject to the influences of external economic forces beyond the control of the. City, w ". ' o The :ity continues to experience steady co '' "' p y mmercaa;l a>�nd industrial growth ,il M despite the national and state economic situation. i-fre available bl - significant and industrial buildable land is . s_ nafacant amount of commarrciaJ. a ,� services are provided making it suitable for• ` e in areas where all l developments u a o Manufacturing, wholesale and retail activities provide the majority of the --- '1 iiii employment opportuiities to mrea residents. ,:r CD ,, 21 0 An increasing regional dependence on electrical, electronic, and . instrument related manufacturing employr,"ent has occurred in recent years "01 o There i s a need for new and expanded µ, p public facilities to open areas,. for industrial and commercial uses 1 : b ' economic• data, particularl that, relating to sites available for ( development purposes,, .is largely unavailable z::r not kept up to date. ir II — 29 —ark 1 . . +; • f , . A. l Is- . , .,.,,,. ,,.,.r...r .,... , v,,.r:..,r r.r.r,...,. - .. .,.. ,...... .....r[:hrh.,[,[J[t[i:[:hli..[.[::ty:li7[i:,R)h:71th,,.h.h..r...y.,a):`:tih2,Gh,"i;t:i<[. ,.:^:ti,titi ,-.'111 ...,i)i7<><,J[T[rt)[7t)G[•:ti ' S. 1.6 THE CITY HALE. CONSIDER PRIVATE I•TNANCTNG BY PRIVA 1"9�, nrVELOPCee IU ' .., CQOR�DINATION WITH AVAILA'DLL: BONDING ME1 HODS AO PROVIDE: PuU1 1 C: •, e, , , FACILITIES TO COMMERCIAL AND INDUSTRIAL LAND DESIGNATED ON THE 6`n '' „ ` C_. COMPREHENSIVE PLAN MAP t F 1 i ,{ 4. , IMPLEMENTATION STRATEGIES 4 t 1. The City's Community Development Code shall incor orate revisions needed >w....0 .J r. ' "•,, to remcve unnecessary obstacles which may deter new economic activities. ' Y ; ':` 2. In the process of administering the City 's Comprehensive Plan, careful , . consideration shall be given to the economic implications of all proposed ' policies,policies programs c and regulations. e• �� 3. The City shall identif y regional economic needs through. interaction with wt ' :tiM; officials of other Washeagcon County jurisdictions and take appropriate u '''''-e•-, action to adjust local , l policies to respond to their regional, co/�cerns and ; . . needs. , r*, . 4. The City, along with the business community, shall develop an economic y • " development nom�c ` p program aimed at attracting new commercial and industrial �.�w C lY , development to Tigard while also encouraging the expansion of existing ; `` business concerns 't' y participate in the form 4, 5. The City shall [,��, . p" formulation and ' implementation of a ,c",'„, , ,, regional economic develo meat program for the l�ashi��gton County area . ... ,µ, .W^ . , ! 6. The City ty shall -to-datewith h .,local `business community to develop and w' up-to-date j, data resource file which will be made q �`-' available to existing and , '' g potential. Tigard business concerns. ‘, 7. The City shall work cooperatively with the business community seeking its ,, , ., implications• • . • • g `t ` economic having ":._ for the business cc►mmunat in at �,ecYSaa��r�s ,) invo vement and advice when working toward arriving i' B• The City shall concentrate resources for the revitalization of the Central , r. Business District utilizing Local Improvement Districts and a program to g p encourage private investment. 9 i The City shall �. standards withir the CBD than are by allowing more f3eacible zoning ' y elticoura a new development re allowed citywide 10. The City shall develop and implement an economic development program compatible with the " 'a �,. P potentials and constraints of `the City and walk,. a) Aid opportunities in t and maintenance of new and continuous employment creation . � , , Q afford City residents the choice of working within 1: ,,� the City, ,' b) Strive to improve, diversify and stabilize the economic base of the y g p 4 , community thus reducing the fax burden of the residential property ° owner; t �" � c) Aid �.n the e e�fectave utilization of the land, energy .'' ' � . �y and human y resources; and xX - 31 /. a I ti i r i w "** r,r + ,4:i r.... . . . •r'.r1 'r.. 1:111:1 1''1 1r,1'11`1 111'a?`1..11:1?11'1`r'11 r 1.v s 1'1:'f 7, + ' n r• 't4 t', , # ,' C s,r ,,, Provide for timely development public facilities an of s, d) ide f the tily dlopment of all blic facilitid . F� cervices and their delivery systems. ti''' ''' n4 11, The City shall encoorage the location and development of economic `/•• ` !,,,. , �'- activities which meet the occuplAtional and employment needs of all City �' ., . ........ residents, particularly the unemployed and underemployed. ' "; M° " 1 12. The Community Development Code shall limit development on lands planned ` r r ' for commercial use to commercial uses. Residential uses will be allowed above the first floor in selected zones. ` 13. The City shall compile an inventory which y.dentifies all parcels of land TM " zoned for commercial or industrial purposes and which identifies: } a) The amount and type of development on the land, if any; " b) ThF►. name of ; }. { ) the owner• Y c)c The ublic :services which are available to the site; III , .*: d) The current zoning designation, and Y' ...-%:,,,,- ,,,' , e) The assessed value. 4, 14. The ' Ci.t►•+ shall maintain' development codes which and describe �r�dustria3 standards s abut` 4 ` " r landscaping and buffering where commercial :1 residential districts'. , *1I, ( 15. The City shall work with Portland Community College to develop training programs as an incentive to new industries locating in Tigard needing a 'trained' Mbar force. 16. The City shall coordinate it. nin efforts " A " � � its p'xan g (forts with the Metropolitan Service District and , Oregon Department of Transportation to ensure , m�" �"w ter adequate access from major arterial routes to designated commercial and ,' .~' industrial areas. 17. The Tigard Community Development Code shall designate types of permitted ' residential development in C p and CB b commercial districts ! h The. City shal encourage privoite landowners to consider utilizing available bonding a:.athods, in addition to private financing methods, to .p the potential for •.' r`de public facilities to vacant buildable lands with , provide u., industrial or commercial development. 19, The City should not preclude any financing mechanism for the • implementation of its economic development objectives.3 ect3v es _ , 20, The City Council, upon the recommendation of its E `4nomic 0evelopment a' ° Com;eittee, shall develop objectives, criteria, 6,ha standards , for decermiM ing its ,availability of bonding methods and use of bond proceeds for private, commercial and industrial developments n " M1 y •Y..'. 11 32 yYy, ISM �l '`,^ N a .r. •, w, a • .. w..., .e.r.wn ..r•.w.wwr.. w+w•w.•�..r. .Hr rw...r a w»• ... . .Vh... •w. w ,1 I ,• 1 r• p r } tM M1� f ,, , (3) Historic Overlay District amendments, applications pursuant kr, f• ; , to Chapter 18.8 . µ � ''' ' (c) The Plant�;.ng� Commies shall conduct a public hearing in the ,� a3, Jv¢ ;' manner prescribed by this i Chapter and shall have the authority ' ''° ' r, to approve, deny, or approve with conditions the following, , ,, f w+' de e`topment appltcatior,s; �' r a 11:,":"' 1 ,' (1) Subdivision appl i cat ions pursuant to Chapter 18.,.60; 1 , (2) A quasi-judicial comprehensive plan map except: y` • °:,: V.,''-',1„,, (A) The Planning Commission's function shall be limited tali . ? 4 ,yj a recommendation to the Council t a (B) The Planning Commission may transmit their ( a f*; recommendation in any form and a final order need not ': } formally adopted ',,,,..:"''.1..,':,:' : (C) The Council hearing shall be a de n W ;, 9 ava hearing and a �A. o n y p ." final . _ Y al order shall be formally adopted.. 8) n quasi-judicial zoning ma amendment Chapter 1�.-' .'� r q � g p pursuant to Cha ter 130 except where the zone change application is being ,,,g. ' 18,l.3 where f .` heard concurrent with a quasi—judicial plan amendment, In a situation( such a s this `zone change shell be decided in the ' L same manner as a p lan amendment -° (4) A development application referred to the Commission by the :, ,� Director; 1 (5) An appeal of a decision made by the Director under Section �' �.�� s eavtiaa� ■ , .. 18,32.310 and subsection (a) of this section, ,""' (is) A conceptual planned development proposal *ander Chapter , 18.60y 1 1. `'' (7) Interpretations etat ions of the Tigard Comprehensive Plan or trh+~ •X., adapted Community Development Code, it' requested by the t' ",1.• Director or other interested persons; n `4; (8) Any other matter, not specifically assigned to the Director, the Clearings Officer, or City Council under Title 18 of the act Tigard Municipal Code. (9) The preliminary review of plan designations and formal imposition of zoning district designations made to lands annexed to the City ,I, (10) Appeal of sign permits, pursuant to Chapter 18.114, 1: (11) Sigu Code exceptions, t'$u(r'~suant tb Chapter 18.114, plyµ.. V Iw , ' (12) Variances. to subdivis W n } ( ) i.or, standards r XtYF .. 40 ' ' �a 'i •I f�r.+G. �i �a� a I• � �1 .� .,.1.7‘ �s;, �• � ".7^ a :: '� '�. } �+r yl,- I; a n •, rr ;i Sr1r .� .i A. .a - '- -- - s - �;_,,a+ __a I, . ' _ ✓w. '� v n'.��nr d4 9 k .• .r .. r..... .. .• ... .,. ,- .,. .,'fJ,t":!.!i?:!:!f!t5l>t=�>:l:,212)i!2t1■!2�2,25Jf 11s?S2t!friJ.•:.=•,�•�.�,`cuc. ):• A 1 r 4 I /'rt/tlM ' ,,1 . (13) Recommendations to the City Council on annexations. '; 7 (14) Quasi-judicial zoning designations on property to be annexed is f ,r v4.y�, (d) The Cite Council shall conduct a public hearing in the manner `1:,1 prescribed by this Chapter and shall have the authority to '' ''= approve, deny, or approve wi 4-4y conditions the following ,'....:•,„; development applications 70",' (1) The. formal imposition of plan designations made to lands a, annexed to the City: i I (2) Matters referred to the Council by the Planning Commission ... �, i' or Hearings Officer For review under Section ., 18.32.310(b)(3) 3 . (3) Review of decisions of the initial hearings body,, whether i , on the Council's own motion or otherwise, as provided by tt� *` . Section 18.32.310(b)(1) and (2). ,9 ,, ,, :,P,, (4) Quasi-judicial plan amendments.. 5 Resolutions_ ( ) to the Boundary Commission for annexation. ',*' 13.32.100 Cornsoli.dation of Proceedin s ,r 0 • (a) !Except as provided in (d) below, whenever an applicant requests ^ 'u . pp pp y �' more than one approval and more •+Chan one approval agui.horit is • the •proceedings shall be `:`' consolidated so that one approval authority shall decide all ": %: applications in one proceeding. .` I (b)b such cases as stated in subsection (a). above, .the hearings _! , be held by the Approval Authority havingg original • 'r jurisdiction shall over one of the applications under Section J • 18. 32.090, in the following order of preference: the Council, ` .. the Commission, the Hearings Officer, or the Director ' (c) Plan map amendments are not subject to the 120-day ` decision-making prescribed by state law and such .` akin period prescri 1 es; therefore, the Director ' � amendments. may involve complex issues: shall not be required, to consolidate a plan map amendment and a zone change or other permit appl4.cations requested unless the - .p.. applicant 'requests the proceedings to be consolidated and signs e 120-day time limit prescribed by state law for zone change and permit applications. (d) there is a ,I �d Where `� w' consolidation of proceedings. - (1) The notice shall identify each action to be taken; ,' (2) The decision on a plan map amendment shall recede the * "'...A , .. d"ecision on the proposed zone change and other actions; end,. f { ., °. `3) Separate actions shall be taken on each application, . , ,, i r ' ; , .`W txr -- 41 yy ! ...,.. I:t ":.1 '+r!M * ..d Yd ,°'" :4 'cn qr a• '.. µ imp 1' I '�' ik" N'; r , qyyy, -c '., Y, ,.._ 'j:14, ., g..-. _.._ r-,._'F "-H:-. . "'.t" �• _ __:Jr+:� _ ._. ,_ _ .3fa?I�i= _ _ _ , .�r_ _. _ � _ 'h 4,� ALBERTSONS' , INC. APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (MAP CHANGES) " A. LOCAZ ZONAL CRITERIA FOR ZONE CHANGE (Volume 2, Chapter 12.2) a, 1 SPACING AND LOCATION The Albertsons ' property is not surrounded by residential districts on more than two sides. The subject site *• is at the southeastern corner of Pacific Highway (U. S. 99W) and S. W. Durham Road. Immediately to the west of the side and along P� Highway general the west side of Pacific Hi hwa are eneral commercial uses. The zoning on these adjacent properties is equivalent to the City L Y of Tigard's zoning for ',central business district. " Both King City, and Washington County share zoning responsibility for this adjacent area. Washington County's "central business district" zoning extends from Durham Road to an area substantially south of ytA . the Albertsons' property and includes Tax Lots 500, 700, 2800, , 2700 and 2500• Generally, the central business district zoning j,. on these adjacent pro`ierties would allow more commercial uses and be more intensive than the general commercial zoning Albertsons ' is seeking on the subject property. To the immediate north of the A1ber tsons ' property is Durham Road and a general commercial zone (C-G) designation by the City of Tia� already substantially developed by a mix of�dsnghlarC� a gommercialusesaanduas shopping center-office rf . complex. 2. ACCESS +, . (a) The ro osed ex ansion of the General Commercial (C-G1 existing r o the immediate north of the Albert sons' ro2 t. Ery shall not create traffic .._ Con e station or a traffic safet ronlem. support Attached to and in su of this a pp r application is a Traffic p Analysis prepared by Associated Transportation Engineering & Planning, Inc. (dated duly 1986) . The yep ort Y ' provides data and analysis which addresses street capacity, existing p ,j ed traffic volumes, speed limitations, number � '+� and rr� ct of turning movements and site traffic generation. Par purposes of ' ��,nalysis, the report utilizes t,-affic volumes and characteristics on a "worst case" or maximum vehicles possible basis. Table 5 at pa a g e 8 establishes that with full development of the Albertsons' property as general commercial all existing intersactions will operate at Level of • Service C or better. Due' to the proposed site proposed / signalization of. Durham-SUmmer:Lie1d intersection, and a right turn in/right turn out limitation for Pacific Highway, gthe f' g Page - �'' 0AIL _ _ _�, _ � _- ;�, a w» }- a` w, ,� _ .W,'- ' 410 designation of Albertsons' property as general commerraial will n not change the level of service traffic cl assif icalions for existing intersections near the site. service Level D is generally utilized as the standard for �4 '" assessing urban traffic operations and design of urban roadways. It is also the adopted policy of Metropolitan Service District (MSD) to maintain a level of ;service ►►D►► on its major roadways within the Portland Metropolitan Urban Growth Boundary during M peak periods of operation. At Level "D", there generally is at least 10% more capacity for traffic. 5 r=3 . Existing intersections near the Albertsons ' property will s;.' operate, after full, development, at service levels "A" and "C". See, Traffic Analysis, Table 5 at page 8. At Level "C", there is to 30% more capacity for traffic. C See Transportation Research Circular No. 212, Interim Materials on Highway Capa i y, Transportation Research Board, Academy of Sciences, 1980 and ry; Exhibit "A". As previously stated, the Traffic Analysis was completed ' using data for a "worse case" application. It is reasonable to ' k .� assume that full development of the Albertsons' property as 1 9 general the ,"n ► p eneral cnmmerca.al will not reach the "worse case" impact on , ' roadway systems. Traffic generation for. the Albert.. s property' will not add 100% new traffic to the existing vehicular trip t r alongs Pacific Highway- and Durham Road, Many of the customers to the Albertsons' property will be "drop ins" already on roads for other reasons, such as commuting to a ,; � 40" .j; shopping. Many of these vehicular trips will involve customers changing their shopping habits and choosing the Albertsons' grocery store or adjacent retail services over other such retail r. businesses In the area. Thy Traffic Analysis at page 7 identifies that the total daily L-Lip generation q commercial develo ment wouldbe7 214otrips�and6651 trips eatfP.M. peak hour, '' p s p The report notes that at least 40% of the trips could be deemed "drop-ins" and this would reduce the total daily generation by � 2 887... trips and t��e P.M. peak hour by 260.4 e4 trips. In addition , v the report identifies that MSb projects that 4 to 6% of all home based trips will be made by transit. As the Albertsons ' property is adjacent to major Tri-Met bus routes and scheduled stops , this could create a reduction in daily trips of 288.6 to 432.8 and at P.M. peak hour trip reduc tion of 26 to 39. An adjusted i generation would be as follows: ;, ! projection of trip g Trip generation y p g ion with full �►Drr�p,�in rr and Mass .} Transit- Potentials Daily P.M. Peak Hour Total In Out 3,894 352 170 181 ' Page 0 __ collector or arterial street , , ''... J.i: .-4. The Albertsonsl property abuts Pacific Highway (U. S. I =',,,..,,•.: 99W) , the largest major traffic way in the City of Tigard, and S. . ..„. 4'," -.,'','„ W. Durh,P . Road, a major cc/liector or arterial street. The ''' .„;•..',.`"F! attach'''. Traffic Analysis sets forth three possible scenarios , • '„=,, . with provision for a varying number of access points on both ',',- ..,- ,.'" ,. these major traffic ways. See , Traffic Analysis at pages 9-11 -- and Exhibits 2-7 thereto. f ' .e:-=•. ;J. (c) Public transportation shall be available to the site or .. -' - Tri-Met bus service to the area includes Route No. 5 „ - . •-. q,),t running along Pacific Highway and a loop through King City 7 : , = J 1(4\ initiated at Durham Road and Pacific Highway. There are . , ., ..' „,''', t°,,' regularly scheduled bus stops at this intersection. Tri-Met alsr '. f;;.1. -,,, ,, operates Route No. 43 a.Long Durham Road wi h regulally schedule . . ...?" ''. The proposed general commercial designation and . . . . ,.. related site development plans will utilize the entire site. The , ,, ,-,...-, Aibertsonsl property is relatively level and consists of ten tax , , • . , lots totalling approximately 22 acres in size. The property has . ,, , -,.° frontage along Pacific Highway for approximately 1 ,100 feet and , : , ,-, Durham Road for approximately 940 feet. The pronerty has an . ' . , approximate depth along Pacific Highway or 725 to 1 ,220 feet and , „ , along Durham Road of approximacely 880 to 1 ,050 feet. There are _ .... no physical characteristics of the site zhat would prevent ,=.= • development as general commercial. , . . The proposed site development plan attached hereto as % ' . Exhibit ”B" illustrates that the site can eatily accommodate a „ substantial commercial shopping center, include major commercial . ' uses contemplated in the Comprehensive Plan at II-82, and utilize ' g6 less than 85% of the site coverage. The projected uses include . - p. 177,600 square feet of general te.Jmmerc.ial uses, approximately 870 v.., !! parking stalls, and provision for landscaptng and buffering of at . ' i least 15% of the site:, Both the physical characteristics of the , : -.11 site and the proposed development plan clearly illustrate that 0 , 0] the site can accomr,odate projected general commercial uses. The Albertsonsts property is located with ",,,, : approximately 1 100 feet of frontage along the largest tra-rfic way in the City of Tigard i.e. Pacific Highway (U. 8. 99W) . lt, ' The property also has approximately 940 feet of frontage along „, , the major collector of S W Durham Road The site 18 generally .". - 4-, - , .. i , - ,, i . .ii- 4. . -. . - . 1 yy 'I..T,: , . �, u "w ` it, Ti 1 t, level with the roadway and highly visible to all traffic along "t these major traffic ways. see, the attached Traffic Analysis, Exhibit 1 for existing traffic volumes on these adjacent traffic : ways. ` 4. IMPACT ASSESSMENT 1 c.s j;` (a) The `scale of the ro •ect shall be compatible with y° ' ' the surrounding uses. ` The Albertsons' property is adjacent to two large J ` L. shopping center complexes. To the immediate northwest, the King ' '' qw City business center is located and consists of a combined acreage equivalent to the Albertsons ' property. The focus of the , King City business center is "King City Plaza", which includes a " e large multi-use structure housing general retail use; and a Kienow's s grocery store. Other retail services and four banks are located in adjacent buildings. The general scale of King City Plaza and related businesses is comptible with the Albertsons ' a p perty. The proposed development plan for the Albertsons ' , property is, in fact, less imposing and intensive than the King p City business center. { A general commercial use entitled "Willowbrook Business , 1 ° ,t Park" z�,� north of the Albertsons located directly to the no property. This development consists of :six buildings arrayed in an office-retail complex setting. Existing uses of these buildings include restaurant, offices; general retail and convenient shopping services. site i approximately one-third to one-half the size of the Albertsons ' property, fully utilized 1 with commercial cial improver�rents and does not provide any significant Y, :� buffering from surrounding uses. The Albertsons' property and both of these large shopping centers share another development scale factor.. ALL three ,'vi V properties are located and orient their development scale to the intersection of Pacific Highway and Durham Road. The high volume 41• •development -�. of traffic and con�:rolled access poa.r�±�s necessitate that the sstre commerca.al commercial eacreaeden this area must not be "strip p ", g g developments with on t.ite ° parking and internal traffic circulation designs c Other nearby uses are comparable ,� y w p � `n scale wi:t� the proposed , ., uses on the Albertsons' pr~operty. To the immediate south of the site is a mobile home park/subdivision entitled "Royal Mobile as Villas" which consists of Tax Lots 100, 200 and 2600. Total acreage in this planned mobile home development is approximately 1 acres 40 ,,,I V The Pacific Highway access focus, site utilization and overall project scale are compatible with the Albertsons ' 'I development proposal. , ' property To the immediate west of the Albertsons is a ,a, central business district that is about h l developed. Total ve acreage in this central business district is approximately 2$ acres and thereby larger than the Albert-sons' property. At the Page i L 6 r rya a • southwestern corner of Pacific Highway and Durham Road zs a large p R vacant parcel of approximately 12 acres. Although smaller, this , combined undeveloped parcel would provide a development site comparable in scale to that proposed for the Albertsons ' a ° property. This is particularly true since the development of this site would probably be designed to integrC,te with and be a +a logical extension of the adjacent King City business cen Ler. iu Farther south along Pacific Highway, but adjacent to the r Albertsons" property, is an office complex entitled "Tualatin Valley Profess-onal Center". Next to this planned commercial 4 complex is "King City Convalescent Center", "Cedar Park Manor" (a mobile home park) and "D & M Market" (a neighborhood convenience , market) . Although partially, undeveloped or developed with uses having single lots and acce _.ass the Albertsons' proposed development is compatible with the combined scale of this western central business district �' medium-high density of residential 'dproper•�•y is a .large To the northeast o�. the Albertsons • � y development entitled "Summerfield. " This-site is approximately 30 acres in size and is developed .generally at a scale of intensity and site design "'I compatible with the Albertsons' r' -posed development. =.A ; » The remaining surrounding land is generally undeveloped or partially vacant large residential parcels. To the immediate m s• ential zone 4, east, there is a large medium to high d<tlsity residential comprising approximately 30 acres. Ultimate development of this ' district would or should involve a large scale residential planned development with building sizes and site utilization , plans of a scale compatible with the Albertsons " development proposal. A similar existing development size, usage and density •ield" planned development located immediately rr�ul't'imerf ' north this district. The 11 cmmerfield" medium-high density j.•� g Y residential community clearly establishes the scale for :.; development of the vacant property just east of the Albertsons ' property. N A Finally, to the sou.thee, f the Albertsons ' property is a , low density residential area consisting of large vacant or greatly oversized residential p arcels. This entire area is geograpically isolated from the m ore intensive uses aligning bot h Pacific Highway and Durham Road. Access to the area is toward the end of 113th Street. This area generally slopes southward toward the Tualatin River, is not associated with the commercial developments to the northeast and is more or less river oriented. g on and 4 t1 (b) The site confi �r�,,,,.,' characteristics shall be such z adjacent non-commercial uses ., can be maintained The eastern border of the site abuts with 113th Street. Further to the east of 113th Street is undeveloped density residential district of approximately el3 ed crd " s an undev - 30 acres. The major entrances to the Albertsons&; property are along Pacific Page 5 ■ • )0,. 1 411 II, h , , Highway and Durham Road. The proposed site development plan illustrates that the site can provide an adequate depth for a 4fs,. lane,, raped buffer along the west sid,� of 113th Street The adjacent non-commercial uses to the south will also be �` protected by a substantial buffer strip. The southern portions of the Albertsons ' property are covered with a mixture of nearly mature Douglas Fir and deciduous trees. A buffer strip of these � . trees may be maintained in these site boundary areas to insure the privacy of the adjoining uses. fl The adjacent lands to the southeast and east are essentially undeveloped. Development of these properties should entail a subdivision or panned development approval. Development proposals for these neighboring properties would be subject to their own buffering requirements under the City's Comprehensive '° Plan and Community Development Code. In essences the non- com!nercial uses will ultimately have two buffer strips ,.+e tween m. .,H, them and the proposed commercial uses on the Albertsons ' property. • (c) It shall ;,be possible to incorporate the unique site features into the site design and dev2122ment 1p an. The site is generally level along the intet6ection of Pacific Highway and Durham Road and gently slopes southeast from ,; ;; that point. The treed steeper portions of the site are along the • southern and southeastern boundaries of the site. The site design will incorporate these site features. The commercial complex can be located in an "L shaped" configuration to block parking lot activity, noise and lighting from neighboring properties generally 'co the south and eat. In addition, large buffer areas can be provided along the steeper southern and ' eastern boundaries of the site. The major traffic flow can be l direrltEd onto Pacific Highway and Durham Road, and away from the non-commercial uses to the south and east. .� �� (d) The associa�te��_1i hts n e oa.s and activities shall. not interfere with the a12oin.�.n�r non-res ential uses . The non-residential uses to the west and northwest are au separated by Pacific Highway, a 4-lane state highway with I; .�additional lanes for turning movements at the Durham Road LL" intersection. The properties to the north of the Albertsons ' property are separated b Durham Road, a Major arterial and the main entrance toSur.lmerfield and. Willowbrook Business Park. The SI properties are also separated by street lighting and signalization lighting. The proposed uses for the Albertsons' property are the same or ` commercial uses found at these adjoining „non resfdentialrproperties to the north and west. associated The Assoc lights noise and activities Will be in confolrnity with adjoining _ properties. In addition, the site will provide a landscape buffer area along the length of Pacific Highway and Durham Road • Page I 4' I ° to further diminish any potential adverse impacts on these ", adjoining uses. B. STATEWIDE PLANNING GOALS AND GUIDELINES The proposed Comprehensive Plan Amendment (map change) and zone change (map change) are consistent with the Statewide Planning Goals. , 1 . Goal No. 1 - Citizen Involvement The proposed ComprehensLve Plan and zone change amendments will require a series of public hearings before the Planaing Commission and the City Council as required by the Tigard Community Development Code Section 18.32.090(c) and (d) . In addition, the proposed amendments involvement policy identified in the wCom Comprehensive Plan citizen 2.1.1 at II.-9. The existing public hearing process shall ensure . that the citizens of Tigard will be provided an opportunity to be Y"' involved in all phases of the planning process for these ; ,. amendments. Finally, the City of Tigard has received compliance .;- acknowledgment from LCDC as to these planning, and ordinance provisions, thereby establishing that this review process will be consistent with the Statewide Planning Goal No. 1 . 2. Goal No. 2 - Land Use Planni Goal No. 2 states that each plan and related measure shall be coordinated with the plans of h affected governmental units. A majority of the site is within , the jurisdiction of Washington County prior to the implementation of our E�nnexat i.on application. Washington County has not adopted a Comprehensive Plan mapping designation for the site even though ..,' it is within the County's urban growth area. Washington County ., has elected to place primary planning responsibility for growth • in this area to the City of Tigard. A determination by the City :' of Tigard as to a change of use for this property will not conflict or contravene a Washington County goal or presumption. for u ba ne,r3s. In all other respects, the with plan and p , p p zone. change for T' n, ' the subject site complies with the requirements of Statewide ' 07 Planning Goal No. 2. An adequate factual basis for decision has been presented as identified in the data in Section A above and related facts pertaining to the various goal considerations `1 ? hereinafter.ter The proposed changes, as identified h?reinaf ter, 0 are compatible with the policies and goals of the Comprehensive Ui Plan of the City of Tigard. 3. Goal No. 3 Agricultural. Lands A The subject property is not and has not been designated . Tigard arilann�.nalandnzonin .. The Washington County or City of k, agricultural either under Washin p residential.n g g he current use of the property is , The subject site and the entire surrounding area page 7 411 are within the Portland Metropolitan Urban Growth Boundary previously acknowledged by LCDC. There is no conflict between the proposed pl..an and zone changes with Goal No. 3. 4. Goal No. 4 Forest Lands The subject site is not and has not been designated as forest lands by either Washington County or the City of Tigard. As stated in subsection 3 above, the, land is designated urban and is committed to urban uses. There is no conflict between the proposed amendments and Goal No. 4. 5. Goal No. 5 - Open S•aces Scenic and Historic Areas and Natural Resources There is no portion of the Albertsons' property that is within a designated open space, scenic, historic or natural resources area. Volume II of the Washington Comprehensive Plan Urban Area (June 1982) identifies that the site is not within forest lands (Map 5) nor the 100 year floodplain (Map 4) . The entire site is designated as "growth allocation" for a subsequent determination by the City of Tigard (Map 7) . The Comprehensive Plan mapping for the City of Tigard designates the property entirely for urban uses. There is a • designation of the stream corridor approximately located at the sou:h^ast corner of the site. However, any development of the site and alteration to the seasonal stream corridor would require a hearings process for a "Sensitive Lands Permit". These planning designations and regulations have already received compliance acknowledgment from LCDC. Therefore, the proposed amendments are in corformance with Goal No. 6 Goal No. 6 Air Water and Land Resources duality • The proposed planning and zoning amendments will not adversely affect compliance with Goal No. 6. All w ce rano. process discharges from future development shall not threaten to je violate, or violate applicable state or federal environmental cuelity statutes, rules and standards. Upon annexation, the site 0. ;shall be served by a sewerage processing system through the City of Tigard, Correspondingly,y storm drainage and waste treatment p will also be provided through City systems. A change to general tr. commercial for this site will also involve the same requirements related to indirect sources of air pollution for a site located within the Portland urban area. ua 7. Goal No c 7 --. Areas Sub i25:.!::.t to_Natural Di:-is tern and Hazard There are no areas Within the subject site that.. are subject to natural disasters and hazards as defined under Goal No. 7. Also, there are no natural hazard characteristics identified for the site in the coit:prehensive plans of Washington County and City of Tigard. page 8 64 I , , A.. 410 VIP `'�:. 8. Goal No. 8 - Recreational Needs Essentially, there Will be no charge in the requirements for recreational need by the proposer amendments. • ' The site is not designated under either comprehens.Lve plan for recreational needs Indeed, the site does not lend itself to the :` . purposes of developing recreational needs. Therefore, the proposed amendments would be consistent with Goal No. Be 9. Goal No. 9 Economy of the State ' The proposed amendments will substantially aid the City of Tigard in satisfying the Statewide Planning Goal requirements for diversity and improvement of the economy of the state. Earlier, the City identified in the Comprehensive Plan Resource . Document (Vol 1 ) at L-144 that it contemplated "commercial shopping development will occur along Pacific Highway on land zoned commercial which is closer in proximity to residential development than the highway oriented sites. " Since its adoption " it 1983, this has clearly proven to be the case. Substantial in•- ' fill of commercial development has occurred now necessitating additional lands to be designated for commercial . The subject site at the intersection of Durham Road and Pacific Highway abuts the leading edge, of resident' , al growth areas for the city. This is particularly the case for medium to high density residential as the site is located near the Summerfield planned development ' ca and a 30 acre site designated for medium-high density residential, -w :; to the east. Volume I also provides that "ultimately, individual , : , development decisions will be made on the basis of site availability, adequacy of the site for a particular purpose in terms of size and shape, municipal development standards governing the land, topographical features, availability and capacity of utilities, as well as access to highway and proximity , , to uses of a similar nature. " As identified in Section A above, these locational criteria are all satisfied for this site. There n is a substantial absence of vacant general commercial lands of 20 g acres or greater in size within the City of Tigard planning area. This is also reflected by the Comprehensive Plan 's statement that °' "the supply of developed commercial space is low, but it is expected that the supply will catch up with needs before long. " GO The addition of this 22 acre site will s he adda. substantially aid the City :., ›° in meeting its own economic needs, as well as, aid the in � providing` Dade. and more diversified economic,base. " City a broader lh 6� of Tigard needs designate this 22 acre, site as general eds to g ne commercial to provide for a more complete variety and selection_ - of commercial :'uses and services for this market area of the City. As previously staf-ed, the, City's general commercial district is very similar to the Washington County and 'King City community business districts. County Comprehensive Plan, Volume �I Section 3T�e2Washington ........... Vo , 3.3.29 identifies that this class of uses includes commercial activities and offices. It is also contemplated that "these uses should be grouped on a site of 10 , °;. Page 9 410 411 .4 to 30 acres with a gross leasable floor area of 100,000 to 300,000 square feet." Commercial uses in this district are expected to "sell a wide variety of goods and services, and generally require a market area ranging in population from 30,000 to 150,000 people." The proposed Albertsons ' development plan covers a site of 22 acres and will provide commercial building square footage of 177,600 square feet. These specifications are f..p clearly within the contemplated large parcel site oriented commercial developments already established to the west and north of the Albertsons' property. In addition, the commercial uses contemplated for this site by Albertsons' would be providing a ' wide variety of goods and services to a market ,:area having a population well in excess of 30,000. See 1980 Census Reports for Census Tracts 304-308, 310, 318-320, 64 .7 and 203. The proposed uses in the Albertsons ' development plan include a major regional grocery facility, a department store and other general retail services. There are no department stores �4, Y within the surrounding general commercial and central business districts. The nearest department store is approximately three and a half miles north on Pacific Highway, i.e. , the Tigard Fred Meyers. There are a variety of commercial uses in a local economy which assume and rr ;rporate a level of direct competition. These commercia'. services sometimes provide different levels of service for th same�ie products or a different style of the product. Each levF.1 and style comprises a portion of the toti market share. In the south Tigard area, there is only one existing general grocery store, i.e. , Kienow's located ; in King City Plaza. Approximately a mile to the north in Cantebury Square is a Thriftway grocery store. The only other a ; genes al grocery stores are located approximately three miles to the Borth in downtown Tigar It is well establish_d that the grocery shopping ing needs of .' any given community involve compe'rition 'betweena number of different general grocery stores. For a population market in excess of 30,000 people identified in the U. 5 Census, there is a substantial absence of general grocery sevices for the market in this area.of Ce In fact, there is only one grocery store for all t Census Trac 308 L The Albertsons ' development plan includes a unified e5 structure with n three large users. The third_large user would be oo a large drugstore facility. There is an absence of large drugstore facilities in the southern portions of the City of Tigard. The nearest large drugstore facility is located 00 approximately three miles to the north in downtown Tigard at the (9 north end of Main Street. The Albertsons't. �`. ' proposed development will also provide a substantial temporary construction employment for the site. The development's general construction and specific user alterations ' are AftereXCOmtletion inthevedeveloy of 100 people, development `is�� expected completion, Amen �n �,�c�pscted to provide permanent employment on both a full time and part time basis of 4 . . ., Page 10 ma— Igor 0 . f approximately 150 people. By the very nature of this community °_ commercial construction and services operation, it is expected that a majority of the employees, general contractors and subcontrators will come from this sector of the metropolitan i area. Finally, as this site is well within the Portland '. metropolitan Urban Growth Boundary acknowledged by LCDC and falls . within the Pacific Highway corridor contemplated by both Washington County and the City of Tigard as appropriate for large p, . , block general commercial developments, the proposed amendments would be consistent with and would enhance the economy of the d state under Goal No. 9. 10. Goal No., 10 - Housing .° The redesignating of the Albertsons' property as general commerr ' al will eliminate the housing designations for ' the property. However, an analysis of changes in c.he City's housing zoning and redesignation of adjacent residential property will enable the City to allow general commercial on the site ' without causing a conflict with Goal No. 10. After the C ,Ly adopted the Comprehensive Plan and the buildable lands unit per acre calculations, the City has approve residential zone increases in density. Comprehensive Plan Amendment and. Zone Change 4-84 redesignated community professional zoning (offices) to residential 40 units per acre -- site consists of 4.3 acres and provides an tR 40 ) . This ` J. '.-i, opportunity for 172 residential units. PP y Comprehensive Plan Amendment 20-84 and Zone Crange 13-84 "' redesignated 2.9 acres of residential property zoned R-12 to R- 25. This represents a net increase in potential residential units of 37.7 or 38 units. Comprehensive Plan Amendment 8=-85 and Zone Change 7-85 redesignated 1.5 acres zoned R-4.5 to R-7. This represents a net increase in potential residential units of 3.75 or 4 units. . It should be noted that the Statewide Planning Goal 10 on Housing does not require the actual implementation of residential ac lands at the planned . .y. q that fanned dens:�t�.es The Goal merely requires th u) there be an "opportunity" for those housing densities through the various applied classifications. From the standpoint of 741 calculating consistency with statewide planning goals, LCDC only N. bp requires that the zone be analyzed for its ”opportunity". It is tai planning and Zoning '� recognized that some of these three ®a amendments may have developed ted the fan or commit lands to lesser densities, but the higher density zoning remains upon the land. Over a 20 year period, there is the potential for the increased' densities to be realized through additional development or reconfiguration of existing structures. • .. Page 11 g y "' 1 4. .. , , P V The total number of units created through planning and zoning amendments above the previously acknowledged comprehensive plan is 214 residential units. The redesignation of the Albertsons ' property as general .;/ . commercial could represent the loss of 659 to 668 units. The j --2 site comprises: approximately 11.95 acres as High Density (R-40) ,, with a maximum equivalent of 478 units, approximately 7.11 acres F. comprising Middle-High density (R-25 ) providing a maximum of 178 units, and approximately 2.61 acres of Low Density (R-1 to R-4.5) m ,. resulting in 3 to 12 units. The total of these separate zoning classifications is 659 to 668 units. y Under the planning policy for transitioning commercial uses ' to residential uses and the existing implementation of that ' policy through the previously adopted comprehensive plan map and 2 d'. zoning, it would he appropriate for the City to redesignate the approximately 12 acres south of the site to a higher residential density. This 12 acre parcel is located west of 113th Street and directly south of Tax Lots 2800 and 2802. This land is presently zoned Low Density (R'4 to R-4.5 ) . The redesignation of this ; " parcel would then provide a high density transition from the ice ,. General Commercial on the Albertsons' property to the surrounding uses to the south. To the immediate sou',:h is the medium density "Royal Mobile Villas", and to the southeast is the Low Density zone adjacent to the Tualatin River. The redesignation of this 12 acre ,3ite could be accomplished through a City staff initiated update for the City's five year periodic review process required by ORS Chapter 197. The five year periodic review is normally scheduled five year after the City acquired compliance • acknowledgment for its Comprehensive Plan and zoning ordinances. A redesignation of this 12 acre parcel to R-4u would result ' in the housing opportunity of 480 units. Removing the existing 0 low density zoning potential units results in a net increase in .� housing density of 436 units to 478 units. As a result of these calculations, the City's ' reclassification of the Al.bertsons' property to general 's and .; commercial would.... not adversely impact the City of Ti g housing needs and would be consistent with Goal No. 10. By reclassifying the Albertsons ' property there would be a loss of approximately 12 acres of Hi g h Densit y (R-40) residential co s. property. The designation of 12 acres of High Density residential property in the adopted City's Comprehensive Plan mapping 1 represents an identified and verifiable need 10 aoutypg of �-iousing necessar..y for• satisfying the City the Goal g4 0 requirements. High Density residential z,� the least• acreage �� • ~�ations. It /I category the City provides under its housing classifies is therefore necessary that the City replace this 11.95 acre parcel with another approximately site, The location and oximate ly 12 acre si. the need for a transitional High Density residential zone next to General Commercial dictates that the 12 acre parcel south of the ,2, Albertrons' property be reclassified High Density (R-40) By this reclassification the Albertsons' plan and zone change . Page lZ tu ' o ' e III 411 . „ proposal would result in the following calculation: - Additional units from prior 214 unit plan and zoning amendments Additional units from rezoning 436-478 units the adjoining 12 acre site Total additional units 650-692 units By comparison, the maximum number of units lost for the Albertsons' property rezoning is 659 to 668 units. Therefore, there is almost no overall adverse effect on housing from the proposed plan and zone amendments. The maximum potential loss overall would be only 9 units or could comprise a net gain of 24 units depending upon whether a portion of the properties would . a. ' have been developed at R-1 or R-4.5 under its Low Density classification. Therefore, the proposed change would be consistent with Goal No. 10. 11. Goal No. 11 - Public Facilities and Serviced The proposed plan and zoning amendments would be consistent with Goal No. 11. The redesignation of the property to General Commercial would result in a timely, orderly and efficient arrangement of public facilities and services. The site is designated for urban densities as a result of being within the Portland Metropolitan Urban Growth Boundary. Both Washington County g y and the City of Tigard have designated the site for intensive urban uses. However, under its present location in the jurisdiction of Washington County, the site cannot be developed unless urban services are extended. Full urban services can be extended to the site and immediately utilized General Commercial. � redesignation upon annexation to Tigard and nation. of the property as cedes Once annexed, the site can be adequately served with sewer, water and related utilities. Such public facilities and services f: _° -: already adjoin the site and are providing services to both the General Commercial zone to the north and the Central Business ' ®- District to the northwest. In addition, the southwest corner of gE the intersection of Pacific Highway and Durham Road is already within the boundaries of the City of Tigard. The City already responsibility fox the provision of public facilities and services to that site. It is most appropriate and timely for the surrounding properties to annex and be served by the same facilities and services. Therefore, the proposed plan and zoning s ' th 7 amendments are consi.�tent Y�'1 Goal No. 11. w „� 12. Goal No. 12 Transportation The proposed plan and zoning amendments are consistent No. 12 and, would aid in providing and encouraging a convenient and safe Goal co s . „ p system,� As � r economic transportation identified in Section A above, a traffic analysis has 'beet, Page 13 • , „ 411 completed for the area and specifically identifying traffic ' impacts generated by a redesignation of the Albertsons ' property • e c '' , as General Commercial. The Traffic Analysis concludes that the proposed plan and zoning amendments would not significantly A change the existing Level of Service for roadway networks and intersections. Under scenario 2 of the Traffic Analysis, Pacific Highway and Durham Road would rem ' at "A" during A.M. peak M: hours and at "C" at P.M. peak hours. The intersection of Durham and Summerfield roads would remain at Level "An at both A.M. and ,t P.M. peak hours. See , Traffic Analysis, Table 5 at page 8. rf.' o The Albertsons' proposed development plan would involve improvements, including signalization, to the intersection of Durham Road and Summerfield Street. The City's Comprehensive Plan identifies at 1.244 that several accidents have occurred at this intersection in the span of just one year. Since the adoption of the plan many more accidents have occurred at this intersection. The installation of signalization at this intersection would significantly aid in el. minatincj accidents. Such installation of signalization could only occur, from a --- practical sense, by the commercial development of the Albertsons ' r property p.:rty with the creation of a main entrance directly south of the *intersection of Durham Road and Summerfield Street.,; •: The City's Comprehensive Plan at 1-234 and 235 also identifies that the City has the transportation policies that -. "the City ihall encourage the assumption of jurisdiction from Washington County off Durham Road between Hall Blvd. and Pacific • , Highway" "Durham w and Road shall be improved to 2 moving lanes of •� ,A ' k traffic with the provision for left turn movements." The accomplishment of these traffic policies can occur with the annexation of the Albertsons' property and redesignation to General Commercia . . These functions would provide the City with • an opportunity to assume jurisdiction ov%r Durham Road near r n A Paci f ic Highway and re ceive of right-of-way -. ,_: for needed intersection and roadway improvements without cost to • the City. p proposed and zoning amendments are also consistent b with The concerning mass transit. The site .I _ transportation P g is already served by Tri--Met bus routes and scheduled stops G6' Approximately 84% of the neighboring residential units are within ve five blocks of bus transportation and stops. See , City's Comprehensive Plan at I-253: Census Tract 308, Item 14 at page >' 5 Citizen Needs Assessment Survey, Washington County. The Y� g Y attached Traffic Analysis also identifies that MSD projects that CD 4 to 6% of all home based trips'ps for purposes unrelated to . be made by transit. This would include trips to uu work will commercial shopping areas t. Albertsons' p ro p osed development lopment plan would provide for maj or department, drug and grocery stores at this central location. It should also be noted that the site is adjoined by ,` large tracts of existing and planned for medium to high density residential development. It is reasonable to assume that the Page 14 ,. • 410 40 `. development and usage of the Albertsons' general commercial property will encourage pedestrian and bus ridership by neighboring households. This alteration in the traffic pattern should also help to reduce traffic on Pacific Highway and collector streets at intersections north of this Durham-Pacific Highway neighborhood. 13. Goal No. 13 - Ener Conservation The land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. The same Tigard Community Development Code provisions for energy conservation shall apply to the redesignation of the property as General Commercial . In particular, the development proposal as identified above in subsection 12 would aid in the conservation z of energy through the enhancement of more efficient transportation modes and land use patterns, reduction of travel distances between residential and commercial areas, generally 7.: increasing densities of land uses at the site, and enhancing the prospect for mass transit ridership. These functions of the y. �m development proposal support the finding for energy conservation A , under the City's Comprehensive Plan, Volume II at 62. These , provisions have compliance acknowledgment from LCDC, and therefore the proposed plan zone is in conformance with Goal No. 13. 14. Goal No. 14 - Urbanization The subject site is within the urban growth boundaries of Washington County, City of Tigard and MSD's metropolitan UGS. The urban growth boundaries of Tigard and MSD have teen given y compliance acknowledgment by LCDC. The zone change that is proposed is merely a change from one intensive urban use to another intensive urban use. The plan and zone change proposal does not require any establishment or change in thu existing , urban boundaries. Therefore, the proposed plan and zone change is in conformance with Goal No. 14. . f. C. CONSISTENCY WITH OTHER COMPREHENSIVE PLAN POLICIES . The subject site is at a relatively high elevation compared to the ad jacent Tualatin River _ .n aie basin which slopes 0) southeast from the site. The site aalso s not subject to severe . .. ° soil erosion potential, slumping, earth slides or movement, • ' severe weak fr.tindation soils; nor does it have slopes in excess of 25%. See the attached proposed development plan and P 33. , j site UU Comprehensive Plan Volume I at 29 and 33 Also, the. subject ton. is not t within the 100-floodplain as designated by Washington County and the City of Tigard. However, the City does designate a small portion` the eastern boundary of the property as being p ion of within a drainage way. t of this area will within the 11 be within t buffer strip to be provided ofor in the development of the site, . m impacts Any adverse im in the development shall have to comply pl with p ., I Policy 3.2.2 identified in the Comprehensive Plan at I-'14. Page 15 <. • Er. . _ 410 ' : Given the topographical layout of the site and the proposed location of improvements, this should not provide a significant problem. There are no existing hazards or physical limitations on the site that would preclude its ultimate development. There are no rock mineral resources available at the site as -" illustrated in Comprehensive Plan Volume I at 29. Similarly, the 'y. subject site is not part of a significant wetland or potential location for parks, recreation and open space. There is some Douglas Fir and deciduous trees located on the site. However, the proposed development plan would provide a significant buffer along the southern and eastern boundaries of the subject property where a substantial portion of these trees are located. See , Comprehensive Plan Volume at 39 and attached proposed site development plan. 2. Section 4 - Airt Water and Land Resources Quality .' The City's Comprehensive Plan policies regarding air, water and land resources quality are based upon application of qualit y standards imposed by the DEQ and other appropriate agencies. As previously stated under Section B for statewide planning goals, development of the site will be subject to and ". : can comply with air quality standards regulated by the DEQ. Extension of water and sewer services to the site will ensure water quality. 3. Section 5 Ec orio►n�r As previously stated in Section B(5) above, the proposed• .,' y changes only consistent with economic goals, but significantly enhance them. In addition to the items supporting Y , economic development listed in that section, the City's policies also support the proposal« policy listed at ° The first economic 11-30 identifies that "the Ci .:y shall promote activities aimed at the diversification of the economic~ opportunities available to Tigard residents with particular emphasis placed on the growth of job . sets forth r market. " At 11-29 the Comprhensive Plan employment the local 'ob • ' ,, try the following lowing finding regarding the make up of p •i � ;• opp p p ortunities "Manufacturin g.., who1 esale and retail activities t h e majority of th e employment opportunities to area�esicents + As previously stated the development of the cc la Albertsons r property as general commercial will tSubs tantial p art time construction employment and substantial g. permanent retail related employment. It is forecasted that the majority of these employment opportunities would be locally based. The proposal is also consistent with the City's policy on .. ent �� expansion or creation of new commercial areas. First, the 1 Aibertsons' property is part of a mixed use area that combines general commercial in large block developments with medium to ) high density large block residential development. The lands ..r proposed for ..general cblnerCl al development have not been committed physically to residential development and could not be Page 16 Itr Jy. # ,% .gyp 410 A developed at medium to high residential densities without annexation and extension of public facilities and services to the site. Secondly, the surrounding uses commit the area to general commercial development. As previously stated, the site is ' z, located on the southeast corner of the intersection of Pacific Highway and Durham Road. All three other corners are either ). planned for or physically committed to general commercial }uses In relationship to those corner general commercial developments there are abutting medium to high density residential tracts created to provide a transition to further removed lower density residential tracts. The designation of this property will " • .. continue and support the existing development pattern and planning principles in this area. The proposed plan and zone changes would also, thereby, satisfy the economic finding at II 30 of the Comprehensive Plan: "Residential development in commercial districts complements commercial uses, helps to minimize crime within the commercial districts, provides housing for senior citizens which is in close proximity to shopping areas, and minimizes vehicular traffic which would reduce pollution and conserve energy." See also discussions related to this issue under Section B(12) regarding the direct compatibility proposal transportation between the ro osal and goals. Finally, the proposed plan and zone amendments would aid the City in carrying out its implementation strategies, particularly strategy No. 10 at 11-31 of the Comprehensive Plan. The proposal would "aid in the creation and maintenance of new and continuous employment opportunities to afford City residents the choice of working within the City. " The City is also directed to implement an economic development program that also "strive to improve, diversify and stabilize the economic base of the community thus / reducing the tax burden of the residential property owner. " The provision of 177,600 square feet of retail activity would provide a substantial employment base in the category that the City has designated as "the majority of the employment o,ppo+rtunities to , •: area reside.zrts" and would provide a substantial economic base for g In addition, the reducing the tax burden on local,. . would aid in proposed plan and zone amendmentsdew residents. addition, the utilization of land, energy providing an I^;- 1 t r and human resources b rova.din appropriate buffer between the busiest major or traf .i arterial in the City and residential zones, providing an appropiate commercial use that is not adversely affected by traffic noise 11�' and lighting along Pacific Highway, and also insuring that U service levels in the traffic corridor would not be adversely impacted. Finally,nal1 the proposed changes carry out the finding � i .j that there should be a provision for timely p. develo mint of all al public facilities and services and their delivery systems.public ject property is immediately adiacent to existin CD g 9 y p commercial uses. The s�.�� i ect gropert. is to intensive facilities and services already being provided ' general. come � of the City of Tigard, Washington n rt boundaries loc:,ted within the urban i growth bra � �' gs , on County and MSD. All jurisdictions designate the property for intensive urban development. Intensive urban uses already exist 11 Immediate ar't. n, and surround the site on three sides. ��nexatio g property g and • rides nation` of the as general comme.��.al tl Page 17 • d s 40 'gym provision of public facilities and services from the City of Tigard is consistent with the City's economy policies and would be a provision for timely development. /. 4. Section 6 Housi The proposed plan and zone amendments are consistent }� with the policies of the City's Comprehensive Plan on housing. • �Y. The proposed changes, coupled with a redesignation of high density residential to an adjacent 12 acre parcel, will provide necessary buffering as directed in the Comprehensive Plan policies and ultimately result in either no significant change in the number of housing unit opportunities or will result in a gain of up to 32 units for the City's housing stock. See also, information identifying that housing goals are supported by the proposal identified in Section B(1'rr) above. Transitioning and buffering planning techniques are important planning functions identified in the Comprehensive Plan housing policies 6.3.1-3 and 6.6.1. The proposed plan and zone . r ' ` tent 1 i•!h these policies and, in fact, amendments would be consis would enhance buffering screening and transitional effectiveness for the area. Current_y, the subject property is located along the busiest transportation corridor in the City. The site is also adjacent to two highly intensive general commercial business .: complexes. The combination of these surrounding uses to the location results in the subject property being inundated with high volumes of noise, light, movement and vibration. The subject property should not be designated for a residential use that would be forced to absorb all of these adverse commercial urbanization and traffic impacts. property Instead, the arorert should be designated commercial to provide a transitional buffer between the traffic and light generation noises and the residential uses and zones to the southeast. Development of the subject property would provide the location of a large single structure to function as a solid screen for the southeastern residential area. The approximately 12 acres to the immediate southeast of the • subject property should be redesignated as high density residential or R-- 40. The combination of these planning techniques would provide a buffer between the noise generation on Pacific Highway/King City/Willowbrook Business Park and the lower ck° «the southeast along the Tualatin River. The buffer would consist of a general commercial use which would provide structures acting as a fence line to ? from the neighborhood to the both noise and sound fro � screen out bo southeast. From that commercial zone, there would be a residential transitional zone of medium density. the high density to the southeast and medium-high density to t000uthe east. These bands of screening and transition would then provide proper protection to the more sensitive low density residential areas around the Tualatin River. 5.. Section 7 Public Facilities and Services • The proposed plan and zone amendments would be Page 1 • mow... 4 n t • + • .M • %0 �. consistent with iik City's goals on pub. _ facilities and services. See, the discussion in Sect!'on B(11 ) . As previously stated the annexation is for lands immediately ad Jacent to h!ghly intensive urban uses and the City's southern boundary. Extension P of services to these properties are contemplated by the �. comprehensive plan for intensive urban development and timely for extension of water, sewer, and the provision of fire and police protection. All private utilities such as natural gas, electric and telephone are already adjacent to the site to the immediate north and west. The provision of general commercial at the site will not adversely impact schools, and in fact, will aid in providing the necessary economic base to the City to alleviate residents ' burden for school budgeting. The proposal is also consistent with all other related urban services such as local y� government facilities„ library services, and solid waste disposal any recycling. . 6. Section 8 _- Ta..._ns .°rtation The proposed plan and zoning amendments are consistent with the City's�policies for transportation. See ,, the attached Trafs ,Lc Analysis and the information perta i rig to traffic identified in Section A(2) and B(12) above. The proposed - development does abut two publicly dedicated streets that have been constructed in accordance with or satisfy City's standards . a.. The applicant pp agrees agre es co commit to the construction of such street improvements, curbs and sidewalks as required by City standards for the development.p The applicant Also agrees to provide intersection improvements and signalization as may be required or the Durham Road-Summerf field Street intersection. In addition the site and the prcposed use are compatible and will enhance mass transit consideration identified in the City 's Comprehensive Plan under Section 6. 7. $et'tlions 9 and 1D Y Ener and Ur11an1zata.cn The proposed plan - and zone amendment are consistent with the City's Comprehensive Plan . Y P policies regarding energy and urbanization. See , Section B(15) and (14) above. t+ 8. Special Areas of Concern . subject property ° ° not within one n. Thee. location of the sub 'ec t is of the areas of special concern listed in Section 11 of the ge Comprehensive Plan at I1-71 to 76• i The site is located in NPO t; No. 6. Comprehensive Volume S at page 234 there are LI In Com rehensve Pl an site.i listed some development issues for NPO No. 6 that. pertain to the l First, u Eder Item No. 1 the. City shall encourage the between Hall Blvd. and+ Pacific. Highway. Durham Road on County of � assumption of jurisdiction from Washington Also in Item No. 4 the plan states that Durham Road shall be improved to two moving lanes of traffic with the provision for left turn movements. The annexation and redesignation of the subject property a$. general commercial are consistent with these policies or issues and will enhance the City's, ability to assume jurisdiction over irurham ' . . improvements to that roadway in the area of its road and ensure m rove intersection with Pacific Highway. Page 19 `r • , L, '' h �� n 410 0 EXHIBIT "A's ', °°" SERVICE LEVELS FOR ARTERIAL ROADWAYS TYPICAL TRAFFIC FLOW CONDITIONS . • • �, Relatively Tree flow of traffic with some stops at signalized or stop sign' A controlled inersections. Average speeds would be at least 30 miles per hour. The volume to capacity ratio would be equal or less than o 6o. Stable traffic flow with slight srelays at signalized or stop sign con- r. p •�,;,�;. � B trolled intersections. Average speed would vary t�et��reen 25 and 10 miles • per hour. The volume to capacity ratio would be equal or less than 0.70. - ; Stable traffic flow, but with delays at signalized or stop sign controlled . e. intersections to be greater than at level B, but yet acceptable to the motorist. The average speeds would 'nary between 20 and 25 milt s per hour. •, The volume to capacity ratio would Le equal to or less than 0., 0. Traffic flow would approach unstable operating conditions. Delays at signalized or stop sign controlled intersections would be tolerable and D could incluc'e waiting through several signal cycles for some motorists;, The averar r speeds would Wary between 1, and 20 miles per hour. The volume tr capacity ratio iedeld equal or be less than 0.90. • Traffic flow would be unstable with congestion and intolerable delays to ' E motorists. The average speed would be approximately 15 miles per hour. • • The volume to capacity ratio would be less than 1.00. Traffic flow w;o d be forced and jammed with stop and go operating con F ditiors and intolerable delays. The average speed would be less than 15 , ' miles per hour. Note: The average speeds are approximations observed at the various levels of • W.•:n- service but could differ, depend!ng on actual conditions. Capacity at, service level E/P or when volume to capacity ratio is equal 0 to 1.60. I.. . s ", rte and p d p , h a b , , • ..1•111■MMIMMOIMMIOMMO.M10■17 .. �._e. .4.4..elt4 .�...> .iw�r . -\\-:•\-\--\\ / --._,... �!. a ¢•a'gi. 44;- :z ``-`- -- � �� /tarn,_ . -.'\,.... I P4 Vd, phl t-�f�.1` js$' • 0 Perk inn Dn.tsi'I ('s'e";/ A• .1/45„1 __ ,,,,_ • A �.i "L-7T f, ~ ( �i I .nsaj..;...,. yan�,,d iib1 i . / �rj % ,.• ! I I .4 ' / : 14f.5f- -7 -1 04 00 ."-s; . t 00 ��' r I tip. ,i .. , 4-.. / 1 .• e.e Phi A 1 _ $D n , - iL A . ay* . ,.._ re -1•1 'f• ..) ' I MOW- Wi - 3Zir - - MIN 0,10 ,i/ems°_ 0jr ., - ^ Yr.: ss s1 _.O s _AI 000 • R•cwY a ` � I T /, .7 % /- b'`"'•®&-4I -7 2'` 11-.3_ ' , ' Ise? 4P( 1 y• _% .' . b:.`X -7. 4....-..;f a A• ' -' :8 , o '..b C- - l) SITE - , :r JoR. . k wasommask‘..',,,, 1 I 1 14'')9 '''. —V— -1 1-----J . t-I, . A. Inolim--* kr !, 1 .- .. - - ..4 - , . • - . \ t ( rDa Ls. _ a ((pp, Anw/Nom ' -.NaiiiiinirCiii It' 4 A, . •5° iiii7.,f_E--w,(1.1,4-4":rit1711 I f 1 1, 40" 1, ' " - --—1 � ?s• r ti°�iSowfr;i �ifti i .. t - . „ Lty- ,.,,-v,,', ` /4e GENERAL.NOTES `la�irsc. t- `� , ,/ .. •- -Drawn If/out Benefit of Survey �-• • jC / 1 y . y�f•0,4• •~C1t :'7i fR• _ - -.�1� Narking Requirements Dock Only. r,,.,,�,y i �i - P T j •zs g �Q gems,.— si ca ee - 1 • , is \�a• j uc, L-,. Building Eetbackss • v✓Kw1E.Y. + . / 1 s „jam - • ••� -Lan3scape:Requirements-se .ii is, \ __‘\,1-c•-- —ea 1 - �q >r •!: � l>;�'� Zoning Requirement: : a• Existing ts..j xB i o 9 //A 1.- Required -C.'41 �� iii. 7T,. _ 1: �•� a Y.!°al:� , �/rl?li,:;1:7 � r rh ..-'1-; .. 4-...-.11:•71:41A.,: - '!.i,;:: -Property Line �A�� '-.- - J i -Parcel Line _ II 3;t- 3mt-t -Building Limit Line - -- — s•w.• , • i{ -Buila:g Area I sm" ..-r • ,%ic H1511 TOTAL cnoea° BUILDING AREA 171,4.1, yRer. Duty Asphalt Area .T/! /jq rr•r. r...o•;t i.hY +eY Y P ll��/I�a/i - North TOTAL CARPARRS REQUIRED sc. .,..._.rli�=,t,..1...._,,... .L, .. ...s, Gents TOTAL CARPARRS PROVIDED i.Sii(ab:aa) �••7-- a•• ...,s itt r.imi.o• TOTAL IN 200' RAD. 1•94 r... .+n �_alt ""r t -'a - TOTAL SIT!AREA Mi a.(it t.e1 - r• w • • s 1 ^ - ,. • ' - - - _ • diN.Ls A.1111E11031 -- - - ,a r ALGO FORM OS (This Form is NOT the Petition) PROPERTY INCLUDED EN BOUNDARY CHANGE PROPOSAL AREA , ALL T� OWNERS OF PR�1PE ,._. e t proposal properties-- . . .. , (To be completed IF the ro spa contains 10 or fewer• :• tax lots or pay ls), Please indicate the .address of all owners of each property regardless of whether or not they signed an annexation petition. This is for notification purposes. 15,b7, ",,AIATIFDISMRITOR-"" NAME OF OWNER AD MIE.SS (tadicate lax Lot, Section Number d�Tor+r�ashi. CO William Brownson II 16265 SW 113th TL 2800, 2802, 2900, Judith ,Mo Br.ownson 7a'r'"-d' sec. I'S' ' ►°';°R'1' ° (2) Harold E. Randall Jr. 11430 SW Durham Road TL 30009 Sec 15, Amy M. Randall agar ,''-717 (3) Gary Randall 11480 SW Durham Road TL 30019 Sec. 159 Nadine Randall Tigard, OR TL 3002 Seca 15 Jo Ann Randall Tigard, OR 97223 T2S, R1W • p• 1 Em Whit T3:gard, DR 97223 T2S, R1W O daf rt Dayson 16120 SW Pacific Highway TL 200 Sec. 15, Betty Da j son Ti ard, OR 97 * ... TT2S, R W ,�r . .asiYwYI ` _ ., `tip ...... -....- .�� -...... .. •.. (7) _aga-rk _Heal rh Care .P. O. pox 987 TL 300 and 400 ' Facility, Inc. Tualatin, ,OR 97062 Sec. 15 T S, R as (9) �i • (10) • • p ' LOCATION '� OF ar�� ,: er o ALBEFtTSONS PROPERTY� ! .. ...0.7.- ! ® �;a Ovi d • •• •c 6t �. `� •�Y i 7 r .* ,,,,.,„1„,,.. ea i mu 4. , , ... , .. .. .____. ..,... . . .. , :.:. -. • '77=7.,.:-r ,'.—,--.--:*.-.7-;•-;:-."---"',"""'7"--'*7—'": .''''' '.. ': �'.. ril„H is litiJI hi RE , ,.,. , ,.. , a r x q, r ,I-•• .G ....„: .. ,„,, p.....-Z. , .. 1,41111 4 4. • • , r OD • ' / I ' M - ' • w I f R OAO . ' WO. ... 01 .- .**:,,, • CRAVENS ST. . 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".B ID C i A-- 'T Eil:1 D ,. . i , . ., . . _ • ...-..,.. ,:z.,.... .klik.,.. - . . ,./..,,,. . , , , ,.. . ,..,!,.,.. 1€:'>;.. . r... .. ,,,. , ., . ,. Ai' ANL re Animpik amok - l'' '''' '',Pi /'.. .: --IF-......."....,.:"1.. .,mmip-a T kTic,IN OR 1 : , , 1 T,, ....1,110, a . . ,..,'Vlia.'P', ,r,„r„..„,-.,,,,;; • . . . .,.,. •:.•,,,,,... ...,,,, .4„ . .. ..... . '.. .- ..C2INEER11■411C-1 & . „ . .. . • ..•: ..."... ...:.,... • ,.. ...,- ?I. _ , : •.. „..„,. .'..11,t1:,,;,../. . .. , . . .i. ,..,.. , , , .. . ::., : ,:,.... .. . ....... .,..,,.,„ 4 'ii:iii 1 , . p -Ira tait=bmn A L_TEA IR Ft-rc3r•JE, . . , 2 , , COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINE8RING at PLANNING., INLo''*'' : ' . F., -,..., -11: ' , , , ' . ' , ' L • - •art TRANSPORTATION ANALYSIS ' ALBERTSQNS PACIFIC HIGHWAY AND DURHAM ROAD TIGARD,ORE SON I . w PREPARED FOR ''_.. l.ESTEOH ENGINEERING,INC `f r SALEM,OREGON .''... : '' '•- .* 1 ' ,.. .. ., , , '0 1 ::dwZi.iit'14'.. I r 1-ifit. i ' , . - • . ..0441,# ..cro. . ..--'-'''' • - 11 4,4t141(:,ii,.-/ 1,.,........1,.., -0.4" . 7 .. : Illt ' —1r4i'''',1111, . reit:411(11 ; 4r;)!F:r "• '�' va{ ' ' * ' .'' : Ill . /. 4,., ‘4t. • PREPARED BY ASSOCIATED TRANSPORTATION ENGINEERING & " [,,ANN I NG, INC. 0 ii, 16016 S.N. BOONES FERRY ROAD LAKE OSWEGO, OR,. 97034 ' i ' ' ' c' 86-460 +IDLY 198 ,r ' ' ' iii , ' , , . , ,, ji, 1 , . ,. _., ) , ' 1/e-'4'_ . ' : 1 Y , TRANSPORTATION ON ANALYSIS OF ,+ Ti ALBERTSONS PACIFIC HIGHWAY AND DURHAM ROAD ., La irATED IN T I GARD „OREGON Q INTRODUCTION This report represents the findings of a transportation analysis for a 177,600 square foot commercial complex development to be ^ l ocateed on the southwest corner of Pacific Highway and Durh; 1 Road in Tigard, Oregon. The purpose of this transportation analysis is to assess the transportation impacts of FULL development on the surrounding • . roadsystem�on7he appendices to this repert contain a summary p mma y of all ey technical calculations and field data collected as part of this traffic analysis. EXISTING CONDITIONS °'.. STUDY AREA LOCATION The proposed site for this development is situated in thf City of Tigard, Oregon on the southwest corner of Pacific Highway and. ) . Durham Ftoad.li 1 The proposed development consists of a 43,000 square foot .,,. . � Al bertsons Food Center and approximately 155,000 square feet of commercial retail development. rThe area I surrounding the site is generally neral 1 y resi dEnta al except for ` the commercial area s fronting Paci f i c Highway on the northwest corner and the northeast corner of Durham Road and Pacific • Highway. to Pacific Hi ghwray is designated as a major arteri aR street ›., connecting the City of Tigard with the suburban area to the mouth (i .e. Newberg and HcMi nvi l l e) . Pacific Highway at Durham op Road is a limited access roadway with 2 through . lanes each -- direction and left turn pockets at the intersection '• Durham Road i s currently a two (2) lane roadway with . no parking allowed on either sides of the street.. Durham Road' serves as an east/west coll6:tor^ street between Tualatin and the Kings City area to the west. TRAFFIC CONTROL 1 IIAS6 C I ATED TRANSPORTATION ENG DlEER I NG & PLANNING, INC. Page e 4 u✓- • 1 W . , li r .w• The intersection of Pacific Highway and Durham Road is currently signalized and operates on a split phasing east/west and as • separate phases for the north/south direction. The signal operates on a 90 second cycle during all periods of • ' the day and is fully actuated for all legs of they i ntersec4 i ors All other roaftways and driveways within the area are controlled by stop signs. TRAFFIC VOLUMES Where no available traffic volumes were available, ATEP performed • :; a number of additional automatic traffic counts during June of 1986. In order to estimate evening peak-hour turning movement patterns at the intersection o5� Pacific Hi�ghway and Durham Road, ATEP performed a number of moll al turning movement counts during the IIam and pm peak hours. These counts cl ass'L f i ed all traffic approaching the i ntersecti�, according to the type of movement (lef -turn,through, or right-turn) . Exhibit I is a summary of a t these counts. Based on the results of these counts, it was concluded that the weekday evening peak hour of traffic flow within this area occurs from 4:45 to 5:45 p.m. and constitutes about 10 percent II of the recorded weekday traffic volume. Since the weekday , evening peak hour is also the time when the impact of the traffic f i r. generated by the proposed development will be greatest, this was the time that was used in aA], subsequent analyses. Past experience has shown that while retail center traffic by itself • may be as much as 50 percent heavier later in the evening or on ' weekends, the combination of normal and retail center-generated traffic is s maximum during the weekday evening peak for commuting home-to-work trips. ICURRENT LEVELS OF SERVICE II Leve', of Service (LOS) is a concept developed to quantify fy the .. degree of comfort afforded tea drivers as they travel through an F y g _.. g intersection or roadway segment. This degree of c omfort includes 4 such elements as travel time, number of stops total amount of stopped delay, and impedances caused sed b other Vehicles. As a defined with t h the 196 5 Highway r apaci t y Manual ca (Reference 3) , six grades � a used to denote the various LOS; these grades are shown i n Tab l e 1. Using this definition, it is (generally agreed that "D" LL is the minimum acceptable for an urban area. A number p developed for otl� different rocedures have been level o estimating ,.he LOS at signalized intersections. For this analysis, a relatively sophisticated procedure was employed that, a nvol.vci the use of a computeri zed simulation and opti m Kati on: ASSC7 I AT`ED TRANSPORTATION ENC,I NEER I NS 8. PLANN I N8, INC Page T I . ( TIGIkRD ti ALBERTSONS 6 cso � . • en .47• qV L*u9)� 137 a9 IIi) 162 04 (135) -----� . 11 . , �r 1 N, ,._., .____,,,.___. ........ °Ail.,p �Oa D � I6 (2) ------"1 r---*---(51 12 ■ • to_iaiL, i DURHAM R®m 143 � . i/ir 0 Ts 9, m, ' LEGEND .. . :,, .,. . I EXISTING 4.......0 r.. s' VOLUME d PK HR MANUAL CT. �` 6 18 86 /_______ ,_- 4 . t ��Y X li s sz • Q 0 EXHIBIT 1 . 51°1 lik O .w CIATED • N f '° _ .SIPDRTATIDN r !' JEERING ist I,4 a ..,. `.%...:.. ..i..-:•. 1i .. � � ...ate,• ......... _�.'�� i Y ,- II 4) ' The main acc;essc point into the development on Durham 01 . Road be' made 40" wide to provide a separate left turn lane and one, (1) through and right turn lane. The stacking distance required for the access approach is a : minimum of 100 feet as shown by the SoapG4 Analysis. i w p r II L +-.., 1. tcl. it 6 ., i d ..a. ',: ,.›."" il ASSOCIATED TkAN8PORTATION EWS I WEER I NG & , �ANW I NCA INC. P Program called SOAPG4 (SOAPS4 is an acronym that stands for il Signal Operati ons. Anal ys i s Program) . This, program through the assistance of the Federal Highway Admi ni program, A' i on,opi is ,.: ,, g dtPv g y r,, i s �.• . .•, capable of providing a detailed analysis and opti=~ ,cation of the II operation of individual si gnel i zed i nter-secti oc.6, whether they ..,, are operating in an undersaturted a, ors~ oversatura.'ed condition. The program is sensitive to approach lane ccmfiguration and utilization, observed saturation f l oN rates, traffic volumes, peak flow rates, lost time and effective green time, type o• controller, pedestrian crossing time requirements, phasing e;v d phase sequencing. The program is capable of provi di information on green time requirements, optimum signal timing, degree of saturation (by apprrach movement and also for the intersection as a whole) , averi.:,:le vehicle :gel ay, percent stopped IIvehicles, estimated total fuel consumption, and estimated annual operating costs for approaching vehicles. A detailed discussion of the methodology underlying this procedure i s contained in a report entitled,p Slgnal Operation Analysis Pack;age: Microcomputer Versiona which r<Yss published by the Federal Highway Administration, Jrani.ary 198;5. • For the purposes of this analysis, the assumed relationship `' between the calculated volume/capacity ratio for the intersection .1 the associated LOS is given in Table 2. 4 All LOS analyses presented i n this report were • Y p p performed i n accordance with the procedures described above. For each artersection, these analyses estimate the overall intersection .• LOS during the peak, hour flow of the pm peak hour. Copies of ? a the anal , t5 outputs are contained in the appendix. • . * co.. t' Uri ».. ASSOCIATED TRANSPORTATION ENG I NFEF l NG ,St FLAtN l NG, INC. Page 4 f a y IIIINIMPF . • ITable 1 . LEVEL OF SERVICE DEFINITIONS - . (SIGNALIZED INTERSECTIONS) Level of ' . Service Traffic Flow Charact4eriqtics IIA Average overall travel speeds of 30 mph or more. . Free-flowing with no congestion. No signal cycle . , A failures. , . i . , B Average overall travel speeds of 25-30 mph. Very ..r., il few signal cycle failures and little or no congestion. •$0..' . "- C Average overall trave,1 speeds of . 20-25 mph. • Occasional signal cycle failures and associated congestion. " .. ,., D Avera o,..! overall travel speedr.4. of 15-20 mph. ' Frequent signal cycle failures and associated . . congestion. , • ' - . E Average overall travel speeds of about 15 mph. . . Unstable flow which includes almost continuous , sigkei cycle failures and backups on approaches to • ' This represents the ' .„ I the intersections.theoretical capacity of the facility. i .. F Forced flow, with average ovarall travel speeds of below 15 mph Continuous signal cycle failure with II , backup sn approaches going through upmtream i . . ntersection i r, n some cases. . '. • ' ' Note: A signal cycle +ailure is considered to occur when one or more vehicles are forced to wait through more than one green signal indication for a 1 - , -• particular approach. -- A , ac P- C1) co II , .., .. ; CD .....1 „ e' * ). .. E -. ASSOCIATED TRANSPOkTATION ENGINEERING & PLAN 5 NC NING I . Page 5 11 ., . ... -t . . 1 a i Table 2. . CRITERIA FOR SIGNALIZED INTERSECTIONS m ` Stopped ,41 LOS Delay 2: vehicle (sec. ) 7 A <5.0 B 5. 1 15.0 ‘,1„' .,'�h 1 ?mod C 1 D 25. 1 - 40 E 40. 1 -- 60.0 - >60.0 t... a Table a EXISTING LEVELS OF SERVICE AT CRITICAL INTERSECTIONS k Intersection LOS STOPPED DELAY � Pacific Highway and Durham Road C 23. 82 SEC , Durham Road and Summer+i el d A 12.92 SEC TRIP GENERATION . vehicle ,i Estimating the nu�,bit of�a trip ends that will be generated by the Freposed de,el opm. nt is of prime importance to the City of 1 I. ` ,, II Tigard g ard& .And to Oregon Department of Transportation (ODOT) . tTwo basic procedures are available to traffic engineers for t estimating the number of driveway vehicle trips generate by a propose: by not -yet --existing development ,, 1. Apply averages observa,.d through field studies conducted ' G: . by other similar facilities located throughout the United .• Skates. A number of sources are available for this information, • including Trip d Edition) , which is L anon Manual Car �r; i ubl i shed by the Institute of Transportation Engineers CITE) ; and � p � y H. " summary trip generation reports prepared by the California Department of Transportation, the Arizona Department of Trar importation, and other public transportation agencies. All of thine sources provide excellent guidance in estimating the trip , rt OD generat i nn rates for 4,lri ous land uses, but obviously do not take t� ,, local conditions and unique in to account the efti�,.cts of 1. a characteristics of the propuse,L. :land use. . C? 2. Observe through . i el d studi a actual .. a . ion _J characteristics of other similar and e i sti evel opments�within the local ark , r L) ASSOCIATED TRAN Q RTAT 1 Oi ENG I NEEF ING & PLANNING, 'j NC d Page e 6 • y rt ' t.... ' Only procedure one above was used in the development of this 0 � report.. Table 4 be ow identifies the e� p , expected number ofr vehicle -„ trip ends to be generated by this proposed development opment on both a daily and pm peak hour basis. Table 4 PROJECTED TRIP GENERATION FOR PROPOSED DEVELOPMENT r4 r Generated Trips (B) q Size of P.M. Peak Hour c: Land Use ' ` % Land Use (GSF) (A) Daily Total In Out A ID Commercial 1771600 ADDITIONAL TRIP E II NET ADD 3 ENDS �'� a ti� • 3�,�, �‘�,� g� GENERATED'ED Fay THE SITE (C) -a - - °y' .. NOTES: t '` e e A. GSP = gross square feet B. Includes both inbound and outbound :rips C. Assumes that 40 percent of the trips attracted to the commercial retail represent drop-in trips by vehicles that are already ' - y ' on the adjacent road system. Also assumes that all l • remaining new and diverted vehicle trips are new to the site. For the purposes of thi this analysis,s it i s assumed that none of the y 4 .... `- commercial-related person trips will be made by mass transit, and that only 10 percent of the multi--family related person trips ° will be made by mass transit. This assn ption ignores the Metropolitan Service District 's most recent projection that 4-6 ' percent of all home based person trips for p purposes unrelated to li work will be made by transit. Therefore, this assumption tends i.. to cause the analysis s to reflect 1 ect a worst-case Bondi ti oar and • • overestimate the traffic impacts associated with this �_ development. ac II TRIP DISTRIBUTION The distribution of g enerated trips onto the� �taadwily system site area teas determined y b ,rF vi ewi n � within the sa t area the project uu 11 market area and the distribution of existing traffic in the area. mmj a " ASSUC IAT8D TRANSPORTATION�CV EhG I NEE;I!�G & �LA�h I��I INC. �� 7 • W I ;; TRAFFIC IMPACT ANALYSIS ;, It was determined by the above and field investigation that the following scenarios would be reviewed: Scenario 1. The development would have three (3) right turn in and out driveways from and to Pacific Highway, (1) 11 right turn in and out driveway on Durham Road and a full access at the Summer-Field intersection, additional access points on 113th ave. r6 Scenario 2. The development would have Two (2) right turn in and out driveway from and to Pacific Highway, and a full access at the Summerfield intersection, additional points 113th ave. . : ,_ access oz nts on l i�t Scenario 3. The development would have one (1) r \gh\' turn in and out driveway from and to Pacific Highwaty, and a full access at the Summerfield intersection, additional • ; -access points on 113th ave. IP DISCUSSION OF SCENARIOS G�e .. TABLE 5 SCENARIO SUMMARY SCENARIO 1 AM PM �' LOS LOS PACIFIC HIGHWAY DURHAM ROAD A B t . :. '4?URHAM AND SUMMERFIELD A C (except left turn E) (UNSIGNALIZED) DURHAM AND SUMMERFIELD A A (SIGNALIZED) SCENARIO CL - PACIFIC HIGHWAY DURHAM ROAD A C DURHAM AND SUMMERFIELD A A _ I--i. , PI SCENARIO 3 Ill ACIFIC HIGHWAY & DURHAM ROAD A C DURHAM' AND SUMMERFIELD A A ASSOCIATED TRANSPORTAT I ON ENGINEERING & PLANNING, INC. F'ag e 0 s �, . t . . , A •, a SCENARIO 1 This scenario would allow the commercial development multiple access points from and to Pacific Highway and full access from Durham Road. ' il The i m�aact of this scenario is minimal due to the multitude of dr i veways along Pacific Highway. The access points would operate as right turns in and out since Pacific Highway is a limited Y access roadway at this point and loft turns are not permitted. The first access point on Durham ! oad would also operate as a right turn in and out driveway due to the concrete median that I, , • : exists in Durham Road at this point. The full access driveway on Durham Road at Summerfield would 1 operate at LOS C as an unsi final i zed intersection ,e., cept for the i left turn out of the Albertsons center. This left turn movement would operate at LOS of E with an average delay of 255.6 Ea t_; seconds and a average Queue of a vehicles. This -P.nount of delay '7" would cause congestion and diversion of exiting 'traffic to other- ;, access points. This is not a desirable condition for any access ,r� point, regardless of type of land use involved. This magnitude of delay would meet warrant 10 - peak hour delay as outlined by the addendum to the Manual on Uniform Traffic Control Devices, January 19®6. - 1. Total delay for side street = 27.6 vehicle hours. 2. Total side street approach > 150 vehicles per hour L- I vehicles. . 3. Total entering volume = 1322 which exceeds the warrant of 800 y vehicles entering. . By signalizing the intersection ''and adding left turn l antis s the LOS increases to LOS "C" during the pm peak hour. The access points along 113th Ave wo°a"d have little or no traffic except for commercial vehicles coming to serve the development. EL il The 113th Ave area is still largely undeveloped land with few • ac !houses. oo SCENARIO This alternative reduces the number of driveways on Pacific m Highway and allows for a full intersection access point onto w, Aurham Road. This scenario would provide, 2 right turn in and out driveways On Pacific Highway and the full. . access, point at Summerfield and Durham Roar!. The access points along 1 3rd would stay the same: d This scenario would allow the Pacific Highway and Durham ntersecti on,sand the Durham and Summerfield intersection to II p at an acceptable during the pm peal' hour. ,� operate a Coe table LOS dur•in t F ASSOC 1 ATED TRANSPORTATION CNG"i NCE I NC ' PLANN I NS, INC, Rage Y Q. I S ENAR I GD 3 This alternative is the same as scenario 2 except that the ,. development would have one access onto Pacific Highway at the • I' extreme south property line. The requirements for access with this scenario would be the same as Scenario 2 and would not have A an appreciable decrease in the LOS of either intersection. CONCLUSIONS i a 1. The existing intersections currently operate at a Level, of Service C or better. 2, The full access driveway at Summer,f i el d and Durham Road . . ` 11 meets Warrant 10 -- Peak Hour delay for the installation of a traffic signal for the side street with Scenario 1. All n additional analyzes considered the installation of a traffic signal at this location. 3. Any of the scenarios., reviewed would provide adequate access to the site. 4. Based on the above, it was determined that Scenario * 2 would J. . provide the best internal traffic ci ra.ui ati on and be the least detriment to the overall operctti on of Pacific Highway ( - or Durham Road. Y RECOMMENDATIONS ` ., .. Based on the results of the traffic impact analysis described in r ' • . this report, it is concluded that the Commercial development can be achieved with minimal impact flow on the existing street system and traffic flow patterns. ' T i ent movement -, II To ensure the safe and eff ic' ement of traffic and i ,L, pedestrians within the area, the following traffic operational improvements are recommended. 1; A traffic signal be installed on Durham Road at the Su mmerf i el d intersection. co 2) Durham Road...be improved roved with 2 eastbound lanes between n . wal Pacific Highway and the 113th Ave intersection, with co 100' left turn pockets at the Summerf i el d intersection uj i east and west bound. 3) Two c2 right turn in and right turn out driveways be II allowed on Pacific Highway, (one) 1 driveway located approximately 360 frj pp y et south of Durham Road and (one) 1 driveway located at the south property line alpproxi matel y 1,100 feet south of Durham Roads , ASSOCIATED TRANSPORTATION ENG T NEER x NG & PLANNING, INC. Page 1,D w • r r n On `° .+r afilliglr ,. TIGARD .. \ !,... at/ .. 13 , '-----] , N (4� • a 14) a4 .4)/ .. , A.S132, 24 _ • I ,,,._•.• DURHAM RD.• 3� I��_ r (Ol (31 L o I4 ' , y (,,o,(4)(5 2) ( 1 6 • • 14325 , * LEGEND ' ... , , _ . . . 6(3) .s.... , i I • TRAFFIC e Iy (XX) I (1 EAI • � I ; � I . EXHIBIT i1P DCIATEI .' AA,, ww�� • I •. ., • 1�I10liNIC3 104 c, ■ "0 4 r , P e T'IC�;�►Rf� Oft ,�' • \ I t ,,, . , , I rI . , ., . i , ,.. .........„: • es Q) 03 I Ntta k (5) 1A ( 7 161 4 (135) 1 J a' �r• ;mi 6 42)® ma. 64 �, 104 1 D�,1RHI�PI . (2) y 23(10)-d.._. P;n• 4VT;2 ) 33j8 361 '' !le 0 If) In CO• 9 (;!)(3) ,i LE END \, . (7.% 41. TO' A 1. 6 (3) TRAFFIC. r. • ^v rt. {1 O.. 0 A � �� (II PM XX / t6). .. , .. . .... _33 , . , -o I1) h1ARr, ,. .1. . 0 r C AT' .. "",./.; .111.0,.,.*.5,..,,... . . . • ,...17:100 .0 ). ( . . : . . • . , , . , . _r . _t. .. . ,.%,... , , ........... .,.. ...,. ., ..:• 0 . TIGARD m,. LB RTSONS 1.1F411 . .a 13 1 , , , , 7 a v'. 4,(.{$)24 `F " y 40) (9 2) 27 -----) pr-°._.—(�}) DURHAM RD r 1 .••.• ., ,,.. . .........................04 r , 1 6 16' , . --o •o r s) • r 'e ,. ..i,......v.., f 25 ..... �,, X52) (off) (�) • '�� I � ) 6.a 6 • LEGEND....,.. ..,__ END , .r ,• • 400/M...x..■. (l3)71 SITE lr , , , , , , , , , , , , . , ,......: ' TRAFFIC .J , , , , ., , , , , , AM (XX) , r s ..w L • • NEEI NG , '''-0,. '''''','''''.ANNtiNiti(.0 INC. ' • tai .t.e. • t - - Nl.1® -- ' [-.......... TIGARD • ALBERTSON • . 441• / .,,''..,:'.. . 4 o) _ (5) II ° - b` �. R°'T-.I- 411 (1 2) 49 ,. (7 0) 30 (2�.._..,_,...� �..._.(3)1 I ' DURHAM RD. 34(2).,,, 1 • ...], i qr) /R. . . (13i 179 (2?)_ !1iE1 40) 40 91 N � V (2)(3) ad 0.11 (41 021 g (10) X96 (3) 6 ?" LEGEND, . I 143 I . .. . • mil .- t 31- 1 ?I TOTAL 6(3) TRAFFIC; a • +y (1) AM (XX) is ■ •PM XX �, o(1) SCENARIO F-; • I (13 i / lilliuma924"Imffill [ EXHIBIT5I : ir t. '',.:,.■ - 0,CIATED t� t C .* •' S ATION Jai N1NC4 1 • W ' • 1. TIGArwIL-4-mININIRD 411141.11 . zcif ALBERTSONS ■ dam' L___11___' T �el�• l'4 q• • 1 I /Z// JL4tL tt„i„ ,�3t t ,_ 44 22) 106 116 (42) n p► DURHAM RD® . ./, 1 I 3§ I6 1 9 • 09 'c31 t I,!(t5)t4 ®) 4D • .I 2.5.^ 25 65 . riu1kt 1 0 SITE 6 c �--�-- GENERATED TRAFFIC ' AM( ) •I cf pm XX I de SCENARIO r EXHIBIT ti k 1 4 i qi t*,r. rk a, . - : ..� ' • , N }. ems= f , _ - w VP M1 • . , 1 ,,,r...., , ,.......r...., . 1. TIGARD 0 ALBFRTSONS • tie I .. . i , ■ v�v, i'+i �y �� 5 '`.I i 1 50' 216 i i �:( s " (I a) 411 iy I • ,x(95) 233 �. • 12 DURHAM RD. ' 1 [ , .17,a1.2,a, -.,,..?...... ,,,,..-.:..../)...... . . Eli ) '. - ,- b 40 (9) cv 1,6,...,14142 ''''°1 , ■ { a a. 6 • A D P 9 • .4-- �� A 6 (3)------1 TRAFFIC .,,, , / • t • ly ( 1 -• L : o A OCCU ' if . ...) . PM XX Ir ' ,............_:, i 7.-- 0 wf. 4 �, i EXHIBIT 7 /p,, 1 1 r.�_BDCIATEO ,r ` .SI:ROIRTA • - 1iON 2. . CAGyrNR NG ` O ! , .yam.. . P Y �r, T-1 , .. - a ei S ,L • 1� - -.. ar _..- �o.-. ,✓ , .. i •. 4a - ,. • ". k'" w .•i � ,y� ,..� Y- .�.:;'. .y .'.. � r.� �a � �.., 1 ��.. . Wf ., .1' t„ - ,T . . '' y t :. e 0 • • W dd - - - _ ••• • • • . •• . . didiS 3 • ,t) ' 1 • , ' ASSOCIATED TRANSPORTATION ENGINEERING AND PLANNING ._ DATE OF COUNT:6-18-86 •i,. TRAFFIC COUNT SUMMARY MANUAL w`:', , ' LOCATION:DURHAM AND HWY 99 ,., DIRECTION OF TRAVELNORTH TH AND SOUTH BOUND, EASTBOUND . .;:,,•: *• •' • #'k*##************#*##i'****##*#*'###**###• *****###iF?********************* ********##*•#r****######**************# N E N W N S E W E S 14 S * * FROM * FROM * FROM a FROM' * TIME TO TO TO TO TO TO TO TO TO TO TO TO TOTAL NORTH* EAST MEET SOUTH CK EN H N S 1,1 W E S E S W * * * * * *TOTAL * ..•••• *##*#********#**#************#*********#*#***************#*****#****#*#****##********#**###*******#******##*#***## AM * * * * * * t ' 6:00-7:00 63 29 2 4 249 548 14 7 39 139 6 22 * 1122 * 314 * ` 82 'I 17 * 709 * 1122 * 7:00-8:00 93 19 5 2 479 831 81 11 60 189 9 26 * 1805 4 577 4 160 * 22 * 1046 * 1805 * s :, •,. 4 0 * f, * 0 * 0 * 0 * 0 * . � ,, '- 4 0 * 0 * 0 * 0 * 0 * 0 * * uil 0 * 0 * 0 * 04 0 * 4 0 * 0 * 0 * 0 * 0 * 0 * ,.: . ^ . * 0f 0 * 0 * 0 * 0 * 0 * •. I * 0 * 0 * 0 * 0 * 0 * 0 * PM PEAK * * * * * * * 4:00-5:00 188 137 21 34 841 647 162 143 239 76 40 92 * 2620 * 1050 * 538 * 217 * 815 * 2620 * , ' * 699 * 2233 4 93 40 31 * 2233 * 919 * 431 * 184 4 * 0 * 0 * 0 * 0 * 0 * *•• � 5:00-6:00 189 131 . 8 23 722 575 79 121 221 9 0 .• * 0 * 0 * 0 * 0 * 0 * 04 * 0 * 0 * 0 * 0 * 04 0 * I' 4 0 * 0 # 4 * 0 * 0 * 0 * * 0 * ' 0 * 0 * 0 * 0 * 0 * . * 0 # 0 * 0 * 0 * 0 * 0 *, I * 0 * 0 * 0 * 0 * 0 * 0 * * 0 * 0 * 0 * 0 * 0 * 0 * * 0 * 0 * 0 * 0 * 0 * 0 * N y II * 0 *0 * 0 * 0 * 0 * 0 * n * 0 * 0 * 0 * 0 * 0 * 0 * • ,•.* . * 0 * 0 * 0 * 0 * 0 * 0 * N -.‘ * 0..* 0 * 0 ,•, 0 * 0 * 0.* **##2#r*44,4 Fi***4*4*4#4*###k*4#*****11****E#***4*** ' *4 *******4 .1 Mgt.. 111 24 HR TOT 533 316 36 63 2291 2601 336 282 559 497 95 171 * 7780 * 2860 * 1211 * 440 * 3269 * 7780 * * * * * ADT 613 363 41 72 2635 2991 383 324 643 572 10r. 197 * 8947 * 3289 * 1393 * 506 * 3759 * 8947 * * *> ADT FACT01.15 * *' 4 *' * * 7"„r, 328 15 48 * 2927 * 691 * 242 * 39 * 1755 * 2927 * `w t� PM PK HR 0 0 0 0 0 0 0 0 0 AM PK R 156. 48 7 6 728 1379 95 18 99� ... .. . 0 0 0 * 0 # 0 # 0 *' 0 * 0 * 0 * �• . ***###'*N. '********#*#*****#****#****##***##****#***•**•#**•**#f*#**##**********•*********�t#a�#*****#***#*****• 728 156 PM 0 0 0 R TL R T' L ., v.. 6 L R 48 0 L R 0 18 T 1 T 95 0 T T' 0 15 R •' L 99 0 8 1 0 L I R L T R y ' 48 1379 328 0 0 •0 A to... 'P. ..�.: i , i .x a' r'� i • • . •--.;k• y.• SOAP INPUT ECHO • • ND. CARD ID A B NB NBL SBT SBL EBT EBL WBT WBL COMMENT --- --- .- ---- d -- -- ---- - ++++—++++ • , 24 0 + 1 2 NBT NBL SBT SBL EBT EBL WBT WBL 25 !BEGIN 0 1700 1800 60 5 30 .95 .5 PACIFIC HWY AND DURHAM RDA 27 28 29 ASSOCIATED TRANSPORTATION t.. 30 16016 SW BOONES FERRY ROAD • 31 LAKE OSWEGO OREGON 32 • k 33 1 TIGARD' ALBERSTONS 1 , -1 35 , ++****++*+***++++**+*:*+****++**+*f •***++'+***++*++ III• • 36 i * 1. 2 NBT MDL SRI SBL EBT EBL WBP WBL 37 ;CONTROL 60 1700 0 90 90 " 39 !VOLUME 60 1700 647 92862 188 177 34162. 239 • 4' 39 ICAPACITY60 1700 2 1 2 1 1 1 1 2 :1r ill' ' 40 !LEFT�L F 2 2 2 2 EWNS 41 !HEADWAY 3.5 2.2 2.5 2.2 2.5 2.2 2.5 2.2 2.5 42 ;TRUCKS 60 1700 5 2 5 2 2 0 2 5 ' 1111 *** NOTE EASTBOUND LEFT. TRUCK FACTOR ASSUMED NOT TO EXIST. 43 ISEDUENCE L?T EW 44 d TABLE 4 7 19 112 31 33 45 ;RUN 1 6/26 8 PH EXISTING COND•---- ....__ __- • --_- _--- ---- ++++-++++ • NO CArD ID A B NBT NBL SBT SBL EBT EBL WBT WBL COMMENT a WARNING: LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE• LEFT TURNS IN THE NORTHBOUND LEFT. DIRECTION. �• W WARNING: LEFT TURN RELEASE, VALUE IS IGNORED WITH RESTRICTIVE ' LEFT TURNS IN THE SOUTHBOUND LEFT, DIRECTION. • HHf WARNING: LEFT T WARNING: TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE: LEFT TURNS IN THE EASTBOUND LEFT. DIRECTION. *#* WARNING,Y LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE TURNS LEFT I A♦ N THE WESTBOUND LEFT DIRECTION. • . d ..t way ' . 7i < SIGNAL OPERATIONS ANALYSIS PACKAGE > PAGE - 6 I TABLE ND. 4 CALCULATED TRAFFIC VOLUMES (VEHICLES PER 60 MINUTE PERIOD) ***************fffff***********f4F*ff****f#*********** *********************** 164*********f#*fff * IVOL * TIME * 1 - NBT4 2 - IIIBL * 3 SBT * 4 - SBL* 5 - EDT * 6 - EBL * i - NBT * 8 - WBL * III *******f*******f*f*******'************************************ *4**4f******ff*f******f*i;*******4*i***f#** * 1 * 1700 * 666.410 * 93.104 * 887.860 * 190.256 * 179.124 * 34.000 * 163.944 * 246.170 * f**f*********4**4**4*'1*f******ffilf*******4****4*f4***********4i if*********i4**********************44***** TABLE NO. 7 r, Ill CALCULATED SATURATION FLOWS (VEHICLES PER 60 MINUTES OF GREEN TIME) ff****#**************4******f*4**1f******?************f***Hf*f**********ff*******4*******HH******F*f4ff * XSAT *TIME * 1 - NBT ♦ 2 - NBL * 3 - SBT * 4 - BBL * 5 - EBT * 6 EBL * 7 - WBT * 8 iiBL [( 4*f***i************4*ff4****f4**4***Hf�Ff*****fff*** »**f*f****ii*********4***************i44i*f**V4ff * 1 4 1700 * 3272.727 * 1440.000 * 3272.727 * 1440.000 * 1636.364 * 1440.000 * 1636.364`f 2880.000 4 . f44**'ii4444114****i*f***if *4*ff#Miff*441*fib*******t*************f**441'if **f**ff**♦♦miff♦***n******14 TABLE NO. 19 LEFT TURN SATURATION FLOW BALD UN OPPOSING THRU VOLUME (PER 60 MINUTE PERIOD) b *******>f**fif****************i**/1*****F***********fif**f********i*********fit*****it`*iF**i'***********if****** *LFTSAT* TIME * 1 NET * 2 - NBL * 3 - SBT * 4 - SBL * 5 - EBT * 6 EBL * 7 - NBT * B - NBL * n*f*****f**f***************�1*4******i4*********f4***f*f***f***if***ff*******i*/**f**♦tiff**f*it*ff** **4ffiti , * 1 * 1700 * .000 4 423.33; * .000 i 577,314 * .000 4 1157.936 * .000 * 2274.445 * ******f*4f'i**********4***4**f4****************)*********4 4*********ft*4fi4**f***f***ifc*1**********it***** o '.+ TABLE NO. 22 CRITICAL VOLUME SATURATION FLOW RATIOS FOR EACH PHASE BASED ON ADJUSTED VOLUMES -e ill *********f f*****4**f*ff****fff***I*******f**ff*f**ff********ff*f*44******f**f4Yff *CRITY * TIME. * PHASE 1 4 PHASE 2 * PHASE 3 * PHASE 4 i PHASE 5 4 PHASE 6 i **4*********f*4*f********4**ff***f*****************4***************f*1*******#*** * 1 * 1700 * .065 * .067 * .204 * .109 i .100 i .000 * .4***444444441444**********$***444*fff*********f**i**f if**iif****46************i* • TABLE NO. 31 CALCULATED EFFECTIVE GREEN/CYCLE RATIO FOR EACH MOVEMENT (INCLUDING LEFT TURN RELEASE ADJUSTMENT) *********#****4************4************f****f*f*ff*****4*************4*************4f**************** *LAMDA * TIME # 1 NBT' ; 2 NBL * 3 SBT * 4 SBL * 5 - EBT * 6 - EBL * 7 - WOT * 8 WBL * * 1 * 1700 i .315 * .1p0 * .420 i .204 * .169 >� *f*�*iii***44*4*##4**f** n ? .169 III ******iif 4*********f**f**4if 4*****4•****fh***4******ffif**4f**4******i*�*if**f#*****if * **** * w*** * ************#*****************i'r***********i♦i}*****f*i******if**************i*****iii?************f********** TABLE,NO 33 IIICALCULATED DEGREE OF SATURATION (VOLUME/CAPACITY ) (' IF X = 999.1999, NO GREEN TIME)' **4**4f****4*4***44i!4*41*44444**1.**#f4#fF*****f4##4**f4*4*4******4****4 1k44i'**4*4*44fti*4********4**;**4tifi i X * TIME * 1 NBT * 2 NBL * 3 BBT * 4 - BBL i 5 - EDT * 6 -r EBL * 7' WBT * 8 - WBL * *#****4*f4**44**.4:44444##*iF414*4444ff*4f 4**4*F4i<4#*+#4*4****#4i<4i`dffif4*ik 40401#1#f#*44***4#*#4444**4**** * 1 * 1700 i .645 * .646. * .646 * .646 * .646 * .139 * ;846 * .551 f .. ._ .. ,., *#f#**fi4f3*x 01f**f44f!4fff4##♦4;'000 *******i* ** .. y r < SI6NAL OPERATIONS . OA IpNS ANALMSI5 PACKA6E5 PAGE - 7 L E F T TURN CHECK (PER 60 $INUTE PERIOD) ' PERIOD NORTHBOUND SOUiTHOOUND EASTBOUND WESTBOUND NO. TINE VOL CAP VOL CAP VOL CAP VOL CAP •. IMEMAIMOND OW 1 1700 93. 144. 190. 294. 34. 244. 246. 447. , . 't e `,; - , e6 1. $ fit: Y < SIGNAL OPERATIONS ANALYSIS PACKAGES PAGE 8 ;:' . : . : 21 . . .. .. . DESIGN AND EVALUATION SUMMARY 4 ' CONTROLLER SEQUENCE LOST TIME SPECIFIED :. INTERSECTION NAME RUN NO. AND TITLE 1 TYPE DIAL N/S E/$ PHASES /PH TOTAL SAT. LEVEL PACIFIC HWY AND DURHAM RD 1: 6/26 8 PH EXISTING COND ACTUATED N/A L?T EN 5 3.5 14.0 95.02 • ,. MEASURES OF EFFECTIVENESS SEQUENCE , ' DELAY STOPS EXC FUEL EXC LEFT MAXIMUM V/C LEFT TURN TREATMENT yPx • •, • '• MOVEMENTS: (VEN-HRS) (2) (SAL) (YEN) QUEUE RATIO PROTECTION VEH/CYC PH 1 PH 2 PH 3 PH 4 PH 5 PH 6 N8 THRU 1 5.19 86.0 8.84 14.3 .65 ???? XXXX . - . LEFT 1.30 96.2 1.67 .0 2.2 .65 REST .0 XXXX ??fl ;,. ., S13 THRU 5.42 79.6 10.32 17.7 .65 ???? XXXX . 1. LEFT 2.03 91.7 2.96 .0 4.4 .65 REST .0 XXXX ???? EB THRU : 2.03 93.3 2.89 4.2 .65 XXXX ' LEFT : .31 85.1 .47 .0 .7 .14 REST .0 XXXX ' NB THRU : 192 93.9 2.69 3.8 .b5 XXXX n. LEFT : 2.57 92.4 3.82 .0 5.7 .55 REST .0 XXIX ' MEASURES OF EFFECTIVENESS SIGNAL TIMING ANALY!IS: .., DELAY STOPS EX. FUEL EX. LEFT. FiAXIML�� V,C ALL RED DIAL CYCLE PH 1 PH 2 PH 3 PH 4 PH 5 PH 6 PERIJD : (VEH-HRS) (X) (GAL)' tYEH) QUEUE RATIO (SEC) NO. (SEC) (X) (X) (X) (X) (X) (X) 1700-1800: 20.75 86.2 33.66 .0 17.7 .65 .0 N/A 90.0: 13.9 10.4 35.4 20.8 19.4 f .-_. -.- III SUMMARY 20.75 86.2 33.66 .0 17.7 .65 TIMING BASED ON EQUAL DEGREE OF S^,'PRATION. ' 1lI.,..; 4.11.0..g 1 i----t.ti)pilei,- -ba:t011/441ci: tca.... gAgT4-4.e....t...as- '''. e ,- L ri ,� - al, S t c... L4) rilj II V. .. a • ' f1 A Y a, 1985 HIGHWAY CAPACITY PROCEDURE PLANN1N6 ANALYSIS PROJECT: TI6ARD ALBERSTONS INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD • DESIGN DAY: EXISTING AIM PEAK GEOMETRY :. * No. of Noe of lo. of No. of No. of No. of . Lt. Lt.ATh. Thru Rt.&Th. Rt. Rt,Th,&Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes Ill' EB 0 1 0 0 1 0 ` . . :'',' MB 1 1 0 0 1 0 , - NB 1 0 2 0 1 0 ' .. '., SB 1 0 1 1 0 0 r . TRAFFIC VOLUMES ' .Left Right , ' , .:,.I : I Turn Thru Turn Total EB 34 143 40 217 NB 239 162 137 538 • NB 92 648 93 833 SB 1PB 841 21 1050 LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH ' ° WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) 1 ' :r' Ill Vo LT Total No. of Equiv. Thru. VG1. In Vol. In ,..., Opposing ERUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The • . `- Muse PCEIt Ylt PCE's (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining '. ' (vph) Lane 1 Lanes 162 1.1 34 37.4' 143 180.4 • 1 180 ti 0 180 .• • � 143 1.1 239 1 262.9 162 424.9 1 425 0 0 425 862 4 92 368 648 1016 2 508 0140 232 508• • . 648 3 188 564 862 1426 2 713 149 337 713 PCE Lookup Table 0 -199 1.1 '. 200 -599 2 • .,a .w I 4 600 -799 3 •. ..,, _ n<• 800 -999 4 • - • sp 1000 & up 5 8111, 1C3- : I ' '"- CALCULATIONS OF STATUS .,.._o a c J EB LT 34 � NB LT= 92 , NB TH&RT: 162 SB THbRT: 431 SUM: 196 SUM= 523 . 11R LT 239 5B LT= 108 EB TU&RT'= 180 NB TH&RT: 324 ''',. ° - '. i SUN= 419 • SON= 512 J % ; * MAXIMUM SUN SP CRITICAL VOLUME5n 942 LOS = B N a,� ! Right Turn Check OK y...-. Y 7 • ! • yr. - r o •,• .' 1985 HIGN�EAY L►�o^CITY fkOCEDURE PLANNING ANALYSIS • •• ' PROJECT: TIBAR') ALBERSTONS *- INTERSECTION. PACIFIC HIGHWAY AND DURHAM ROAD DESIGN DAY: EXISTING AN PEAK GEOMETRY No. of No. of No. of No. of No. of No. of Lt. Lt.&Th. Thru Rt.&Th. Fit. Rt,Th,&Lt • . Approach Lanes Lanes Lanes Lanes Lanes Lanes • NB 1 1 0 0 1 0 N6 1 0 2 0 1 0 / SD 1 0 1 1 0 0 TRAFFIC VOLUMES •.R. • Left Right Turn Thru Turn Total ' I ED 2 11 9 22 NB 60 81 19 160 .- . 2 ND 26 832 189 1047 z , . SD 93 479 5 577 LANE 'DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH NITtA PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) Vo LT Total No. of Opposing EO,IIV Volume Lanes On • ;t-. Volume PCclt Olt PuE's (TH+RT) Total Approach (vph) -, Al 1.1 2 2.2 11 13.2 1 :)� 11 1.1 60 66 U1 147 1 , 484 2 26 52 832 804 2 832 4 93 372 484 856 2 ' PCE Lookup Table " r 200 -599 1.1 : 2 ••. 600 -799 3 t. 800 -999 4 -6..4** :Q. 1000 li up 5 , ar CALCULATIONS OF STATUS 1 EB LT= 2 NB 76,T= 26 SUN=� • 6iB TH&RT el SD TH&RT 242 '' N- 83 SUN= 268 . �. I NB LT- 60 SR Lt- 93 , V 1,111 .''C ican4 ED TH s&RTiltl=- 73 1;, NB TH&RT SUM= 541540169. ' HAXINUH STUN OF CRITICAL VOLUMES= 592 LOS = A t ,: 1 g Turn Check O!C . Rih Tu • Yom.. ,may ,. ., • . ' .)7, ,..* 1 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS III' PROJECT: ., TIGARD ALBERSiONS ,. `' INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD �.,7 DESIGN DAY: SCENARIO PEAK I 1 EK .,• • GEOMETRY rf No. of No. of No. of No. of No. of No. of � a Lt. Lt.&Th. Thru tt.&Th. Rt. Rt,Th4&Lt '..' y .� Approach Lanes Lanes Lanes Lanes Lanes Lanes ED 0 1 0 0 1 0 _ ' NB 1 1 0 0 1 0 t. NB 1 0 • 2 0 1 0 4. GB 1 0 1 1 0 0 I w TRAFFIC VOLUMES • • Left Right , ., Turn Thru Turn Total ' 4 . EB 2 27 9 30 NB B2 95 37 214 . PCB 26 849 189 1064 • SB 117 479 5 601 e ' ,.. ., LANE DISTRIBUTION FOR SHARED LEF1!THRU LANES ON A MULTILANE APPROACH KITH PERRMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) VD LT Total No. of Equiv. Thru Vol. In Vol. In •®._ Opposing EOUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The ';#4 ' . Volume PCEIt Vlt PCE's (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining (vph) Lane Lanes 95 1.1 2 2.2 27 29.2 1 29 0 0 29 . a 185.2 1 185 0 0 185 • . 404 2 26 52 849 901 2 ' 451 399 425 451 + • 849 4 117 468 484 952 2 476 8 125 476 '•- PCE Lookup Table . ' ` - 0 -199 1.1 200 -599 2 c."•-•• .'' ' 'in 'f: '''' I '` 640 -799 ,3 800 -999 4 e 1000 & up 5 '�' II % ,',. . ill - '' '- CALCULATIONS OF STATUS +f IED LT= 2 NB LT= 26 NB TH&RT 95 SD TH6RT= 247 SUM= 97 SUM 9aA r 00 LT= 02 611 LT= • 117 EB TH&RT= 29 NB TH&RT= DU$ 111 SUM~ 542 • - 425 . 4 „ . w , : : '. _.: IiAX I HIII'1 SUM OF CR I T I CAi. VOI,UIIES= 653 LOS = A! Right turn Check OK » ' } a 1 , ...,.,„'': ".0,..,,!", ..: : . , ,•.:.•; 1985 1 I6HWAY CAPACITY PROCEDURE PLANNING ANALYSIS %.: , ;- PROJECT: TIGARD ALBERSTONS ' INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD .., •. ' DEal6N'Dk SCENARIO 1 PM PEAK GEOMETRY -'mat- w No. of No. of No. of No. of No. of No. of . . r• Lt. Lt.&Th. Thru Rt.&Th. Rt. Rt,Th9&Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes • •.. ,,,, EB 0 1 0 0 1 0 i ,, '7' .:: NB 1 1 0 0 1 0 MD 1 0 0 1 0 SB 1 0 1 1 0 0 ,,, . ,,,. •,,41/4, la �, TRAFFIC VOLUMES----.. .-_,. Left Right fi Turn 11:;.0 Turn Total <f: L •* EB 34 179 40 253 9,,w. K NB 135 216 161 512 NB 109 704 96 909 • 'Ili', SB 229 841 21 1091 . • . ,' , ill� LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE AP!'ROACH - WITH PERMISSIVE LEFT TURN LANES (OPTI:ONAL WORKSHEET) '. .. Vo LT Total Na. of Equiv. Thru Vol. In Vol. In " J OAP 9 e Lanes On Volute Vehicles 1.T+TH Ea. Of The osin ED�lIV Volute -• ' Volute PCEIt Vit PCE's (TH?RT) Total Approach Per Lane in LT+TH Lane Retaining •'' tvph) Lane Lanes n , 7 216 2 34 68 179 247 1 247 0 0 247 179 1.1 135 148.5 216 364.5 1 365 0 0 365 862 4 109 436 704 1140 2 570 134 243 570 to...1 '-'1' ' 4 704 3 229 687 862 1549 2 775 88 317 775 ." '' PCE Lookup Table =:4.4• 0 -199 1.1 2w -599 2 o. I 600 -799 3 fir BOO -y99 4 to 1000 & up 5 g . ,. i {. 1 , r C� CALCULATIONS OF STATUS .. � I �y rrrlVis. .,. . I..wsr ..erlrrsr . � �,. IEB LT= 34 ND LT= 109 . NB TH&RT= 216 SB TH&R'I= 431 540 S SON= 250 SUM :; BNB LT= 135 SB LT- 229 .. w ED TH&RT= 247 ND TH&RT= 352 a " e SUS! 382 SUM: 581 � MAXIMUM SUM OF CRITICAL VOLUMES= 963 LOS D , • w �. F . 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS PROJECT: TIGARD ALBERSTONS � INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD DESIGN DAY: SCENARIO 2 AM PEAK GEOMETRY III No. of No. of No. of No. of Na. of No. of Lt. Lt_&Th.. Thru Rt.&Th. Rt. Rt,Th,&Lt ; Approach Lanes Lanes Lanes Lanes Lanes Lanes EP 0 1 0 0 1 V , • NB 1 1 0 0 1 0 NB 1 0 2 0 1 0 : .. SB 1 0 1 1 0 0 IIITRAFFIC VOLUMES ,,; Left Right Turn Thru Turn Total r ED 2 27 (2. 3B NB 82 95 37 214 NB 26 844 189 1059 • • - . SB 117 479 5 601 LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH . WITH PERMISSIVE LEFT TV■P1 LANES (OPTIONAL WORKSHEET) ,. • Vo LT Total No. of Equiv. Thru Vol. In Vol. In OppJsing EDUIY Volume Lanes On Volume Vehicles LT+TH Ea. Of The Ill Volume PCEit Vlt "C ' (TH+RT) Total. Approach Per Lane in LT+TH Lane Reuaininq (dphl Lane Lanes 95 1.1 2 2.2 27 2'1.2 1 29 0 0 29 • I 27 1.1' 02 90.2 95 18'5.2 1 185 0 0 185• 484 2 26 52 844 V96 2 448 396 422 448 ' 844 4 117 .168 484 952 2 476 8 125 476 PCE hookup Table 0 -199 1.1 200 -599 2 600 -799 3 800 -999 4 1000 & !ip 5 Co.. L►\LCBLATIONS OF STACUS-., ED LT= 2 ND LT= 26 118 TH&RT= 95 SD TH&RT= 24 SUM=4 97 BUM= 268 b1D LT= 82 BB L'C'= 117 . ED TH&RT= 29 ND TH&Rte 422 • SUM= 111 SON= 539' MIAX1MUPi SUN OF CRITICAL VOLUMES= 656 LOS A Right Tern Cheek OK / it 1 1 ft HIEHNA;Y 1;;PACTTY PROCEDURE PLANNINS ANALYSIS PROJECT: TIGARD ALBERSTONS • INTERSECTION: PACIFIC HISHNAY AND DURHAM ROAD . DESIGN DAY: SCENARIO 2 PH PEAK . GEOMETRY No. of N . of No of No. of No. of No. of ` '; •-• . Lt. Lt.&Th. ' Thru Rt.&Th. Rt. Rt,Th,&Lt `- Approach Lanes Lanes Lanes Lanes Lanes Lanes ;. ED 0 1 0 0 2 0 .`; NB 1 1 0 0 1 0 .. , . NB 1 , 0 2 0 1 0 , :" SD 1 0 1 1 0 0 TRAFFIC V1iLUNES " :. Left Right .. I Turn Thru Turn Total ED 34 179 40 253 NB 345 216 161 722 NB 135 704 96 935 �� , .- SBA 229 841 21 1091 � �r ` LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH` ''. i.r41 NITS PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) Vo LT Total No. of Equiv. Thru Vol. In Vol. In Opposing EGUI Volume Lanes ® Volutie LT+TH Ea. Of The tVoluae P Elt Vit PCE's (TH+RT) Total Approach Per Lene in LT4TH Lane Remaining . (vph) Lane Lanes •' v 216 2 34 6D 179 247 1 247 0 0 247 w 179 1.1 345 379.5 216 595.5 1 596 0 0 596 y ' .r 862 4 135 540 704 1244 2 622 82 217 622 • 704 3 229 687 862 1549 2 775 88 Sit 775 r PEE Lookup Table 0 -199 1.1 " , , 1 200 -599 2 K 600 -799 3 , X800 -999 4 1000 & up s 1 ..i.5 CALCULATIONS OF STATUS al Liu ED LT= 34 118 LT= 135 NB TH&RT= 216 BB TH&RT= 431 SUN= 250 SUN= 566 .. INB LT 345 513 LT= 229 .-: ED TH&RT= 247 NB TH&RtT= 352 SUM= 592 SUN: 581 a ,, IMUN SON OP CRITICAL VIILUNES 1173 LOS =' " m:.---., ` Right Turn Chem OK r 1 .w, yr:+ .,; } , '4'.'4'.'''.,.';',..',.,:-., ....',44.4',,,.., fir.. su ' '.' ' 1985 HIGHWAY CAF ACITY PROCEDURE PLANNING ANALYSIS : A, ,Y `4 PR'OJEC1': TIGARD ALBERSTONS p 'F " ' INTEPSECTION: PACIFIC HIGHWAY AND DURHAM htJAD °„1,,,, DESIGN DAY: SCENARIO 3 AM PEAK ., ,, , ` -- GEOMETRY , Y. {,J r,, ,, 1N6. of ,;�o. of 1l0. of Na, of {do. of No of �l ;4`� Lt. !t.&Th. Th,u Rt.�CTh6 Rt. Rt,Th,&Lt r,S 4 Approach Lanes Lanes Lanes Lanes Lanes Lanes , x '•1 ER 0 1 0 0 1 0 , D,, r , M 1 1 0 0 1 0 I - t y r'k ` ''''' NB 1 0 2 0 1 .< SB 1 0 1 1 0 0 ,�L '':1 y w L1 Lµ . ayr x ' 1 TRAFFIC VOLUMES nw_-.- , ' ' Left Right . Turn Thru Turn Total 1c ED 2 27 9 38 .: NB 82 95 50 227 - ', h ,,,: ,, r:; NB ' 26 831 201 1058 "`' ' 0.. SR 117 479 5 601 LANE DISTRIBUTION .+IR S iAARED LEFTlTHRU LANES ON A HULTt a APPRU,nIA ply - , � `-s ,i• _ WITH PERMISSIVE Li:FT TORN LANES (OPTIONAL HOf SHELT1 ,DY , �. y . „s, } a V!o LT M Total No of Equiv. thru Vol. In Col. In `r x ,,Opposing .�,� Vehicles LT+TH Ea. osin EOUIV Volume Lanes On Volume Veh' Of The Volume PCE1t Olt PCE's iTr RT) Total Approach Per Lane in LT+TH Lane Remaining ; , { ivphy lane Lanes �'J ' _.."'--''q- - ' 1.1 — 2 2.2 27 - 29.2.. . i 29 0 - 0' ,,` 5 2 29 1 ' 27 1.1 82. 90.2 95 185.2 1 185 0 0 185 : 484 2 24 52 831 883 2 442 390 416 442 ,Sy,>w . ' : 631 4 117 468 484 952 ' 2 476 8 125 476 ' iL :y . PCE Lookup Table '' IF "4x 0 -199 hi 200 -599 2 I� r 600 799 3 ,, 800 -999 4 t � 100011P up 5 �. ' ....ii --CALCULATIONS OF STATUS ' y, LT EB Li= 2. ND = 26 ''' NB Tip&RT: 95 5B TKI RT 242 .;' SUM= 97 SUM2 268 NB LT= 82 88 LT: 117 '. ' ED TH&RT= 29 ND TH&RT= 416 .y r 1UH 111 , SUN— 533 , L NAXINUM SUN IP CRITICAL VOLUMES- 644 LDS. = A Right TOtn Cha'k DX, ., .... ..,... .. r...., ;;-.wr d , k ' w , µ 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS >r -z PROJECT: TIGARD ALBERSTONS ,, ," ti : , INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD `, , y. DESIGN DAY: SCENARIO 3 PM PEAK 5 -1,7,,,,,,,,,:,,,,-,, GEOMETRY No. of tk' of No. of No. of No. of No of ,, j j Lt. Ll.i h. Thru Rt.&Th. Rt. Rt Th &L't ;, ,1, Approach Lanes Laves Lanes Lanes Lanes Lanes r " ED Vi 1 0 0 1 0 %' '0...,„:; ..,',.l WB 1 1 0 0 1 0 ND 1 0 2 0 1 0 y SB 1 0 1 1 0 0 T f 14' .. ,._-TRAFFIC VOLUMES --- ', Lek Right :":',4 , 'Turn Thru Turn Total �, M ED 34 179 40 253 i l) 345 233 218 796 NB 92 647 135 874 " V= SB 227 841 21 1091 =�". Y r ■ ; ,,, '',',,'..-' g . ,I LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH "' ''''a ',,. WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) 4811110•0 01. t t a Vo LT Total No of Equiv. Thru Vol. In Vol. In OPposang EOUIV Volume Lanes On Volume Vehicles LT+TH ea. Of The „`, ` ;`' Voluma PCE1t VI!: PCE`s (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining R w , vph} Lane Lanes y 233 2 34 68 179 247 1 247 0 0 247 '4y r, 79 1.1 345 379.5 233 612.5 1 613 0 0 613 wi ,,, . 4.. 862 4 92 368 647 1015 2 50B 140 232 508 ':. *` 1-7 3 229 687 ' 862 1549 2 775 88 317 775 I. rr : ' PCE Lookup Table ,1,, 0 -199 1.1 20 -599 w' 600-799 3 ,,a H, :' Y ; 800 -999 4 ,; 1000 & up 5 CALCULATIONS OF STATUS{-,---_---__------ * 0 1 ED LT= 34 NB LT= 92 r TH&RT= 233 SB TH&RT- 431 TH&RT=a Nn SUN: 267 SUN: 523 , " NB LT= 345 SB LT= 229 ED TH&RT= 247 NB TH&RT= 32 1 SUN= 592 SUN= 553 R. _ 1145 LOS C ' MAXIMUM SUM OF CRITICAL VOLUMES= ): 11:'': ', ,.µ Right Turn Ct,ack OK . , r .,. ry ' !+ I.. .. 'AW:, y.I °,.I'.:,rvyy .: " I yR`W �1 M 1,A^ •, «:y .,� .., r . •k'.1, -,-..... P:ii s Y • . a 1 985 HCM — CHAPTER 10 - 3 (PAGE i of 2) 1 + ,. * ,� DfiTE:07-01.1986 TIME:11 : 16:2 "r r 1 .,ri t T I G4FD ALBERSONS Eit " f r.!,..,-.:.,',...:,,,,,.,, ,. a4 ',.,;.:-.'::s.,-:,, LAST DATASETS LOADED OR SAVED N,+ .•'. .,..,,,,,,...,,,,,,:.r. .< : VOLUME= 4 1 GEOMETRICS=CS- ,'4. tl ,.,` ;: KEY: A— —B " vrl . Yy, GEE N ER A` 'CHARACTERISTICS ',I 1 .POPULATION GREATER THAN 250.000: . , YES t k , , pay : CONTROLS: FROM : STOP ,D\,,,:'.',....°Y1 i PREVAILING SPEED 30 IPH MAIN STREET # OF LANDS LANES . N ; "; 1 , MAIN, STREET APPROACH A — EXCLUSIVE RIGHT TURN LANE Y kv i? O M I NDI STREET LANES t' ',',Y` ",� APPROACH: C: SUMMERFIELS ! SHARED LEFT AND RIGHT TURN LANE: YES -+x LARGE RIGHT TURN RADIUS OR SHALLOW OW RIGHT TURN ANGLE: NO K,1 ' Y=} RIGHT TURN ACCELERATION LAIN; 'IN Mi J OR: NiJ ACCELERATION �. x5T.a 1 6 ry 'SIGHT., DISTANCE RESTRICTIONS (in seconds) ' APPROACH ROACH A. WESTDND B. EA STBND C: SUMMERFIELS ,„ ! LEFTS 0.00 0.00 0,00 :':',:,.:::',';':':.,% THFUS 0.00 0.00 �. u1 ,,, r`; 1.4, RIGHTS 0.00 0.00 0.0t ; . APPROACH A: WESTBND B: EASTBND C: SUMMERFIELS LT TH RI LT TH F,T LT TH RI 4 VCi: UME 0 135 5 17 368 0 6 0 25 ` F'HF C,. 90 t. .9th 0 90 , ;` ADJ VOLUME 0 150 6 19 409 0 7 0 28 �,. : PERCENT GRADE 0.00 0.0 0.00 Yi , PASS CAF/HR 0 21 7 ' 0 31,...'",ii. .b "' :L � STEP 1 FIGHT TURNS FROM C:SUIhEiF3ELS 4 ` CONFLICTING FLOWS 150 ,, CRITICAL GAPS S. ,.Ai '. mt CAPACITY I TY 104 7 ff II ACTUAL CAPACITY 1 047 STEP 2 LEFT TURNS FROM B:EASTBND ,, ; t! CONFLICTING FLOWS 15 = COt� A CRITICAL GAPS 4 5 CAPACITY 118' •, CAPACITY USED / IMPEDANCE EDANCE FACTOR 0.99 Y .'r ACTUAL CAPACITY 1182 . .maw.:� ....,.:. � • ,, ,,, 1 985 i-'HCM -- CHAPTER 10 UyS I GNAL I ZED •- 3 APPROACHES (PAGE 2 of 2) r r D(-T2:07--01-1986 TIME: 1 3:0',6:25 ;: T I G AR ALBERSONa r= wz • t'' STEP LEFT TURNS FROM C:SUMI'IERF I ELS n'CONFLICTING FLOWS 581 ' CRITICAL GAPS 6.0 . ' CAPACITY 49 ''? 1 ACTUAL CAF'AC I TY 486 SUMMARY OF LEVEL OF SERVICE 8Y MOVEMENT '' MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE ; LT FROM Bt. 21 1182 1161 A 3. 10 0.02 .., ALL MOVES FROM C: 38 856 818 A 4.40 0.05 IA . 7� ` r,. t' Ay L, A • e +q tiY i ":44' ' nr '°y' M' 1: ' IY F ' 4 , �' ',K 1 uu , � N 1 4 .,.; rd 4 rS.ty:`j , :i , .,...•r` i W,y4,.•ty .!::, ,.�. 1 ,.'1 a�n. - ■ ! 4.:`1983 HCM -- CHAPTER 10 : L`NS I ONAL I ZED' `'' AF'PROP.;HES (PAGE 1 of 4) ., ' DATE:O7--& t--1986 TIME: 1 :08:5 " mrl ,`1,. �' L DERST©{115' ENT X I8T Ii�IG PM ,,, ,,. ,, ' LAST DATA8 ',TS LOADED OR ! AVER r r "VOLUME= GEC'�METR Z C5= ;. ' . 4.,: KEY: A— ._8 l �T u yy L + I: •, i S{ C .,• ,. GENERAL CHARAC TERISTICS .' ,r,t ;. ,, _POPULATION GREATER THAN 5r),out) YES 'ad �,;'�! :CC ;i IROLG. FROM C: STOP w REVAILING SPEED: 30 VIP!-I Y:a ' MAIN STREET 4 OF LANES: 2 LANES Y`.1 -,,:.1‘..,/,'.-i..:,: .!'..' ' A I N STREET APPROACH A - EXCLUSIVE RIGHT TURN LANE: Y .,-',1„.., ;' ,"�MINOR STREET LANES .^f APPROACH: C: SUMMERF I ELD r ' `, *" : SHARED LEFT AND !FIGHT TURN LAN :: YES u;11r ` ` OR SHALLOW RIGHT TURN ANGLE: NO ,'j ARIA RIGHT C..HT Tl�RN RAD Z U,.y (;, RIGHT TURN ACCELERATION LANE ON MAJOR: NO .:,,,,.1,, S 1� 1 . " ' � .�ZGHT DISTANCE F,ESTfiICT.t`aNS (in seconds) W '":f APPROACH A: WESTSND B: EASTDND C: SUM`1ERFIELD } } ' LEFTS 0.00 0.00 t o.00 TLIRUS 0.00 0.00 0.00 r� RIGHTS 0.00 0.00 0.00 '} : ' APPROACH A WESTL ND 8. EASTBND C: SUMNERF I ELD .r. a:' LT TH RT LT T TH RT LT TH RI ;,' 4 ;;:. VOLUME 0 4;�� 1 1 10 4 3 wee 0 16 0 63 '' ' PHF CD.9 a O.90 O.90:D ". ADJ VOLUME �: 481 `. i» , , ) DtD 0.00� 1S ��1D 0 70 12 11 b .�7.� c.� � li PERCENT` GRADE ,C: .� 1 0. , PASS CAR/HR 0 1�.? .C.y } 77 ri 1--: 4'=; STEP 1 RIGHT TURN a PROM C SUMMERF I ELD ....,1 'L,, CONFLICTING r LO;i15 41 ^'4 a. CR T I CAL GAP'S 5.07 '' CAPACITY 738 r� ACTUAL. CAPACITY 7 S . it b sr ' . STEP ^ LEFT TURNS FROM BaEASThND ' ` -- ; CONFLICTING FLOWS 48 . W CRITICAL GAPS 4.5 -- C : 'AC I TY Gt86:!..: , CAPACITY USED 1516 , IMPEDANCE FACTOR D.90 .� ACTUAL CAPACITY 863 �a '''''''.:::,:::::::1::.1..'''.'''''It:r'''. I ' ' ' ' ' ' , , '1;11 ,' ""Iwo. , .,„..,, 7 t *"•ww+Hw e,:.,`ww ,1,,,..4.':.• i. .Yi i, `i �1 ,yNM �. r 7 y,, ,� : #• a °'w. ,� � ,.++.w.. 1� i �p�'Yk .,h I h'� R �,y�v• .',gyp I `r i `t.>:• +, � f'� �;� .�., ,.4:. A ;,:r:' .'v ..',i., t.:',:1 •n :a r NM1 y, r• w!i1"4w M. .,u '•M o ,fl, - - � .. ,� ..::ra "•"",y;'"".'..4'«»�.,,_M•.:a• ,r;�•7+y V• 4 .1 iF�}��l• .�., .3/�' q fr ;1'..', .F �9 _ y. `r1Yr I ' .,';''' ■ T �` 1 985 HCM - r.HAFTE R lu UNS I GNAL I Z ED — a APPROACHES (PAGE 2 of 2) ' ; DATE:07-01—.Y9Cb TIME: 13:08:50 t ALBERSTON6 ENT EX I ST I NG FM • ;) :',, ,k 1`' f ': STEP 3 LEFT TURNS FROM C:SUMMERF I ELL) ,,,,,,,F'-';'-..,',*,'° CONFLICTING FLOWS 975 r slim i = , . CRITICAL GAPS 6.0 L. r 1 CAPACITY 297 ''� 4,j,. r n , :a ACTUAL CAF'AC I I"Y 268 1 r' JR t r ,r� any 4. i`I , `I '..; SUMMAF SUMMARY OF LEVEL OF SERVICE BY MOVEMENT ' k MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE My LT FROM 8■ 127 863 736 A 4.89 0. 17 Y 11 ', ALL MOVES FROM C o 97 545 448 A 8 a 0 2 1{ I r#ui Ii N r C 1 y 4 J 1 \X''::'''' 'f'.1‘' .. .i.\:'''''.,..*' ': k 4 . 11 yJlv Y# 4y I A' 1..:''','*,, ',,. , @ : Qty {1-. YES k m :'. ♦ i y ,y 4 1 ,: J. I 'M:r C x U+M, 1 1 t , °,? 1985 HCM _ CHAP T ER 10. LNS I CNAL I ZED - 4 APPROACHES (PAGE 1 OF 2) r a DATE.07-0 1- 1 966 T I ME a 1 a 12 a 49 A1 T I CARD ALBEf STOr iS ENTRANCE AM SCENARIO 1 i 1v t, <L ("LAST DATASETS LOADED OR SAVE}' VOLUME= GEOMETR I CS= .;, KEY: D '' +a? x. A-- _D F �a ''k w : GENERAL CHARACTERISTICS POPULATION GREATER THAN 25090000 YES , .1 CO"TnOLS FROM C: STOP , le FROM C RT LANE: STOP r FRO D.µ STOF {' PREVAILING! SPEED 30 MPH '.. } MAIN STREET # OF LANES LANES f °k. " . MAIN STREET APPROACH A -- EXCLUSIVE RIGHT TURN LANE: NO .i ;,„ . • 9MA I N STREET AF F RSOACH D -- EXCLUSIVE RIGHT TURN LANE. YE,�� b , , ;'u. MINOR STREET LANES '" : APPROACH: C; ENTRANCE I ANCE h EXCLUSIVE LEFT TURN LANES YES EXCLUSIVE RIGHT TURN LANES, YES • A ` LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO IRIGHT TURN ACCELERATION LANE ON MAJOR:o NO APPROACH. D SUMIMi rRF I ELD ' EXCLUSIVE LEFT TURN LANES: NO ::4):."' ''..:-:,.:: EXCLUSIVE RIGHT TURN LANES: NO A vl slq 1 r TURN RADIUS 1 R ii IGHT LARGE RIGHT OR SHALLOW �rry1 URN ANGLE NO .h. RIGHT TURN ACCELERATION LANE C N MAJ O 4 NO r„ RESTRICTIONS (i n seconds 1: SIGHT DISTANCE I' APPROACH A: DURHAM EAST D: DURHAM WEST C: ENTRANCE D: SUHMERF I ELLS G r M , ' , ,.. LEFTS 0.00 0.00 0.00 0.00 '",.' THRUS 1.00 0.0t"� 0.0:a 0.01 IRIGHTS 0.00 0.00 0.00 0.00 • °° APPROACH A: DURHAM EAST D: DURHAM WEST Ct ENTRANC E D: SUMMERFIELD { LT TH RT LT TH RT LT TH PT LT TH RT w VOLUME 13 366 36 12 135 12 10 4 52 6 4 25 PHF 0.90 0.90 0.90 0.9t ■ t , .�. ADJ VOLUME 14 409 40 13 150 13 11 4 58 7 4 26 2 PERCENT GRADE 0.00 0.00 0.00 tui PASS CAR/HR 16 15 12 5 64 7 5 31 STEP 1 RIGHT TURNS FROG: C ENTRANCE. D SUMMERF I ELD CONFLICTING FLOWS 429 150 CRITICAL GAPS 5. "� 5.0 b CAPACITY 780 1047 i - CAPACITY USED S' , % A.a, ' ,� „,IMPEDANCE FACTOR 4 0.95 0.99 2 ACTUAL CAPACITY 780 ,047 c y ` ,.0':/:::.'?::: ::■'■4' 1935 HCM — CHAPTER 10: UNS I GNAL I Z ED - 4 APPROACHES (PAGE 2 OF 2)� w �rl" i,y t DATE:0 7—0 1—198 4 'T IME: 13 1 2:49 t" y' '�,1 ` T GARD AL ERS1 ONS ENTRANCE AM SCENARIO E , 'r " fi , i r: • 'STEP 2 LEFT TURNS ;DURHAM WESTBND A c DURHAM ASTBhD ,^ . CONFLICTING FLOWS 449 15o `CRITICAL GAPS 4.5 4.5 M `' . :.CAPACITY 590 1182 CAPACITY USED 2% 1"/a :: 'J' 1 MPEDANCE FACTOR c:�.99 ' .99 '; - ACTUAL CAPACITY 890 1182' , r `° ST E P T'H R U MOVES FROM C a ENTR NCE D:SUMMERF^7 ELL ,, ; �, 'C 7 + CONFL I C I NG FLOWS 607 5.5 5.5' _CRITICAL, GAPS ;� CAPACITY 5 1 5 9 „A , CAPACITY EUFACTO 1.00 i. �r, 3 .t� .4' . * ACTUAL CAPACITY 545 15 . a r 1,. t„ x STEP 4 LEFT FROM C a ENT ;ANCp D k SUMMERF I ELD r 1 .„CONFLICTING FLOWS 689 'i', r ' CR I I I CAL GAF 8 6.0 i` C r'AC I TY 455 427 ACTUAL CAPACITY 442 400 ' ” >' SUMMARY OF LEVEL OF SERV I CF BY MOVEMENT K Y OVEMENT DEMAND CAPACITY RESERVE LOS i VG DEL(SEC) AVG QUEUE *_` ` ' T FROM A a 16 1182 1166 A 3.09 0.01 LT FROM D 890 0.02 1 7*.� 875 4. 11 W �' T FE OM C°r 1..... 442 4ti:0 A 8.L 0.(.,".)3 0 TH FROM 5 545 54 : A 6,67 t'a..tD 1 FROM C 64 78 716 A . ., 4,~� f .; ALL MOVES FROM D.: 43 755 712 A 5.06 �.. "�6 .,. ,ti t . .w.. j N Y9. 1; +� 'l' y°.:- S } w,. 1985 HCM - CHAPTER 10: UNS I GNAL I ZED -- 4 APPROACHES (PAGE 1 OF 2) r` , DATE:0-01-1986 TIME: 13: 16: 12 1r f `'', T I G,ARD ALBERSTONS ENTRANCE PM SCENARIO 1 fw j s+r` `°;. ■ ' ' LAST DATASETS LOADED OR SAVED ./, VOLUME= �EOMETF I CS . ? f": y KEY: D :::.,%.*':::,':, ...,,:',,:.> GENERAL CHARACTERISTICS ? F'OF'ULATION ,GREATER THAN 25th,0000: YES . ;, k} CONTROLS: FROM C. STOP FROM C RT LANE STOP FROM D: STOP ,+. REVA I L I NG SPEED �` SPEED: 30 MF'H ''t.k;` MAIN STREET # OF LANES: 2 LANES ' `' A I N STREET APPROACH A * EXCLUSIVE RIGHT TURN LANE: NO ", :,, 4' MAIN STREET APPROACH B - EXCLUSIVE RIGHT TURN LANE: YES S INOR STREET LANES `cAF'F'RQACH e C: ENTRANCE m,EXCLUSIVE LEFT TURN LANES: YES EXCLUSIVE RIGHT TURN LANES: YES ARGE RI GHT TURN RADIUS OR SHALLOW LOW RI GHT TURN ANGLE: NO RIGHT TURN ACCELERATION LANE ON MAJOR NO : '',1;:-':::,'`:,".-..'': IA 1APFROACH D: SUMMERFIELD EXCLUSIVE LEFT TURN LANES: NO _ XCLUS I VE RIGHT TURN LANES: NO w ARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN' ANGLE: NO y" '` 'I GHT TURN ACCELERATION LANE ON MAJOR: Nt] ::::: '''''''',,--:::: , .I GHT STAN CE RESTRICTIONS (in secords) APPROACH A: DURHAM EAST B: DURHAM WEST C: ENTRANCE Dt SUMMERFIELD b ELD. .'4., :, LEFTS 0.00 0.00 0.00 0.00 , ilIGHTS 0.00 0.00 0.00 0.00 APPROACH A. . ' A: DURHAM EAST B: DURHAM WEST C: ENTRANCE D: SUMMERFIELD � ':. LT TN RT LT TH RT LT TH RT LT TN RT 00 104 ,,,35 54 49 411 11 143 25 UDLUMtN 98 1 ► 13 63 1F-IF 0.90 0.90 0.90 0.90 DJ VOLUME 116 37 60 54 457 12 159 2t3 109 18 14 TO PERCENT GRADE 0.00 t . 0.00 "ASS CAR/HR 1?5 31 1 D 2 D i ' , TEP 1 RIGHT TURNS FROM C:ENTRANCE D.SUMMERF I E LD ONFL I CT I NG FLOWS 40.E 457 RITICAL GAPS 5. 0 5.0 CAPACITY 802 15% �* {''. '' ,APACIT4' USED 151. MPEDANCF' FACTOR 0.90 0.4.,i)4 ' ACTUAL CAPACITY 802 757 to m riu k' ! '+ , k'� `'1985 HCM .— CHAPTER 10: UNS I GNAL I Z ED — 4 APPROACHES (PAGE 2 OF 2) t ,�' ,," ''. DATE e()7--01-1986 TIME R 1 w: .16 s 1 qtr ,,,4::;::',' ' T ;GAF D ALBEF STONS ENTRANCE PM SCENARIO 1 i1 c r.' ty , , .';STEP 2 LEFT TURNS FROM B a DURHAM WESTRND ' a DURH H E A T Wd, I" Y f , ` CONFLICTING FLOWS 432 457 ' CRITICAL GAPS 4.5 4.5 !'lr ' ti:' CAPACITY 904 883 4 * , CAPACITY USED 7% 14%0 ' .., /` I MF'EDANCE FACTOR 0.96 0.91 t �) ACTUAL CAPACITY 9()4 88 1 xu Yl, ., Y , 4 STEP . ThFU h�VES FROM G•E�TRANCE ` D.SUMM ELI ' �� CONFL I CT I NG FLOWS :,029 1 059 ; ''' r-mc CRITICAL GAPS 5.5 5.5 ::: '*".'.;',.**'..'..,""r,,°s �. .: CAPACITY.:' 338 326 CAPACITY USED 10/. 6% 1 �' s rl '#'' IMPEDANCE FACTOR 0.94 0.97 ''` ACTUAL CAPACITY 294 284 , r STET' 4 LEFT TURNS FROM C:ENTRANCF D SUMMERI-I ELD CONFLICTING FLOWS 1 1196.,P-,.hr .' CRITICAL GAPS 6.0 6. : 4 : * CAF'AC I TY 250 225 , ,- ACTUAL CAF'AC I TY 198 165 + e 4 � SUMMARY OF LEVEL OF SERVICE BY MOVEMENT 'z '''MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE ' LT FROM A 127 883 756 A 4.76 0. 17 - .- •LT FROM B: 60 904 844 A 4.^7 0.07 ," »` r y LT FROM C: 198 23 E 155.6 0 `7.55 *• ,1TH FROM C: ,~1 294 264 C 1..z..64' 0. 14 ' 'F,T FROM C. 120 802 2 2 68�. A ryy� .A 408 295 C ,� A: ALL MOVES FROM i1 112 12. 19 0.38 1 i a 1 ,y w, m Jw^!t wx: fI „ a 11985 HCM — CHAPTER 10. UNS I GNAL I ZED -- 4 APPROACHES (PAGE 1 OF 2) DATE:c:07--01-1986 TIME: 13 18.59 1..CENARIO 2 AM F'EAF • r Y 1 f * ; • AST DATASETS LOADED OR SAVED OLUME= GEOMETR I CS FEY.D» rN F A— —B C ENERAL CHARACTERISTICS OPULAT I ON GREATER THAN 250,000: YES I1" • CONTROLS: FROM C. STOP FROM C RT LANE: STOP FROM D. STOP PREVAILING SPEED: 30 MPH '° } MAIN STREET # OF LANES: 2 LANES AIN STREET APPROACH A -- EXCLUSIVE RIGHT TURN LANE: NO AIN STREET APPROACH 1E+ EXCLUSIVE RIGHT TURN LANE. �N 1 INOR STREET LANES APPROACH: C. ENTRANCE XCLUSIVE LEFT TURN LANES'. YES , rEXCLUS I VE RIGHT TURN LANES: YES LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO RIGHT TURN ACCELERATION LANE ON MAJOR: NO CAF PROACH D. SUMMER FIELD .l � e b EXCLUSIVE LEFT TURN LANES: NO ' EXCLUSIVE RIGHT TURN LANES. NO • LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE. NO RIGHT TURN ACCELE '4T I ON LANE ON MAJOR: NO SIGHT DISTANCE RESTRICTIONS (in soconds) APPROACH A. DURHAM EAST 8. DURHAM WEST C: ENTRANCE Du SUMMERFIELD y M LEFTS 4 0.00 0.00 0.00 0.00 .:';THRUS 0.00 1 0.00 0.00 0.00 RIGHTS 0.00 0.00 0.00 0.00 1APPROACH A: DURHAM EAST B. DURHAM WEST C: ENTRANCE D. SUMMLA IELD LT TH RT LT TH RT LT TH RT LT TH RT VOLUME 13 `,..C68 40 12 1, 5 5 i D 4 54. 6 4 PHF 0.90 O.90 O.90 0.90 ADJ VOLUME 14 409 44 13 150 6 11 4 58 7 4 28 PERCENT GRADE 0.00 O.00 0.00 PASS CAR iHR 165 12, 5 64 7 5 31 STEP 1 RIGHT TURNS FROM C.ENTRANCE D:SUMMERFItELD CONFLICTING FLOWS 431 153 v.. CRITICAL GAPS' 5.0 5.0 CAPACITY 778 147 " CAF`AC I TY USED 8/ 3Y. .N ` IMPEDANCE FACTOR 0.95 0.'59 ACTUAL CAPACITY 77 8 FACT T 47 EDANCE 10 u,'µ *• � ! _ 1, 1985 HCM — CHAPTER 10: UNS I GNAL I ZED -- 4 APPROACHES (F'AGE 2 OF 2) y 11, r ':r, DATE:07--()1.1986 TIME: 13: 18:59 ,SCENARIO' 2 AM PEAFr: o t tom 4 !r' *1 STET' 2 LEFT TURNS FROM B:DURHAM WESTBND A:DURHAM EASTBND ,,, i . :+ 'CONFLICTING FLOWS 453 150 :, " "� CR IT I CAL GAPS 45 4.5 � r# w Y CAPACITY X86 1182 a,`, ",• ,+i4°. CAPACITY USED 2/. 1% �:: • ' '' 11IMPEDANCE FACTOR 0.9'9 0.99 ACTUAL CAPACITY 886 ' 1182 ',1“:',. .':' , '. �w STEP 3 THRU MOVES FROM C:ENTRANCE D:SUMMERF I ELD • t .t CONFLICTING FLOWS 609 631 y .,. CRITICAL CAPS 5.5 5.5 C '' CAPACITY ' 55:� 536 M, !r k 1/ 1/ ' CAPACITY USEI9 't ' IMFEDANCE FACTOR 1.0c:� 1.00 . a '.`, ;, IALTUAL, CAF`AC I TY 543 529 ' :, =a: 1 qty : a ! ISTEP 4 LEFT TURNS FROM C:,ENTRANCE D:SUMMERFIELD { gCONFL I CT I NG FLOWS 641 693 ';; N CR I T I CAL, GAPS 6.0 6.0 ,, CAPACITY 454 4^5 w : ,;.: ACTUAL CAPACITY 440 398 y 4 .! ,� SUMMARY OF LEVEL OF SERVI CE BY MOVE VIENT` r 11 +'y Y MOVEMENT DEMAND CAPACITY RESERVE LC''S AVG DEL(SC) AVG QUEUE ' !', LT FROM A: 16 1 166 A 3.09 0.01 b 1182 `. LT FROM B e 15 886 871 A 4., 13 ''',;; rw ,` " _.. ,, LT FROr1 Cr, 12 440 428 A 8.41 0'.0 IRT 5 54 58 A 6.690.01 ; t, u FROM C . 64 778 715 A 5.04 0.09 , ALL MOVES FFcL.;(`'1 Dt 4...4. 754 710 A I 5,07 0.06 ; r I , ....1 , „,,,, .1/2, :... , 0 , ;,:, ,„,,, ,,.., �I 1 g 1,-. . ' • i ♦? .l �M 1 :. }: 6! i w„,µ1 A Y.r _ A'IG 1985 HCN -- CHAPTER 10: UNS I GNAL I Z ED — 4 APPROACHES (PAGE 1 OF 2) DATE«1)7-01-198 , TIME: 1: o 21:44 Q F sQ 11SCENARIO 2 PM PEAK , . LAST DATASETS LOADED OR SAVED ,,,VOLUME= GEOMETR I CS— KEY: f !' D �f A— —.D t , Ar ;GENERAL CHARACTERISTICS POPULATION GREATER THAN 250,000: YES CONTROLS: FROM C: STOP FROM C RT LAME: STOF° FROM D: STOP PREVAILING SPEED: 30 MPH MAIN STREET # OF LANES " LANES MA I N STREET APPROACH A EXCLUSIVE RIGHT '''URN LANE: NO k° MAIN STREET APPROACH B —. EXCLUSIVE FIGHT TURN LANE YES �1 t M I NOR STREET LANES 1 ° AF'PkOACH': Ct ENTRANCE EXCLUSIVE LEFT TURN LANES: YES ,EXCLUSIVE RIGHT TURN LANES: YES ,; LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO RIGHT TURN ACCELERATION LANE ON MAJOR: NO APPROACH: POACH: D: SUMIIERF I ELD EXCLUSIVE LEFT TURN LANES NC` ," X CLUS I`JE RIGHT TURN LANES: NO M.w. LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT GHT TURN ANGLE: NC] w , ; RIGHT TURN ACCELERATION LANE ON MAJOR: NO „ Q DISTANCE RESTRICTIONS CT I ONS (i n seconds) SIGHT DIS APPROACH A: DURHAM EAST B: DURHAM WEST C: ENTRANCE D: SUMMERF I ELD LEFTS 0.00 0.00 0.00 0.00 THRUS 0.00 0 0th ` 0.00 0.00 i .. RIGHTS 0.00 0,0u 0.00 0.00 kf APF ROACH A DURHA B: DURHAM 'WEST C: ENTRANCE D: SU1�IMERF I ELD h'I' EAST .r LT TH RT LT TH RT LT TH RT LT' TH. RT 104 335 77 49 411 49 �.43 25 98 16 �,3 63 tLL' PHFU..- VOLUME 1 5 0.90 0.90 0.90 a 0.90 . as , AUJ VOLUME 116 86 54 457 54 159 25 109 18 14 70 ® PERCENT GRADE 0.00 0.00 0,u0 PASS CAR, HR 127 60 175 31 120, 20 16 77 tl n STEP '1 RIGHT TURNS FROM C:Ely T RANCE 81 h,1 pp1�E y y e°'SUI'�1?IERF,L EL�J EICONFLICTING FLOWS 415 457 �. CRITICAL GAPS 5.0 5.0 CAPACITY 791 757 Q . y CAPACITY USED 15"% 1 IMPEDANCE FACTOR 0.90 0.94 ACTUAL CAPACITY 791. . 757 I „ 1 Q N I "Y f Jw ,rvl J n .. �.ee y* ,y :a "`a. .��: •,I a .. .1.. � . . .SAP r r . �� r I A. a I , • ` 1::;.:,"*.'' Ill. r ' 1985 HCM — CHAPTER 10: UNS I GNAL I ZEr — 4 APPROACHES (PAGE 2 OF 2) e DATF:07-01--196 TIME; 1.5: 1 44 =` • w- ' SCENARIO .. PM P'EAa:; i.,,,,,,:.:-..,,,,,3,,,'r '~. STEP' ' LEFT TURNS FROM 8 DURHAM WESTBND A:DURHAM EASTBND ,.:,',:.',:.:...,:-4'.; .4. 11CONFLICTING FLOWS 458 457 "�a,, CRITICAL GAPS 4.5 4. CAPACITY 882 883 CAPACITY USED 7% 141, x,' ,;., I MF'I DANCE FACTOR 0.96 O.91 .'; r ' °'' ACTUAL CAPACITY 882 883 ',. r, ^ • STET 3 THRU NOVES FROM C.ENTRANCE D 4 SU.MERF I ELD `, ,` ' Dr'. CONFLICTING FLOWS ,1 042 1 084 .,, ' �, CRITICAL CAPS .5J..., 5.5 �, °'', .; CAPACITY '1;33 317 , L `}. CAPACITY USED 11'/. 6/tl � � IMF'EDANIJE FACTOF 0.94 0.97 r ' „ -r ACTUAL CAPACITY 290 276 p"4 t. ry n STET 4 LEFT TURNS FF'OM C:ENTRANCE D e SUMMERF I ELD j � : u LO'FL I CT I NG FL DS �.126 1221 ® CRITICAL GAPS 4, 9 6.0, CAPACITY 46 218 ` .,,, IACTL)AL CAPACITY TY 194 160 r' ay r'' SUMMARY OF LEVEL OF ;SERVICE BY MOVEMENT «• I MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE ,, LT FROM A. 127 883 756 A 4.76 0. 17 ■ n y r„.LT FROM 8 60 88.E 822 A 4.38 0.07 w, zw. a LT FROM C M 175 194 20 E 184.53 ),T,',.96 7�� 1. 4 GN, .' TH FROM C. 31 290 259 C 13.89 Cad 12 ,, 'T*-. 120 791 672 A 5.36 0. 18 ::::',.—,--"1-;*. ALL MOVES FROM D: 112 399 286 C 12.57 0.39 : IL I t: w I r a. . ,, ray M i',,,n, . , 4 4 '', i y4,r w w ,fir k Nr � x Y. .µ . tt � 1985 HCM — CHAPTER 10: UNS I GNALI ZED — 4 APPROACHES (PAGE 1 OF 2) DATE:07-01-1986 TIME: 13:X0:.21 . SCENARIO 3 AM PEAT:: • r LAST DATASETS LOADED OR SAVED VOLUME= GEOMETRICS= i , :....: .4,w V ' : r A— -B . 1 C GENERAL CHARACTERISTICS POPULATION GREATER THAN 250,000: YES t CONTROLS: FROM C: STOP gm FROM C RI LANE: STOP FROM D: STOP' . PREVAILING SPEED: 30 MPH ', r MAIN STREET # OF LANES: 2 LANES IMAN STREET APPROACH A -- EXCLUSIVE RIGHT TURN LANE: NO MA:d N STREET APPROACH B EXCLUSIVE RIGHT TURN LANE: YES :,....:,)/,.::: M STREET LANES SS INOR STF,F= APPROACH: C: ENTRANCE .. ':o EXCLUSIVE LEFT TURN LANES: YES RIGHT N LARGE RIGHT TURN RADIUS OR� SHALLOW RIGHT TURN ANGLE: NO YES . , ' RIGHT TURN ACCELERATION LANE ON MAJOR: NO . APPROACH: D: SUMMERFIELD :J . EXCLUSIVE LEFT TURN LANES: NO EXCLUSIVE RIGHT TURN LANES: NO . . , , IILARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO RIGHT TURN ACCELERATION LANE ON MAJOR: NO C: ENTRANCE D:• S 1 CHT DISTANCE RESTRICTIONS (in seconds) E T NCE L) SUMMERFIELD . APPROACH A: DURHAM ELAND B: DURHAM WBND C LEFTS 0.00 • , THRUS 0.00 • I .' . .._•,. 0.0: 0.00 0.00 0.00 ' FI GHTS 0.00 0. :0 0.00 0.00 " AP R A: B: WEND C: ENTRANCE D: SUMMERFIELD ' ' 'OACl-1 A DURHAM EBND 8 DURHAM . LT TH RT LT TH RT LT TH RT LT TH RT VA VOLUME 13 368 42 12 135 5 65 4 52 6 4 25 :. 9+ 90 90 ADJ VOLUME. OLUME 14 409 47 13� 150; 6 72 4 58 7 4 28 , • PERCENT GRADE J.000 O.00 0.00 ''' PASS CAR/HR 16 15 79 5 64 7 5 31 ' STEM' 1 RIGHT TURNS FROM C:ENTRANCE DSUMMERFIELD CONFLICTING FLOWS 432 1S0 CRXT,tCAL GAPS 5.0 5,0 .,.:- CAPACITY 777 1 047 , CAPACITY USED 8% .." s , IMPEDANCE FACTOR . 0.95 0.99 ACTUAL CAPACITY 777 1047 ' r '• 1985 HCM — CHAPTER 10: UNS I GNAL I Z ED 4 APPROACHES ROACHES (PAGE 2 OF 2) • • • DATE:07-01--1986 TIME: 1 3:30:21 ' 11SCENARIO AM PEAK r .. STEP ^ LEFT TURNS FROM S:DURHAM WBND A:DURHAM EBND CONFLICTING FLOWS 456 150 EA I T I CAL GAPS 4.5 4.5 CAPACITY 884 1182 CAPACITY USED Vii'. 1% IMPEDANCE FACTOR • 0.99 0.99 P r . ACTUAL ..,A : �"�.I TY 884 l 1 C,:n STEP 3 THRU MOVES FROM C.ENTRANCE D:SUMMERF I ELL CONFLICTING FLOWS 610 l�3 '. .CR T'T I CAL GAPS 5.5 5.5 CAS-MC I TY 549 5 5 CAPACITY USED 1% 1 IMPEDANCE FACTOR 1.00 1.00 N ACTUAL CAPACITY 542 528 • . STEP 4 LEFT TURNS FROM C:ENTRANCE D r SUMMERF I ELD • CONFLICTING FLOWS 642 696 '. CRITICAL GAPS 6.0 6.0 . , : CAPACITY 453 424 - -• % ' Ili ACTUAL CAPACITY 440 397 SUMMARY OF LEVEL OF SERVICE BY MOVEMENT MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE , ' LT FROM A: 16 1182 2 1166 A 3.09 0.01 LT FROM B: 15 884 969 A 4. 14 0.02 LT FROM C: 79 440 360 tit 9.99 0.2'11' TH FROM C: 5 542 537 A 6.70 0.01 • . RT FROM C: 64 777 714 A 5.04 0.09 • ALL MOVES FROM D: 43 751 709 A 5.08 0.06 • . b • it— II -7>:"-,-..„.\ w N • 5 Y. p 1, z 1 1985 HCM -- CHAPTER 10: UNS I GNAL I ZED -- 4 -AF'F'ROACHES (PAGE 1 OF 2) . DATE:c=07-01- 1986 TIME: 13:27:23 ITISARD ALBERTSONS ENTRANCE SC,a p 46 ? ) 1../ i 5 - . LAST DATASETS LOADED OR SAVED ,VOLUME= GEOMETR I CS 0 KEY: ' D . ,i. . .. : ,.',: I A— —B , ' '' !!':::- GENERAL CHARACTERISTICS FOF'ULAT I CJN GREATER THAN 250,000: YES r • :'._.. CONTROLS: FROM C: STOP FROM C RT LANE: STOP FROM D: STOP PREVAILING SPEEDg 30 MPH MAIN STREET # OF LANES: 2 LANES � r ��. II"1A1N STREET APPROACH A -- EXCLUSIVE RIGHT TURN LANE: NO MAIN STREET APPROACH B - EXCLUSIVE RIGHT TURN LANE: YES MINOR STREET LANES APPROACH: C: ENTRANCE ' . ,. EXCLUSIVE LEFT TURN LANES. YES ,.. :..'. E X CLLS I VE RIGHT TURN LANES: YEE) - A L R E RIGHT URN RADIUS OR SHALL 7W RIGHT TURN ANGLE NO — .(. .. . I HT TURN ACCELERATION LANE ON MAJOR: NO 1 1 APPROACH D: SULMERF I ELY EXCLUSIVE LEFT TURN LANES: NO "'EXCLUSIVE RIGHT TURIN LANES: NO . . --. LAF.UE RIGHT TURN RADIOS OR SHALLOW RIGHT TURN ANGLE: NU ' RIGHT TURN ACCELERAT I O►a LANE ON MAJOR: NO .' *. . ' I, - , ... SI0HT DISTANCE RESTRICT (gin seconds) APPROACH A. DURHAM EE3ND 8: DURHAM WEBND C: ENTRANCE D: GUMMERFIELD ILEFTS O.00 D.00 O. ) 00 THRUS D. 0 0 D0 gm1C1)(‘C)) :)).(0)(C)) IHTS 0 o U c�a . , oe !II F�PF'ROACH A DURHAM EBND 8: DURHAM WDND C ENTRANCE D SUMMERFIELD , T �3�" LT TH , RT LT TH RT LT TH R LT TI-I RT VOLUME 104 335 116 49 411 11 217 25 106 16 13 863 t -0.90_ 0.90 0.90 F HF k.�.9c� C ADJ VOLUME 116 372 129 54 457' 12. 241 28 118 18 14 959 ..,. PERCENT GRADE 0.00 0.00 0.00 to PASS CAR/HR 12:' 60 265, 31 130 20 16 1055 STEP 1 RIGHT TURNS FROM C:ENTRANCE D SUMMERF I EL? CONFLICTING FLOWS 437 457 s CRITICAL GAPS 5.1:1 5.0 , CAPACITY 774 757 CAPACITY USED 171. 1.35% I MPEDANCE FACTOR ' 0.89 0100 ACTUAL CAPACITY 774 757 '''. . Al ' ' H 1985 HCM - CHAPTER 10: UNS.I GNAL I ZED --` 4 APPROACHES.ROACHES. (F.AGE 2 OF 2) DATE:07-01-1986 TIME a 13:27 2 T I GARD ALBERTSONS ENTRANCE STEP .2 LEFT TURNS FROM B DURHAM WEND A:DURHAM EBND CONFLICTING FLOWS 501 457 • ' d CRITICAL GAPS 4.5 4.5 •' CAPACITY 847 883 CAPACITY USED 7°!. 47. <. \ I MP D DICE FACTOR 4.96 0.91 E A ACTUAL CAPACITY 847 O8 p STEP THRU MOVES FROM C:ENTRANCE D:SLIMMERF I ELD • :. .• .• CONFLICTING FLOWS 106:''5 1128 CRITICAL I T I CA}. GAPS 5.5 5.5 ' ' CAPACITY 325 301 *:� . w'CAPACITY USED 11% •11 :':• "\, IMPEDANCE FACTOR 0.93 0.97 ACTUAL CAPACITY 282 262 ISTEP 4 LEFT TURNS FROM C.ENTRANCE D.SUMMEFFIELD . COLICTIN• O FLOWS 203'7 1273 • CRITICAL GAPS 6.0 6.0 CAPACITY 78 204 ACTUAL CAPACITY 0 147 SUMMARY OF LEVEL OF , � C3E6V I CE 8Y MOVEMENT 'MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG OUEU.IE ' LT FROM A. 127 883 756 A 4.76 O. 17 , • . . .'— a LT FROM B: 60 847 787 A 4.58 0.08 -,'0'-•%!*.' . L'I FROM C: 265 0 -265 E* INFINITE INFINITE TH FROM C: 31 2E2 251 C 14.32 0. 12 -y ; IRT FROM C: 130 774 644 A 5.59 O.20 ALL MOVES FROM D: 1 090 687 —403 E* INFINITE INFINITE LR L . CO Ems ili 1 IP r ! ` W tom" • I* - + • •A M t '. u i" ., p r. • 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS PROJECT: TIGARD ALBERSTONS INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD•• "� DESIGN DAY: SCENARIO 1 PM PEAK I. • GEOMETRY -r • No. of No. of No. of No. of No. of No. of Lt. Lt.&Th. Thru Rt.&Th. Rt. Rt,Th,&Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes ts! EB 1 0 0 1 0 0 •" NB 1 0 1 0 1 0 • NB 1 0 0 '1 0 0 • ' ; SB 0 0 0 0 0 1 TRAFFIC VOLUMES w1 Left Right •• Turn Thru Turn Total • ED 104 335 54 493 .. WB; 49 411 11 471 NB 143 25 9€, 266 SB 16 13 63 92 • LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES Oh A MULTILANE APPROACH , -. 7 aITH PERMI55IVE LEFT TURN LANES iOPTIONilL WORKSHEET) Yo LT Total No. of Equiv. Thru Vol. In Vol. In Opposing EQUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The Volume PCEIt Vlt PCE's (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining Ivphl Lane Lanes • • 411 2 104 208 389 597 1 597 0 0 597 • 389 2 49 r•r 411 509 1 509 0 0 509 76 1.1 143 157.3 123 280.3 1 260 0 0 280 123 1.1 16 17.6 76 93.6 11 94 0 0 94 ti ,. PCE Lookup Table r . 0 -199 1.1 200 - 99 2 600 -799 3 800 -999 4 • O. 1000 & up 5 CALCULATIONS OF STATUS v ED LT., 104 NB LT= 143 Ill NB TH&RT= 411 SB TH&Ri: 94 t' SUM= 515 SUM= 237 NB LT= 49 SD LT= 0 ED TH&RT= 389 NB TH&RT= 123 SUM= 438 . SUM= 123 OLUNE��- 752 LOS a MAXIMUM SUM t�: CRITICAL �� • Right Turn Check O! u. • 'o . a +�. 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS III III PROJECT: TIGARD ALBERSTONS INTERSECTION: DURHAM ROAD AND MAIN ENTRANCE/SUMMERFIEI,D DESIGN DAY: SCENARIO 2 PM PEAK GEOTR0 44 No. of No ME of Y No. of No. of No. of No. of Lt. Lt.&Th. Thru Rt.&Th. Rt. Rt,Th,&Lt Approach Lanes Lanes Lanes Lanes . Lanes Lanes y . EB 1 0 0 1 0 0 NB 1 0 1 0 1 0 NB 1 0 0 1 0 0 SB 0 0 0 0 0 1 TRAFFIC VOLUMES Left Right I Turn Thru Turn Total ED 104 335 77 493 NB 49 411 11 471 • a NB 143 25 98 266 N SB 16 13 63 92 III LANE DISTRIBUTION FOR SP RED LEFT/THRU LANES ON A MULTILANE APPROACH WITH PERMISSIVL LEFT' TURN LANES (OPTIONAL WORKSHEET/ • d Vo LT Total No. of Equiv. Thru Vol. In Vol. In Opposing EOUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The Volume PCEIt Vlt PCE's LTH+RT) Total Approach Per Lane in LT+TH Lane Regaining Ivph) Lane Lanes I 411 2 104 208 389. 597 1 597 0 0 597 3B9 2 49 98 411 509 1 509 0 0 509 76 1.1 143 157.3 123 280.3 1 280 0 0 280 123 1.1 16 17.6 76 93.6 1 94 0 0 94 * * Ill PCE Lookup liable 0 -199 1.1 ,i 2000 -599 2 60(' -799 3 800 -999 4' 1000 I!i up 5 CL .711 a CALCULATIONS OF STATUS ED LT= 104 . ND LT= 143 NB TH&RT= 411 SR TH&RT= 94 SUM= 515 SUM- 237 NB LT= 49 SB LT= 0 EB TH&RT= 389 NB TH&RT= 123 SUN= 438 SUN= 123 NAX1H A SUM OF CRITICAL VOLOH88= 752 Los = A • Right Turn Check OK •A 1 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS PROJECT: TIGARD ALBERSTONS • • III INTERSECTION: DURHAM ROAD AND MAIN ENTRIiNLE/SUMMERFIELD 1:.:. " '' DESIGN DAY: SCENARIO 3 PM PEAK GEOMETRY No. of No. of No. of Na. of Na. of No. of Lt. Lt.&Th. Thru Rt.&Th. Rt. Rt,Th,&L Approach Lanes Lanes Lanes Lanes Lanes Lanes EB 1 0 0 1 . 0 0 , ',„.- •:::.--.::.:: Ill NB 1 0 1 0 1 0 . } . . NB 1 0 0 1 0 0 Sp 0 4 0 0 0 1 r.., TRAFFIC VOLUMES ' ',',4, Left Right :. Turn Thru Turn Total I .. .,.. EB 104 335 116 555 NB 49 411 11 471 . . NB 217 25 106 348 t ' '' . ,.:.,',':''n .1.. Il 5B 16 13 63 9 2 . I LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACH ' . WITL PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) .: III Vo LT Total Na. of Equiv. Thru Vol. In Vol.. In Oppasing EOUIV Volume Lanes On. Volume Vehicles LI+TH Ea. Of The :. Volume PCE1t Vlt PCE's (TH+RT) Total Approach Per Lane in LT+TH Lane: Remaining (vph) Lane Lanes ': 411 2 104 208 451 659 1 659 0 0 659 • • ill , ' 451 2 1 49 98 411 509' 1 509 0 0 509 •` , 76 1.1 217 238.7 131 369.7 1 370 0 0 370 •, v 131 1.1 16 17,6 • 76 93.6 1 94 0 0 94 , • PCE Lo,akup Table ' 0 -199 1.i 20.0 -599 2 ,. 600 -799 • 3 , y y 800 -999 4 d 1000 & up 5 ' illJ LCULATIONS or STATU ill' EB LT= 104 NB L i T: ' 217 -." SD TH&RT- 94 I�B TN&RT� 4t1 SUM= 5i SUM= 311 I '.. Ill • NB LT= 49 SB LT= 0 I EB TH&RT= 451 N9 TH&RT= 131 ' SUM= 500 SUM= 131 .; . . ' Ill ,. . . '.. ' . ' ' H.: MAXIMUM.SUM OF CRITICAL VOLUMES= 026 1 LOS = A w Right Turn Check OK • '...,,Y.. :-.....:, I *******..*....* **.......�F�F.�t....i�...*...i..........'.......**4.....�k.iF�F.,......,.........F........4....F�F.....##.•.................. ,.... . •....., .• ,'; . :; VERSION: 84.03 RELEASE: JUNE, 1985 .,::.. , ,.• .,:::::• I SIGNAL OPERATIONS ANALYSIS PACKAGE .6,, OFFICE OF IMPLEMENTATION ..FEDERAL IIIIGHWAY ADMINISTRATION . ., TECHNICAL SUPPORT MESSAGE CENTER: (904) 392-0378 ********************i******ci****Fit************** **** ****•*********************************** **4****** **** ****************x SOAP INPUT ECHO • c L COMMENT . „. NO. CARD ID A E NBT NBL SDT SBL EBT EBL WBT bB .: ' !J.. 3 2 )BEGIN 0 1700 1800 60 5 ' 30 .95 .5 DURHAM AND HAIN ACCESS ; . :. : . 4 , e 5 r t 6 e ASSOCIATED TRANSPORTATION 7 ! 16016 SW BOONES FERRY ROAD ' . •, . ; 8 e LAKE OSWEGO OREGON 10 t TIGARD ALBERTSONS • ,. 11 t 1 12 ; *****************,****f*******************0******* ) •: 13 * 1 2 N ( NBL SET SBL EBT EBL WBT WBl' t 14 :CONTROL 60 1700 0 90 90 \ ' 15 :VOLUME 60 1700 123 143 76 16 389 104 422 ; 49 ) -. ' 16 ICAPACITY60 1700 1 1 1 1 2 1 2 1 ; 17 ILEFT 2 2 2 2 EWNS 1.8 )HEADWAY 3.5 2.2 2.5 2.2 2.5 2.2 2.5 2,2 2.5 ,. 19 :TRUCKS 60 1700 5 2 5 2 2 0 2 5 ,I '. *** NOTE ... EASTBOUND LEFT. TRUCK FACTOR ASSUMED NOT TO EXIST. ''•r 20 :SEQUENCE L?T L?T ;;' 21 TABLE 4 7 19 22 31 33 • ) = 22 RUN 2 7/2 8 PH SCENARIO 2 NO CARD ID A B N'4T NBL SBT SBL EBT EBL WBT NBL COMMENT cr.) WARNING: LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVt LEFT TURNS IN HE NORTHBOUND LEFT/ DIRECTIONa. =1 i *** WARNING, LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE LEFT TURNS IN THE I HOUTHBOUND LEFT. DIRECTION. •• -* III 1 *** WARNING: LEFT TURN'1ELEASE VA!.UE IS IGNORED WITH RESTRICTIVE LEFT TURNS IN THE EASTBOUND LEFT. DIRECTION. *** YARNING/ LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE LEFT TURNS IN THE WESTBOUND, LEFT DIRECTION. • ::,' k: .. . . `' ;fir' '� . • fttfilfttOtttitttittttftftftttfittIftftftttettfttftftftiffilittfttftt000400*******fffflff**************** * 91t* f 9it' * 91r f Q64' * /It' 0 91t' * 0041 31 1 f 4444,444444444#444404444444444444444444444#4444444444144444440444444444444444ifb****44444414441416444f 4 1911 Q *LOL * 143- *103 C 0 las, t leS-E f 1ON Z * IN- * 3411 f X • 0111110011fifftf***f*Ifffifffilitfftiftfffifft00f*fftlfft',0filliftfffittlfftflfffffIfilltfffffffffffffffIliffff (51114 N3388 ON 1666'66fi=X Al ) ( A/130d84/3110106 ) NO11900106 AO 3311830 03/0103103 Et 'ON 310V4 *tOr *HL' f *LOP' *LW a tr *4t4" f OEE' 00/1 * *00***0**Itilf**Mffilitlfftittft00******fiffilf/efffittftUftffilffffilitittlItUffiff****MiliMilfftalt* f ION- *ION"4 *183-9 f * - f 105-E *1011 z *ION- I f 3811*mom. 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T f WICINNINfliffiffiNff****MOMMOINft****firalt *OffitfillffiRCIMIROMMI •9 3SVild *0 3SVHd *t 3SVHd t f 3SVHd a 1 18VHd *3N11 0 411110 SWIM BISONV NO OISVII 3SVHd H3t13 BOA SOUVS M013 NOILVIHRUS BONA 1V31110 Z4 'ON 310V1 ifffiffilffiMMOMMENtftiNfifilffifffifffitiffiff*WIMMOMMilffifffifffMNICRIfffiftffiffifff * 414'01 a 000° *204708 # * *000' * * a OOLI * 1 0 ffiffft00010100********MillifftitiNftillifffiRffilitftfl*OMMIOtifiltliffiMIUMMUMMIffiliff it ION-8 *ION- *1Oi-9 f -0 ' P a155-L * , t . f 3N/4 WSW* ifffilifittifffilififfi***Ififfliff*MiffefiffitifffilffilitifffiNfifilitiliffilOfffif*W0010*****Iffilff******0 Maim BONIN 09 H3d) 3111110A 0U111 ONISOdd0 NO 03SVI NO14 NOTIVSOIVS NUfli 1431 ON 310VL itifftifftftfilffftff00******0001100410tatiffilf00**0110000***0**00**1000000**0000.1001100000000****0000**10 *00010t1 a/UWE t 000'001 t LZLIZLZE t 000'001 *t91'9E91 *000'Otti **9E'9£91 * 0011 a I 0 ff****ffitiMMERifflitammiffammiNCH,00******0010000000**HttfMifilfilffitHilifilffitiffilf***1 * 1811- * ION- L * 103-9 *103-0 alas. t *155-L *1GH-Z * J,O$- I * 3011 t 161 0 *********************************m**************c*********************************************u***** (3H11 N33U9 48 0110NIN 09)13d 93131H3A1 SNO14 NOTITIOLVS 030111311)3 4 '011 310)11 tiliffillf***CMCOMMINfifilifffiNfififfliffilliffMffifffifffMCWWIRINIRMIMMERIffiftlifftfitf OLt'OC *000'tOT * 999162 a Z61'91 f OMIL a 91L141 t 06919Z1 *0011 * I f Ififiiii*********MMIMICHNICRIUMIRAtifilifffifft**10000ftfiNefft*Off*WiffiNNNOMOMMENfti *lan- *ION- I *103-/ *16 g *1OO- t 188- *lON ION- I * 31111 *lom* 011001000001410****ftiffilffiNfiRWRIffifiRifflififfiftifittiliffileM******WRIMNIfttffilffitiffiNfiff (001.)13d WNW 09 934 83131113A) 531411011 314A0U1 031V1113103 t 'ON 318V1 4 - 33Vd < 3 9UN3Vd SISAliONV SNOTIVU3d0 1VN91S ) i I ( SIGNAL OPERATIONS ANALYSIS PACKAGE ) PACE - 3 • L E F T T U R N CHECK (PER 60 MINUTE PERIOD)' , PERIOD NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND ' NO. TIME VOL CAP VOL CAP VOL CAP VOL CAP ' n ,,, Q. 1 1700 145. 34B. 16. 39. 104. 250. 50. 121. •!'''''''''''-,...,"' .. ' . . . .... ., ,., i : , , „,,,,,, . ). . . ., ,. )-. :.., . 0 . . . .. , , . . • ... . . . . . . .. • ,.. _,_.: • • II as ce , i : ..... . c. .- , 1 „,, .... , r S ( IGNAL OPERATIONS ANALYSIS PRGKAGE � PAGE - 4 ' ill DESIGN AND EVALUATION SUMMARY CONTROLLER SEQUENCE LOST TIME SPECIFIED INTERSECTION NAME RUN N0. AND TITLE TYPE DIAL N/S E/N PHASES /PH TOTAL SAT. LEVEL • DURHAM AND MAIN ACCESS 1: 7/2 8 PH SCENARIO 2 ACTUATED N/A L?T L?T 6 3.5 14.0 95.07 MEASURES OF r' FFEITIVENESS SEOPENCE DELAY STOPS EXC FUEL EXC LEFT MAXIMUM V/C LEFT TURN TREATMENT ' MOVEMENTS: (VEH-HRS) ('r.) (GAL) (VEH) QUEUE RATIO PROTECTION VEH/CYC PH 1 PH 2 PH 3 PH 4 PH 5 PH 6 NB THRU : .79 72.6 1.39 2.3 .23 ???? XXXX LEFT 1.23 84.3 1.96 .0 3.0 .42 REST .0 XXXX ???? EB THRU .BB 92.9 1.25 1.8 .42 ???? XXXX 111 LEFT : .27 98.4 .32 .0 .4 .42 REST .0 XXXX ???? i e• EB THRU : 2.,12 67.8 3.88 6.7 .30 ???? XXXX • ._,_ LEFT : 1.03 89.1 1.54 .0 2.3 .42 REST .0 XXXX ???? MB THRU : 2.96 78.9 5.15 8.4 .42 ???? XXXX LEFT .62 94.9 .85 .0 1.2 .42 REST .0 XXXX ???? MEASURES OF EFFECTIVENESS SIGNAL TIMING ANALYSIS: DELAY STOPS EX. FUEL EX. LEFT MAXIMUM V/C ALL RED DIAL CYCLE PH 1 PH 2 PH 3 PH 4 PH 5 PH 6 ,. PERIOD : (VEH-HRS) (7) (GAL) (VEH) QUEUE RATIO (SEC) NO. (SEC) .(X) (X) (X) (%) (7) (7) III1700-1800: 9.80 78.1 16.35 .0 8.4 .42 .0 N/A 90.0: 6.6 21.5 15.4 12.3 8.9 35.3 SUMMARY 1 16 35 SUMMARY 9.80 78. .0 8.4 .42 TIMING BASED ON EQUAL DEGREE OF SATURATION. I 't-rtvpi-:-,.c Ltittt,Atvi zoi 461 tOe- C 1174 • • �" _ • � any►w. v!p a o �•r.,..,,, .,.., _. , • , . . . . . . . ' , * • • .. . . • ,,. . . . . . ,, ,-..... r . • r - , I . . '':.: . ''''',',•! r., ,,,, , .1 I - .... 1 •.. I i ? :;,,,' , /1 iiii-trrr . .,, 0. . .• . '''' ,,.......4 b . ... . . . . .• ' '', .• ., i..,., • . . 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'Li r,,,,.--, ,... , ... . . . t . • . . . . $ 4 . . . . ' , ' ' _' r . r ,, .., : . COPYRIGHT. ASSOCIATED TR4NSPORTATION ENGINEERING & PLANNING, NC . . , i , - , r 44 __ t..0 V' . • V. . . . ' • 1 . ...':''''.., 0 : . , : : ;; ib".., 0 . • . ',. , . • , r:z.r.4.7. .. ! 1., TRANSPORTATION ANALYSIS S • f. r.,. • ' :' ALSERTSONS PACIFIC HIGHWAY AND DURHAM ROAM • . it ' T I CARD y OREGON , V. • I PREPARED FOR l,. r. ` lESTECH ENT I NEER I NG I NC• i.. SALEM,OREGON : * ; ': .. ..,'' ';'' !e**Z.4, ' 10 ' , sik,'A11%16 Pig/std.' ' ' ... 111411rie.4A . — .:,i AO ,..,-4 ,.- R r� ,.y PREPARED BY ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. • ill 4 16616 S o I M BONES FERRY. ROAD °� 4 LAkkE OSWEGO ORa 970 ®6-260 +JULY 1986 • i • - 1 4) . 1« r TRANSPORTATION ANALYSIS OF ALBERTSONS PACIFIC HIGHWAY AND DURHAM ROAD LOCATED IN T I GARD 'OREGON 1 " .o. INTRODUCTION • This report represents the findings of a transportation analysis f for e 177 f � d. ,60� square root commercial complex deveat®pnient to be located on the southwest corner of Pacific Highway and Durham ,4. Road in Tigard, Oregon. , The purpose of this transportation analysis is to assess the transportation impacts of FULL development on the surrounding ry - road system. The appendices to this report contain a summary of / all key techn i coal calculations and field data collected as parfi. of this traffic analysis. , EXISTING CONDITIONS • :Y STUDY AREA 'LOCATION µ.. The proposed site for thi ; development is situated in the City of Tigard, Oregon on the southwest corner of Pacific Highway and Durhair. Road. The proposed development consists of a 43,000 square foot - , Albertsons Food Center and approximately 155,000 isLiaare feet of commercial retail development. • The area surrounding the site i s residential except for g h generall • ' the commercial areas fronting Pacific Highway on the northwest corner and the northeast corner of Durham Road and Pacific 41. Hi ghway. Pacific Hig... hwa y is designated as a major artcri al street connecti ng the City Tigard with the suburban areas to the . � south (i Nwberg and McMi nvi l l e) . Pacific Highway at Durham Road is a limited access roadway With 2 through lanes each direction and left turn pockets at the intersection. to Durham Road is currently a two (2) lane 'roadway with no parking allowed on either sides of the street. Durham Road serves as an east/west collector street betwaen Tualatin and the kings City area to the west. µ TRAFFIC CONTROL - . ASSOCIATED TRANSPORTATION ENGINEERING tte PLANNING,. INC. Page P A s,, 0 to t ':i I. � The intersection of Pacific Highway and Durham Road is currently M signalized and operates on a_ split phasing east/west and as 0,.. separate phases for the north/-south direction. • o The signal operates on a 90 second cycle during all periods of ,` the day and is fully actuated for all legs of the intersection. ;',' . .: All other roadways and driveways within the area are controlled by stop signs. ±,' �`• TRAFFIC VOLUMES Where no available traffic volumes were available, ATEP performed =. a number of additional automatic traffic counts during Jure of ` , 1956. , .. a e e . peak-hour movement patterns ., In order to estimate evening eak-hour 'turnip ', •, turning p at the intersection of Pacific Highway and Durham Road, ATEP .; performed a number of manual turning movement counts during the w• . : am and pm peak hours. These counts classified all traffic (left n throe h intersection according to the type of m��avement approaching the ant .• or right-turn) . Exhibit 1 is a suaAnar of these courts. r i` ' • . Based on the r Ir, •' results of these counts, it was concluded that the -, weekday evening peak hour of traffic flow within this area — occurs from 4: 45 to 5:45 p e x. and constitutes about 10 percent . r ea: • I.: of the recorded weekday traffic volume. Since the weekday evening peak hour is also the time when the impact of the traffic L {� generated by the proposed development will be greatest, this was ..n. . t ;e tame that was used i n all subsequent analyses. Past !,: . .., , experience has shown that while retail center traffic by "itself may be as much as 5'a percent heavier later in the evening n normal and +� ®r at y nd retai l center--generated r weekends, the combination of no traffic is maximum during the weekday evening peak for commuting home-to-work trips. CURRENT LEVELS OF SERVICE Level f Service (LDS) is a concept developed to quantify the w I degree of comfort afforded to drivers as they travel through an 1 o '• intersection or roadway segment. This degree of comfort includes such elements as travel time, number of stops, total amount of -, stopped delay, and impedances caused by other vehicles. As y, 'r originally l defined with the 1965 Highway Ca aca�t Manual �-, AEI ., , � _ __..1 � e_.__.�Y ' y .. '., (Reference 3). six grades are used to denote the various LOS; uu • these rades are r hown in Table 1 Using t -i i s def i ni t,i on, it is generally agree that "*DU LOS is the mi `ci mum acceptable for an urban area. a. A number of di,f f erent procedures have been developed for - ,, estimating the LOS at signalized intersections. For this es analysis,y a relatively sophisticated procedure was employee that a- a computerized simulation and optimization x involved the use of r ., ASSOCIATED TRANSF`IRTAT I uW ENGINEERING & PLANNING, INC. Pag e . r a y " ' f -....,_-.L. a ' ,yam'' - - - '- - ;r r-, _ s - • i _...- . # ors r s.�,...., ) rte. +x fir..,- a. ..f f""i. s-,.>. ;--7.-i...... �..r.-:.. r..7.:77-. `af r .., -- .,,.-: "1 r+-'_','F!'jj r �. �'1. 1"'.F 7:7 ....-3"11 .!u F.,:'„ 1 R,x•.t`' ._ +. • YiE.. /` ..• .. . _.-e ...• —s- " _ - . ..m . .1—.d •.. -—.k.- `—,- , ,- :..l u.,.'. .. ...,f�-.. .tr.., . •`+'. . . , 1. 7 ALBERTS ; f ey e $_ `cra . (0 2 39 Si 12 34 t2l t- . .. AURA Pi. �s r,,, 1 o (9 N ..,_,„,i 0,3 9 21 23 0 1121{r3) ....1 , ., . MEN") r - E NG •. ,VOLUMES 'Pk lift iiilAtHUAL i9 le- i t. - 'PM -XX r il ,. , 0 . \ .- , - _ . 1 t A. r , L.„...n.. ._,: 1 „ .......... , .-...,,....... , ..._- _441IPOICIrilMTIZIP4 sY . L _ it • Q ig�- K., program called SDAPB4 (SUAP84 is an acronym that stands for Signal Operations Analysis Program) . This progr,m, developed ° through the assistance of the Federal Highway Administrations is capable of providing a detailtd analysis and optimization of the operation of individual signalized intersections, whether they are operating io an undersaturated or oversaturated condition. .0. The program is sensitive to approach lane configuration and utilization, observed saturation flow rates, traffic volumes, peak flow rates, lost time and effective green time, type of controller, pedestrian crcssing time requirements, phasing and phase sequeocing. The program ie capable of providing information on green time requirements, optimum signal timing, degree of saturation (by approach movement and also for the intersection as a whole) , average vehicle delay, percent stopped vehicles, estimated total Fuel consumption; and estieeeei annual operating costs for approaching vehicles. A detailed e' ussion of the methodology underlying this procedure is contained in a tr.,J report entitled, Signal Operation 6nalysis Package: Microcomputer Version , which was published by the Federal Highway Administration, January 1985. f*" For the purposes of this analysis, the assumed relationship between the calculated volume/capacity ratio for the intersection and the associated LOS in given in Table 2. All LOS analyses presented in this report were performed in accordance with the procedures described above. For each intersection, these analyses estimate the overall intersection LOS during the peak. hour flow of The pm peak hour. Copies of the analysis outputs are contained in the appendix. --' 4r* 4.4 1".* :11:1 A3SOCIATED TRANSPORTATION ENGIN5ERING & PLANNING INC. Page 4 t "1. .4 ,•. yipp p 1*.:,1 0 0 ■ °' Table 1 ` LEVEL OF SERVICE DEFINITIONS R., (SS I GNAL I ZED INTERSECTIONS ° s � Level of.�` IS ow •• :• : Service Traffic E low Characteristics A Average overall travel speeds of 30 mph or more. • Free- flowing with no congestion. No signal cycle failures. I Average overall travel speeds of 25-30 mph. Very ,, • d few signal cycle failures and little or no r congestion. C Average overall travel speeds of 20-25 mph. „ . • \ r �, Occasional signal cycle failures and associated ' [,-',4 congestion. ;r--, D Average overall travel speeds of 15-20 mph. Frequent signal cycle failures and associated congestion. 1::1 E Average overall travel speed;.; of about 15 mph. E,. ; Unstable flow which includes almost continuous us signal cycle f ai l ges and backups on approaches to. r . - - the intersections. This represents the• .' ” N `- e a .' theoretical l capacity of the facility. F Forced f l owq wi with average over'al l travel speeds of below 15 mph Continuous signal cycle failure with - backup on approaches going through upstream - intersections in some cases. ,,.,__,/,,,. .. .. ,,,,, . a.'" Note v A signal cycle failure i s considered to occur When • r " Y' one or more vehicles are forced to wait through ``; more than one green signal indication for a particular approach. 0,. T'. b sae. :.*i :0' ••` - �' `rr i AC Y1 arms IIIa iu ,. L.4 Y.it ..; ASSOCIATED TRANSPORTATION ENGINEERING & PLA JF'I NG$ INC. Page 5 M t , • • • Table 2• ,r CRITERIA FOR SIGNALIZED INTERSECTIONS O Stopped Los Delay Rer vehicle ssec,e D _. A <5.0 B 5. 1 - 15. C 15. 1 - 25.0 D , 25. 1 ` 40.0 • E 40. 1 _ 60.0 F >60.0 . ,i Table 3 - EXISTING LEVELS OF SERVICE AT CRITICAL INTERSECTIONS Intersection LOS STOPPED DELAY . ., Pacific Highway and Durham Road C 23.82 SEC 4 . Durham Road and Summerf i el d A 12.92 SEC p TRIP GENERATION -4 Estimating the number of vehicle trip ends that will be generated) by the proposed day s)o ment is of prime importance to the e Gi t of Tigard a nd to Oregon Department o ,ranprertati on (ODO ) Two basic procedures are availably to traff i e engineers for estimating the number of driveway vehicle trip al generated by a •` proposed by not -yet -existing development: e 1. Apply averages observed through field astudies conducted by other similar facilities located throughout the United States. A number of sources are available for this information, including TriR Generation Manual (3rd Edition) which is 1 f. • published by the Institute of Transportation En! ineer: (IT E) ;) ; and • summary trip generation reports r Epared by the California ®- I Department of Transportation, the Arizona Department of Transportation,_ and other public transportation agencies. All of W these sources provide excellent gui c anise in estimating the trip . >° • generation rates for various land uses, hut obviously do not take in to account the effects of l ocal conditions and unique characteristics of the proposed land use . '.�. through Observe field studies the actual tual trip generation characteristics of other si ml ar and a i sti n g developments Within the local areaa * 't• " ASSOCIATED TRANSPORTATION ENS 1MEER I NG & PLANNING 9 INC. Page b _ t :f. lir Only procedure one above was used in the development of this report. Table 4 below,identifiee the expected number of vehicle trip ends to be generated by this proposed development on both a daily and pm peak hour basis. °. Table 4 :-- PROJECTED TRIP GENERATION FOR PROPOSED DEVELOPMENT •..l.. Generated Trips `S) Size of P.M. Peak Hour Land Use _---•- ': w Land Use (GSfF) `A) Daily Total In Out Commercial 177,600 10,901 984 477 507 NET ADDITIONAL TRIP ENDS GENERATED BY THE SITE (C) 6,540 590 286 304 NOTES: A. GSF = gross square feet G. Includes both inlaound and outbound trips C. Assumes that 40 percent of the trips attracted to the commercial retail represent drop-in trips by vehicles that are ., already on the adjacent road system. Also assumes that all remaining new and diverted vehicle trips are new to the site. For the purposes of this analysis, it is assumed that Dome of the commercial-related person trips will be made by mass transit, and that only 10 percent of the multi-family related person trips will be made by mass transit. This assumption ignores the Metropolitan Service District's most recent pro jer:t i on that 4-6 percent of all home based person tri pt+ for purposes unrelated to -. work will be made i7 transit. Them ire, this assumption tends CL f to cause the analysis to reflect a worst-case condition, and y' overestimate the traffic impacts associated With this development. _ TRIP DISTRIBUTION 0 of generated ene t trips onto the The distribution 9 � � he roadway system within the site area was determined by+revs.ewi ng the project market, area and the distribution of existing traffic in the area. ASSCICIATEC! TRANSPO1 TAT I ON ENG I NEE1 I NG & PLANKING 4 INC. Page 7 C a r �Jy a 110 TRAFFIC IMPACT ANALYSIS •M It was determined by the above and field investigation that the ,`" i. following scenarios would be reviewed Scenario 1. The development would have three (3) right turn in and out driveways from and to Pacific Highways (1) right turn in and out driveway ran Durham Road and a full access at th'e Summerfield i titer tmecti on 9 additional access points on 113th 4ve. Scenario 2. The development would have Two (2) right turn in and f out driveways from and to Pacific Highway, and a full access at the Summerfield intersection, additional s. r ;, access points on 113th ave. •r ' Scenario 3. The development would have one `fir) right turn in and '• out driveway from and to Pacific Highway, and a full • access at the Summerfield intersection, additional access points on 113th ave. DISCUSS T CN OF SCENARIOS TABLE ., . SCENARIO SUMMARY SCENARIO 1 AM PM LOS LOS PACIFIC HIGHWAY & DURHAM ROAD A B DURHAM ANI` SUMMERFIELD A C (except left turn E) (UNSIGNALIZED) DURHAM AND SIJhiMERF I EL.D A A (SIGNALIZED) ==================================== s .===========rte.--.::::======= SCENARIO 0. �' - PACIFIC HIGHWAY GHWAY & DURHAM ROAD A C -- re _ SSUMMERFIELD A , ==.=.�= a.=«.===ate====mss=-c=== ======= DURHAM AND .� ter. ...... ... �-^ =a:a=ra::c..ww•r.. --.===c :===_ _' SCENARIO 3 MJ PACIFIC HIGHWAY DURHAM ROAD A C • DURHAM AND SUMMERFIELD A A -.-.. /.v+. = p, •xi== �..,. =wii+.... .* = w=' w� ww = ..,...s��...e^'r".O.�.r"'"`...`�...aWw'"7'�b1= a`"°w== == .'�"..= K w ��wr� w A ��MM 1w��' )} y�yr Wow may. ��I�rr�� r'i�tr:_�.r..ra��i�..�"'w!r'�l�9"w'm'ww1�1�/M r6i w.,.�'�"'°..�..!1:"�i'i""'.r�S'�""""L"w�.r�aw�.��• k.y ASSOCIATED TRANSPORTATION. ENGINEERING & PLANNING, age S INC.I N ih f 1 1.11 0 . ' 1, e.z SCENARIO 1 1 • . � _ •14 n „ This scenario would allow •' the commercial devil opment e - : multiple access points from and to Pacific Highway and full access from Durham Road. , The impact of this scenari e is minimal due to the multitude of ~a dr i ►ewaya along Pacific iii yhway. The access paints would operate • as right turns in and out since Pacific Highway is a limited - access roadway at this paint and left turns are not permitted. x �. • The first access point on Durham Road would also operate as a ae right turn in and out driveway due to the concrete median that • ',' a exists in Durham Road at this point. The full access driveway on Durham Road at Summerfield woe' d ., operate at LOS C as an unsi gnal i zed intersection ,except for the left turn out of the Albertsons center. This left turn movement t would operate at LOS of E with an average delay of 155.6 t •, e. secorJis and a average Queue of S vehicles. This amount of delay g diversion of exiting 'traffic to other g . would>capbi a a�s.1 congestion is nnot a desirable condition for any access • o . point, regardless of type of land use involved. IL m:--._ -'` This magnitude of delay would meet warrant 10 — peak hour delay as outlined by the addendum to the Manual on Uniform Traffic • f Control Devices January 1986. '- 1.` Total delay for side street = 27.6 vehicle hours. 9 side street approach > 15D vehicles er hour 326 ,.: . . �_ 2. Total side pp p• 3. Total entering.. volume = 1322 which c ' Or) vehicles. = h exceeds the warrant of ADD vehicles entering. , si i : By g tali zing the intersection and adding left turn 1 tines,the LOS increases to LOS "C" during the pm peak hour. ePl 1 a. •: .1 The access points along 113th Ave would have little or no' traffic except fcr commercial vehicles coming to serve the development. • o. The 113th Ave area is still largely undeveloped land with few , houses. + e . SCENARIO 2 This altea•natiae reduces the numb . driveways on Pacific Highway atmd allows for a full intersect, number _ intersection access point onto �, .. w Road Road. This scenario would provide. 2 right turn in and out '', Durham dr,t veways on Pacific Highway and the full access point at • Summerfield and Durham Read. The access points along 133rd would stay the same. This scenario would allow the Pacific Highway and Durham i nter"sect i on,and the Due-ham and Summerfield intersection to =ie operate at an acceptablo LOS during the pm peak hour. K Y ta;. 4 .p A SOC I ATCD TRANSP�ORTAT l ON ENS T NEER l N6 & PLA ;��N. �xNG t INC, Page y Y • SCENARIO This a ternat, ve is the same as scenario 2 except that the • , development would have one access onto; Pacific Highway at the extreme south property line. The requirements for access with • this scenario would be the same as Scenario 2 and would not. have an appreciable decrease in the LOS of either intersection. CONCLUSIONS 1. The existing intersections currently operate at a Level of Service C or better. 2. The full access driveway at Summerfield and Durham Road meets Warrant 10 - Peak Hour delay for the installation of a traffic signal for the side strut with Scenario 1. All additional analyzes 0-onsi der-ed the installation of a traffic signal at this l ocae .:',o • 3. Any of the scenarios reviewed would provide adequate access • to the site. .. 4. Based on the above, it was determined that Scenario it 2 would provide the best internal traffic circulation and be the least detriment to the overall operation of Pacific Highway . '•` or Durham Road. r RECOMMENDATIONS 4 . Based on the results of the traffic impact analysis described in this report, it is concluded that the Commercial development can be achieved with minimal impact on the existing street system p . . and traffic flow patterns. ensure.. • . • ' To the safe and efficient movement of traffic and pedestrians within the areaa the following traffic operational improvements are recommended. it 1) A traffic signal be installed on Durham Road at the Summerfield intersection 2) Durham Road be imeroved with 2 eastbound lanes between co ` Pacific Highway end the 113th Ave intersection, with 100' left turn pockets at the Summerfield intersection f• east and west bound • 3) '\"'wo ( ) right turn in and right turn out driveways be allowed can Pac i•f i c Highway, `one) 1 driveway located approximately 360 feet south of Durham Road and (one) 1 c;ri veway located at the south property line approximately 1,100 feet south of Durham Road. oCIATED TRANSPORTATION ASs . ;.. ENS/NE�RINS & p'LAhllN/NS INC. Rage 10 • ;•,, 4) The main access point irnto the development on Durham Road be m de 40' wide to provide a se rate left turn .ice•'. : .. : lane and one (4) through and right turn lane. The stacking distance re#1.iired for the access approach is a minimum of 100 feet as shown by the Soap94 Analysis. • • Ww n x e' e d s. MM ea w. •ir ♦. ASSOC'I ATED TRANSPORTATION ENGINEERING & PLANNING 4 INC Page 11 y x i ......".""'''''''''..........17( •.• ..s....... t i "•••••••. // ,..t. rte. I /4: •a.. .. > d • r i � / >j • Ali.. i ' 4 f ,A f t•W s .,.• " / ii, ,� .• It/ I • w "� 1 1 i/ cl , •• Fl ! a� Y r' 1 i I I I 1.-1 ..................._ i : . ' ') I 4 41 4 . t't t ^ pp o.w •, i i ."y T • . e Irk l 11YM01 MC.SOAK,AMMO wyyt ,...j •Inrant 4 ,,,• t e n I r I G I M O♦f��,.��j m t. � / , ,� ,ter, ...,, � i IY��Yn Ike I lel�T1'e�. � N re e � r M,*4. . •_rifle ells* Il e1lf0'�Oee7Yl 1 I'�:. K' �e tie. } i� 1." we ail ova.•"-'1 44,CI.M� Yid Irmi 'A.1 OE0'•MEN=110111111111011111*MIMINIMMINMI WWI , a a ,` 3 �1 Me60gHMY,woo elft A+�i Er7 .w t ;a1- ..-LI- .k -0I I, 8 rr r i4 r - _ . � - - - LEGIBILUTY STRIA` : .. r5;:'\-- '.. -.. - .. - . - • N f r i3 . - AM PEAK HOUR STACKING DISTANCE REQUIRED C. ). N,N;c. - � goo % , ,_ \ \, - • t 30th - 1 20O` VI 0 . , . ._ r '/,4,4, -4, \ . . f , trid, i . , . _ Ng, ''' . ' AdL .' . - .. 4 - Fr /,/ . i:- 0 i rh.%,,,, . - 40 \ . _ ..//4h,.- • LT LANE TH RU LANE RIGHT LAND STACKING NEEDED STACK 1 NG AVAILABLE :7Z,,, ._____Iiiiimmimmimiiimirmsimm..._.______ _ ----.-------- Y � � ••LEGIBILITY STRIP _ a iv` . ..t`r .... ..., •- • , ',• r r--..--:,, r-r•` ' !, ^r,,.. r •ns•.. : s % f rr.7 -`'.1.;*[:-.--. 7'......• i ST CKIN€ DISTANCE REQUIRED (br,, catt&N 500 .sillioss _ 0 _{ 1..E._ rov. z . ssst \s. , t 0 ...___ .4, z .. 1,-- 200 t B r i 0 • / kiL L - , A A de°/4 0 Ni.,,\'\\ 1 , . k 4 LT LANE THRU LAND RIGHT I NE 773 STACKING NEEDED lallk0 STACKING AVAl LAB is.L LEGIEI TRIM 1- •s a !,• � -r , ...y .- _ .�.. i. f• .`.! - •'.. r t `. 4 } , •4 t t • - •.r..! tt ` f` t :. 1:_-'.:..!}l •.. i E P j ^t! .- l!r: _ wa.......► _ . : _._ i .rl .!.t . -. _ .r�a../. L +j .jam At D -y , : 11GA a - 13 (4); 18)24 1 01 c 54 1363 ç------(12) 49 a--- -(4)9' _ 23 tee--- DURHAM RD. s6(61,. ,� 0) 9 -- -- o 14 (3) • - / / (PC,(43(5 2) • (4:) il �ealfri■ -: 6(5)---$f _ .71 - lil , (1:-. _ 4�—#tt4i -,r, ftiTP ;(I) CeE117ED o v TRAFFIC Jji o . t 1).�- -gt, AM (XX) $ (X a i if.. i I SCENARIO f EXHIBIT 2 .. „. _ zi ' -;. i.---,..,..'1-r!rv. -..-4._‘. :, + -. - LEGIBILITY STRIP . • --: _ - - . y... r rt: .4 ■-•;.♦.-r. s« r' _-.•. r a'tes --•...7,w ,-i 7.-- t -r,7--1 --.♦•ice f.i. 7•. .-.1.c r- -f+•W-S .,t.'Z ;a-F..,4 ,%,.,:'7!« fj«�,.•,1`fs .::. 'A y. 1.`.!i e - 1' ;'a 6.. - ' • =.F • . 1 ... P._ r :____ ___. CE - Pz: TIGARD ---.441''*\ - - _ i . ALBERTSONS ilr g S, k(5)li 1 - k "/ f4 c37! 161 It. m. (135)411 ft F 49� 5) 216 .moo v ~ 70) 304 (12) 49 ~ 0�"` Spa 11 1 i - � D�6�1sA�1�l RDs q ..:3.5—.M.-1 23 —_ 174ii1g ,? Thr 4 (3 6)/ 9 (2)(3) 43) 67 LEGEND r a i7)4i` t TOTAL 6(S)—"---'11 TRAFFIC r- . ,, N 0 0 6XX3 tl SPA XX -(6) 33 . g a cc --°--� SCENARIO EXHIBIT 3 - . �_ - 4� 1 . a • e • • LEGII3 JJT i STRIP r A f � a - i . •a.. • r • • • .. �. i 1. ••". •-•.-. r-� "Lid -,r. . . - r°°" ,7•"1 �. k - - ^1 ii .T !ori•,I. • —1 --. —� c • 1 �S 1 i. .a.0!-.;` '•: c# ?a c.LL a ".-c` . .' ,. .r z.. .:. t.• -_ W. .� _.. `;.t '.. ..c —-, . c A* - - TIGARL/ ~ BERTSOVS . : t : _ iz. . _ . _ .-- -: _ -- - 0, :.:. : - �a r E • 4..`4 --... :- {X18) . I - _ - - - -- ; ' i . - (1.4) 54 .I 0 2)27 ---04, 10,--(4)9 J DURHAM RD. X70 ��)' @ h 84(4/SS. 6 'FiGEND = 1 f •03171 SITE , . . r GENERATED tt) TRAFFIC m • •. . , ,. : .. , , � J , _ I AM M (XX) .. .,. . P iC f cn SCENARIO 2 EXHIBIT 4 II �_ - .a►�a . .. . ._ .. 4_ t ., c R. . • . . ` LEGIBILITY STR!P * ' . - 1.1"111.1"I'mrik . N _. .2... • Sao TIGARD . \ 0 ALGERT$GNS it .L_._______.j I k: IP 82. as r io (S) II N _ N kt37) El, N a . " .•w (133) 411..: ... 95 215' '• (70) 304 OI2 {3)25 34'(2)' 9 i31 DURHAM D. 179 27IIf C (4):i) 2) 243 0?2 ) 5 7 LEGEND , . TOTAL. 5(3)'---.04 TRAFFIC {� AM (XX) PM XX Ou)® SCENARIO 2 z ¶ XHIrnT 5 u a _ I A DO tI841)141ili E4fattilir 5 l - •9 EDIBILITY STRIP .a. O, .. r. s.' TIGARD ,, 1 ALBERTSONS C? 0 IL l4) (• Irhh1 _ - k(31) 81 w (11 4)71 ' (22) 106 116 142) (1 2) 27 . DURHAM RD 3 tie)„,, � °} c3)l Er i , LEGEND SITE sc3i-- f GENERATED TRAFFIC : AM(XX) PM XX - EXHIBIT 6 - 4INIPIGI,ava a is .• s _ _ - - _ - • —`) LEGIBILITY STRIP °{ ,. y - . -........7....... k- & TIGARD ' ALBERTSONS 4. e+ o, 1 ii) . ' .4k(50) 2t@ �. 135a aoi (TfJ �4' ; �, 62} 431 a "- 3=i t ? ar DURHAM!ID-. ...1 .: , IT9 2 , 33'S 36 A. s N- - j,_ la gi 4 i N� t7 9 �►3 f} (2)3) 6 T LEGEND . TOTAL 6(3)- TRAFFIC ii 0 . s) AM (xx) j ... PM XX ocn— SCERARIQ 3 t� ATKIN p ,,,,_ ,_, _, L.,........ ........................................ .......______.............................r.......- , , . • °.° ... . . r il:' ....' • s + te' � r 1 • T c T i m.. P" '1E i T X • • ,.......- • r;r• • y • w • •` t`j,y,7 . I • ■ W' r4. • y I µ 'COPYRIGHTS: ASSOCIATED T'RANSIORT+A`T1ON ENGINEERING & IPLANNING, INC • a • , • ; ASSOCIATED TRANSPORTATION ENDDDE.ITNS AND PLANNING a DATE OF COUNT:6-18-86 i TRAFFIC COUNT SUMMARY NAKUAL LOEAT1ON:DURHAM AND HNY 99 `" DIRECTION OF TRAVELNORTH AND SOUTH ROUND, EASTBOUND friif„f*f**fi,*44*f4i,*4*i,444,f*,§4if4f4,f14ifitfits*41***#,Ifiavii4 ,. t:tkfiiitoififf$ *** **,# #111*tit*f******gaga N E N N N S E N E S N r f f FROM * FRON FROM * FROM f .f 7 TINE TO TO TO TO TO TO TO TO TO TO TO IN f TOTAL 4 NORTH* EAST .4 REST * S8UTN* ER f E N N N S N N E S E S R f ft f * if *TOTAL -4 AN f i f f f • 6:00-7:00 63 29 2 4 249 548 14 7 39 139 6 22 * 1122 4 314 * 82 i 17 * 799 4 1122 * 7 1008:00 93 19 5 2 479 831 81 11 60 189 9 26 0 1405 4 577 4 160 f 22 4'1046 4 1805 4 4 0 * 04 C 04- 0 * 0f • 0f 0 * 0 * 0 , 0 * 0 $ f 04 0 * 0 * 0f 0 * 0 * I 0 * 0 * 0 * 0 * 0 * 0s . :4 * 0* 0 * 0 * 0 * 0 * 0 $ I 0f 0 * Q * 0 * 0 * 04 PN PEAK i i 4 f * * ' 4:00-5:00 188 137 21 34 841 647 162 143 29 76 40 92 * 2620 4 1050 * 538 * 117 * 815 4 2620 4 5:00-6000 189 131 8 23 722 575 79 121 221 93 40 31 * 2233 4 . 919 * 431 4 194 f 699 f 2233 . f 0 * 0 * 0f 0f 0 * 0 * f 0 * 0 * 0 * 0 * 0 * Of I 0 * 0 * 0 * 0 * 0 * 0 * i 0f 0 * 0 * 0i 0 * 0 * f 0 * 0f 04 0 * 0 * 0 * f 0f 0f 0 * 0 * 0 * 0f .., $ 0 * 0 * Cl 0 * 0 * 0* 0 * 0 * 0 * 0 * 0 0f 0 * 0 * 0 * 0 * 0 * 0 0 * 0 * 0 * 0 * 0 * 0 f 0 * 0 * 0 * 0 * 0 * 0 • �. . f 04 0 * 0 0 * 0 * 0 f 0f 0 * 0 * 0 * 0 * 0 * fiail#11,4114, i#�Ff 1 1 ,4******40,#,Iffifili 4,1144 14 f,41ff***Iff iif#1*�f*#4,f#####414#3114**li '**4******4H***4*f*F 24 HR TOT 533 316 36 63 2291 2601 336 282 559 497 95 171 * 1780 4 2860 4 1211 * 440 * 3269 * 1780 * " ' .,. * * f f 4 4 4 ADT 613 363 41 72 2635 2991 386 324 643 572 109 197 4 9947 * 3289 4 1393 4 506 * 3759 * 8947 f 0 4444**44444444,}}4*4444*,4*4** *f*44***4444*4*,*f*f44f,**444f**,4 i1f4 444**44444444f*ff444444444,44,44 4444,4444*** f * f f I f FACTO! AN PK HR 156 48 7 6 728 1379 95 16 99 328 15 48 * 2927 * 891 * 242 * 39 4 1755 * 2927 * PMPKHR 0 0 0 0 0 0 0 0 0 0 0 0 * 0 * 0 * 0 * 0 * 0f 0 * Oa ff***ff***f 4„i**********i**4*******,*********4*f***,*i**44*********f*******,*****4444*#***f,****4****f********** AN 7 T2B 156 PR' 0 0 0 R T L uu R I L 6 L R 48 0 L R 0 18 ? T 95 C T T 0 15 R 99 0 R 0 L IT F t L T R 48 1379 328 0 0 0 • 1 • q 0 i ' .-r. SOAP INPUT ECHO ---- ------ ----- - iL ' NO. CARD ID A D NBT NO( SOT SOL EBT EBL NOT NBL COMMENT . •.'!. +rr�•.rero-wrr r.rarr rr-o.r..•.. rrr- rr-r rswr ---- ---- rnew♦{.♦♦r.'.¢{.4.------------MM-M: O „ V 24 ' * 1 2 NOT NBL SBT SOL EDT EBL NOT NOL : '•, 25 1DESIN 0 1700 1000 60 5 30 .95 .5 PACIFIC HYY AND DURHAM RDI 26 1 **f***f******$**1$�t***f*Itrf; ***$$*a)*****;o *4*.iii I 27 Z "v. ' 28 �.: 29 1 ASSOCIATED TRANSPORTATION ' •_ ' r:'' 30 ' 16016 SW BOOMED FERRY ROAD r , 31 : LAKE OSNE60 OREGON 32 ' I II m, .. • ' 33 TIGARD ALBERSTONS • 34 #•:• . r 35 **f*****f 411 *f*t*filf4s1*******,*;****$*o*e******* ' .. 36 ' * 1 2 NOT MBL SBT SBL EDT EBL MOT WBL ,, 37 !CONTROL 60 1700 0 90 90 • a - 39 !VOLUME OLTY60 1700 647 92862 188 177 34162 239 • 3 2 1 2 1 1 1 1 2 40 =LEFT 2 2 2 2 EWNS „. 41 'HEADWAY 3.5 2.2 2.5 2.2 2.5 2.2 2.5 2.2 2.5 1 % .a 42 !TRUCKS 60 1700 5 2 5 2 2 0 2 5 . - ff* NOTE ... EASTBOUND LEFT. TRUCK FACTOR ASSUMED NOT TO EXIST. 43 'SEQUENCE L?7 EN , 44 1TABLE 4 7 19 22 31 33 1 r.', 45 :RUN 1 126 S PH EXISTING CVO .` '• ,.- ♦ r�w�sww.�s�e•►r r i�rsr rear riffs rer� rt�w�'..iw��rr �wrs �issd rsr`�¢�♦r¢{•�.��rarsserrm.w��i. . n , --• NO. CARD ID A B NOT NBL SBT SBL ENT` EDL d T WBL CON ENT '. *it, NARNIN6: LEFT TURK RELEASE VALUE IS ;ITRICTIVE 5 IGNORED WITH f�El LEFT TURNS IN THE NORTHBOUND LEFT. DIIECTION. ' fDD WARNING: LEFT TURN RELEASE VALUE IS IGNORED NITH RESTRICTIVE LEFT TURNS IN INE SOUTHBOUND LEFT. DIRECTION. CL • RELEASE IS � �$� WARNING: LEFT TURN RELY �E VALUE I IGt1ORED WITH RESTRICTIVE. LEFT TURNS IN THE EARTBOUND LEFT. DIRECTION. • r ' -. $Ut WARNING: LEFT TURN RELEASE VALUE IS IGNORED NITH RESTRICTIVE•= • . —I LEFT TURNS IN THE WESTBOUND LEFT DIRECTION. . R ,w ‘likri pip, q «t° ` Y / 1 1 i III 1110 ( SIGNAL OPERATIONS ANALYSIS PACKAGE > PAGE - 6 a of d` . TABLE ND. 4 . •:, CALCULATED TRAFFIC VOLUMES (VEHICLES PER 60 MINUTE PERIOD) 1##14##14####01f#i}1##f4#, fOitiff*****�i�**114144f '11#*00ff1#11,141 111,4*** 01****i.f4$fb1110fiQOffi iFfil*Iff! jk,; • 1IYOLITINEa 1 - MST # 2 - NBL # 3 SBT ' - 9BL0 3 EBT0 6 - EUL1 7 - NBT # 8 - NBL1 ` 1#1#1#1f###f1f4##ff444#11f,#fff#f4#f$fff*fffff#ffff3fff#fffffffff*****44111$f3ffff#iA4fffffif#f4*fiff*** -. 4 1 3 1700 0 666.410 0 93.104 1 GB7.860 1 190.256 # 179.124 1 34.000 0 163,.944 0 246.170 0 , ##1####f4##f#10#$f4f1410##f#441#####*#11#f1111#f1f41#f1#441G#ff#0111##111 411###4f*****ff###14###f#1ff#f ' , . TABLE N0. 7 y,. . . CALCULATED SATURATION FLOWS (VEHICLES PER 60 MINUTES OF GREEN TINE) .' ff#*1411#1#######4 *1##f###fo#f 1141144##f##f#f4**************i***##it$ff#4#114****o***6**********.##1144 ...= 0 ISAT 0 TIME f 1 - HST 1 2 NBL # 3 SBT 4 4 - SOL 1 5 - EDT 1 6 -EBL f 7 WBT 1 B - OBL {31.14{#111111#f4 if##111#4#**f4#ff11###4144tf**f#1#1#1111#111#1#1##41##4#11##1#141###f#f#f1#1#1#1111#1# f I 0 1700 f 3272.727 1 1440.00D * 3272.727 6 1440.000 1 1636.364 0 1440.000 f 1636.364 f 2890.000 • .'. ***** #}11008# # #ttaf#4ff1#4441#f$f�-za####**f**#*f$#f#####Viii***#*1*111*u**#f #1#***116**#1*#111### . •. TABLE ND. 19 , ,•' .•• LEFT TURN SATURATION FLOE BASED ON OPPOSINS THRU VOLUME (PER 60 MINUTE PERIOD) . ' ff#ofp, #f#1f#4tf o##f#1#11#4#!##44#1t65###1###4#4#14#41#4###f1f#######bfa#1#444#11#***4141##f#f####f#1 *LFTBAT* TIME f 1 - NBT # 2 - NBL 0 3 -SBT 4 4 BBL 0 5 EDT # 6 - EBL # 7 NBT f B - WB1 J, 4*41###1f##f#f####1###f######## f4#1441##f#f###4##f 14#1V1f###4##4#iV*#1f#1#4#4##4#11#####4##1#####f41_I , .. - 4 1 0 1700 1 .000 * 423.337 # .000 # 577.314 0 .000 1 1157.936 * .000 * 2274.445 1 . ,r 1#44##11#14#1#fff####4#f#f#####111#4##***inft##441#f##1#4###41#f##V##111##1##of##1*****f*f##4##4##4## TABLE NO. 22 .,. CRITICAL VOLUNE SATURATION FLOW RATIOS FOR,EACH PHASE BASED ON ADJUSTED tOLUMES 4f41f11fffflfffffllfff1f 1111114#1f111#1f1#1f4i###4*off#1141114#11#1111+5*#144##41# ' " ' #CRITY 4 TIME * PHASE 1 1 PHASE 2 * PHASE 3 PHASE 4 * PHASE 5 4 PHASE 6 4 ' 1141#411#44#f44#4111#f##,�1f1#f#11$#####11#1111#$#f1f##$ 41####1##ifi*-0F#*###41#1## '.:_,,- 1 1 4 1700 4 .065 1 .067 * .204# .109 1 .100 4 .000 4 #1#f## 1#4{#1f#4f#11136$if1f#ff#ff4#$f#4###*f#1##fi4#####ftif 4111###fflfb1f11###f 1 .1 TABLE NO. 31 '' ' . CALCULATED EFFECTIVE GREEN/CYCLE RAT1t FOR EACH MOVEMENT (INCLUDING LEFT TURN RELEASE ADJUS IMENTI ... 4#1f##V#4##1;Hoff*$#1# 11411# #1114�!#114��e+r#111##411#4#1f1f##f#fff##14111#1#f#�##1141114#1f#1f##444##4a, C9 #LAHDA 4 TINE 1 1 NBT 1 2 - NAL + 3 - SBT 4 4 - 5 5 1 ' 5 - EBT f 6 €BL ' 7 VDT * 0 r . '!44##44{1#4#114#4##11#*###11**#111#4#4###4##1#1###114##41 1144##ff#fff#444#441###4##44}441${#4411144444# 1 • * 1100 4 .315 4 .100 0 .420-# .204 4 .169 0 .169 4 .155 4 .155.4 1###4,444#44##fHf'tl#'i tii. f;##4**I4***4*44*f*####HHH11tff14'f3M*fl##f#41H i##1#{#f*##1#4*4*4**U1444}##ff .. - TABLE NO. 33 4 ;' CALCULATED DECRI`E OF SATURATION C VOLUNEICAPACITY ) ( IF I 999.99V, ND GREEN TINE) ,gym y, 4 '..: 1 f##f#1#f1#114111#4.f##f#f#4#1111f4f#11#110##801#1#1##f##114444114#111#11##1#144 1#f##4#4111111141## • ,. 4 I 671414 1 . 11DT6 2 � NBL1 3 6BT # 4 - SDL1 5 - Err # 6` EBL6 7 OBI a - WEL4 • 44}4{4##4; 4s 4444i4#4' 4 4##1114##41fi#144!###}#1#6#4#4344#414##6##f#14#### fflf3iE44iF#f#!4#f#3f##1I##f#f#144' ,w 4 1 4 1700 0 .645 0 .646 4 .646 it .646 0 .646 4 .119 f .846 4 ,551 . 4444#4 4#*444441 44444#4#44ft1*#**4 4*H*;1##H4440#0#4f*1#44,t4I1##,44 **11H1444#444*f1*#44#4#iP44flff**#4 . . . , . • 0 ►' ,1< S1 NAL OPERATIONS AN SIS PACKAGE ) PAGE o ice.; • �1M��10000000MM0 11D i1140011111D00000M0M 061000 NOON Nt100 A1411I4111OOMO LEFT TURN CHECK (PER 60 MINUTE PERIOD) - • 0 0 61 0.0 06106/16 6161Y1,GtP6.0O.4.M.iNO11•1MO•11Nl11•1iY000114•1410iI441M.14404110N! • ;.r PERIOD NORTHBOUND EOOTHPOUND EASTBOUND WESTBOUND •• •• ND. TINE VOL CAP VOL CAP VOL CAP VOL CAP . O��ili4l]Y11,0�ID�III1 1��tOOS.Y111si�NNlle/Pw��MOONI��A�1 O . ,. 1 i7f10 93. 144. 190. 294. 34. 244. 246. 447. ^,• r0 M6 f00s010ml OOOI1I.Mt>04•1111wNMN brtfl•1•l lr 611Yf111411M01YYr•INN111•01•14•1111101•141►ft•1ll.)411.O■•OOe121■4411ttlll • • • • • • • • • • • • 1. •ti • • • • • • • • i t.J( SISNAL OPERATIONS AN SIS PACKAGE ) PAGE - 8 . 4 e�otl� r�rtle-odo.er..s-�tlsarra�er� v. .. . DESIGN AND EVALUATION SUMMARY tr .5, -,�•• Lp�! tltlmrfsri•ro�rrtlNNtltlowroNtloo CONTROLLER SEQUENCE LOST TINE SPECIFIED • ...' .: .INTERSECTION NAME RUN NO. AND TITLE TYPE DIAL NOS EON ' PHASES /PH TOTAL SAT. LEVY, ! • ,� ' MM NNrtltl fJ.r>tlrew♦Mi-tl�1��ew�tlNtltl�l�ItlOwMN MNMNN OtlfY. wwfMtl 11�tl�1-rMrtlpltllYtl-rN>�Ntl�-o ` '-':., )'.' 1 PACIFIC HNY AND DURHAM RD Is 6026 8 PH EXISTING COND ACTUATED NOA L7T EN 5 3.5 14.0 95.0X .rfa.oeoroaw.rrrNe.-tltltl -tltlf,�r..tlrewNOOSStlNOr.�ro�w�.tloa•owrNNwr�o.��rrrwtl�ai�tlwooerNO��oweNON.srsorrrowrrtlrootlrrraooity. MEASURES OF EFFECflVENESS ..= SEQUENCE ,---.=. • •. DELAY STOPS EXC FUEL EXC LEFT MAXIMUM V/C LEFT TURN TREATMENT • r , MOVEMENTS: {VEH-HRS) (X) (GAL) (VEH) QUEUE .RATIO PROTECTION VEH!CYC PH 1 PH 2 PH 3 PH 4 PH 5 PH 6 . '• tlrrfntltlrrerf.s ws�. tl� MS-es.srs.e�r w•sw.sotloraw• -tl-.owtlN�i�sowo-rwrwN i ' ., .:10-. .:' NB THRU a 5.19 86.0 8.84 14.3 .65 ???? XXXX • LEFT s 1.30 96.2 1.67 .0 2.2 .65 REST .0 XXXX 777 • , SB THRU 5.42 79.6 10.32 17.7 .65 777 XXXX ;._: LEFT . 2.03 91.7 2.96 .0 4.4 .65 REST .0 XXXI ?fl? E8 THRU : . 2.03 93.3 2.89 4.2 .65 XXIX •.. - LEFT a .31 85.1 .47 .0 .7 .14 REST .0 XXXI .. NB THRU 1.92 93.3 2.69 3.8 .65 LEFT 2.57 92.4 3.82 .0 5.7 .55 REST 4 .0 XXXX • a sw•4• •r+f.rrtl--tltlrtlffw moo arm rtllr.... _ ��r�tltl-sa.w..waltla�ef.se.ewsw�noseorsrtlMrw®reefrrraf�r .. _- ..--er.rr.r�.00M�a . .,. • .•.- . ,, ., MEASURES OF EFFECTIVENESS SI6NAL . TININB PERIOD a IVEH-HRS) (x) % 1VEH) QUEUE RATIO (SEC) NO. (SEC) (X) (1) ( 14 PH 5 PH ) �" ANRLYSIS. DELAY STOPS EX. DUEL EX. LEFT MAXIMUM V/C ALL RED DIAL CYCLE PH 1 PH 2 PH 3 PH 6 • ( 'IGAL X) X) 4Xl (X) • ' _r____mws_o-„' tltltl�tltltltlrrtl�eetl-®..fr�M�a.�w.rrr-N-tlNtl- ''- 1700-1800: 20.75 86.2 33.66 .0 17.7 .65 .0 N/A 90.0: 13.9 10.4 35.4 20.0 19.4 , • - .1'•��Otl!rtlrtl�Nl.Mtl�Mf�Ntltl-tltltlr N�ip�Ytltl----tltl-Ytl---tltltlrM��-.Y��tl�gAe�OMwINM�rMtl17tl..��wR-tl.MOrtlll l�Mw.Y�Atlb•1O�YOrYYw�-MII��b�NWgPO. . SUMMARY : 20.75 86.2 33.66 .0 17.7 .65 TIMING BASED ON EQUAL DEGREE OF SATURATION. a M . e I `i 4110 aik 1985,HISHWAY CAPACITY PROCEDURE PLAWNIN6 ANALYSIS PROJECT: TISARD ALBERSTONS • INTERSECTION: PACIFIC 4NIENNAY AND DURHAM ROAD �4 • �''� SIBN DAY: BISTIN6 tAill PEAK --�� °8Et' ETRY r_irwrMMw�ooarwws000rs.ww�Ne_ewNN•V No. of No. of No. of No. of No. of No. of Lt. Lt.11Th. Thru Rt.&Th. Rt. Rt1Thq&CLt Approach Lanes Lanes Lanes Lanes Lanes Lanes •�,}' ER 0 1 0 0 1 0 NB 1 I 0 0 1 0 • NB I 0 2 0 1 SD 1 0 1 1 0 0 '• .. '.•. • • ----------TRAFFIC Na__t__N-_-_Y-N_--_N___ •, TRAFFBC VQLU�tES--- Left Right Turn Thru Turn Total . EP) 34 143 40 217 • NB 239 162 137 530 NB 92 640 93 033 SH 188 841 21 1050 LANE DISTRIBUTION FOR SNARED LEFT/THRU LANES ON A MULTILANE P?PROACN 'y WITH PERBISSIVE LEFT T(RN LANES (OPTIONAL NORKSHEF1) �1. • ; v. .. �-_11.w-N--NMN--N__N---_--N�_MN_-N-N--salty .. wMV�.�r-.. _Y.NNY.-0_M-r M{.YOrH- Yo LT $.vital No. of Equiv. Thru •Vol. In Vol. In Opposing EQUIV Vollae Lanes On Volume Vehicles LT TH Ea. alf The• Volume PCEIt 91t PCE's • (TH+ T) Total Approach Per Lane in LT+TH Lane Remaining • lvph) Lane Lanes . 162 1.1 34 37.4 143 180.4 1 180 0 0 180 { 143 1.1 239 262.9 162 424.9 1 425 0 0 425 862 4 92 360 64C 1016 2 508 140 232 508 648 3 108 564 BL;', 1426 2 713 149 337 ' 713 PCE Lookup Table 0 -199 1.1 200 -599 2 600 -799 3 B00 -999 4 1000 & up 5 CL -----------:'------CALCULATIONS OF ----- r- EB LT= 34 NB LT= 92 •'_ NB TH&Rim • 162 SS TN&RT= 431 Slit= 196 SU)I= 523 • ND LT= 239 SR LT= 100 • EN Tl6RT= 1 180 NB TH&Rt= 324 ., , SUIT= 41.9 SOH= 512 • • llllXIN 111 SUN OF CR ITICAL VOIUIlEB= 942 LOS = B ".' Right Turn Check OK • “”; 1 .li .4. 1985 HIOHNAY CAPACITY PROCEDURE PLANNING ANALYSIS :`:, PROIJECT: TISARD ALSERSTONs ce INTERSECTION: PACIFIC HI61C►aY AND DURHAM ROAD DESISH DAY: EXISTING AN PEAK SEDNETRY ' No. of No. of No. . of No. of No. of 3 . of NIT. Lt. Lte&Th. Thru Rt.&Th. Rte Rt,Th,&Lt • Approach Lanes Lanes Lanes Lanes Lanes { Y; 0 1 0 , 0 1 0 N 1 1 0 0 1 0 0I NI 1 . 0 2 0 1 0 . • .-, >: SD 1 0 1 1 0 0 ,, b • TRAFFIC VOLUNES Left Right Turn Thru Tr:n Total ES 2 11 a 22• U 60 81 19 9 1b0 NB 26 " ®32 1ST 1047 SD 93 479 5 577 • •:`, LANE DISTRIBUTION FOR SHARED LEFTITHRU LANES ON A MULTILANE APPROACH NITH PERMISSIVE LEFT TURN LANES (OPTIONAL NOZ SHEET) Yo-Mfg-- -i�bO�I(.l-o-N�ee-r�MNe�s-w�Oi�LLKI�s �ISeNr�rr�.b�°e-elFao- LT Total No. of M.: Opposing EQUt�d Values Lanes On ,r Volume PCEIt Vit PCE's (TH+RTI Total Approach Ivph) . . p --r----+-�•�.-o01.e-sars-ww Mrrwaw... .sEa.sO.MI-M.I.wswo 81 1.1 2 2.2 11 13.2 1 :s t • 11 1.1 60 66 81 147 A 484 2 26 52 832 884 2 832 4 93 372 _ 484 856 2 PCE Lookup Table 0 -199 1.1 200 -599 2 600 -799 3 B00 -999 4 1000 & up 5 • CALCULATIONS OF STATUS • • ED LT= 2 NB LT= 26 U ND TH&RT= 81 SD Till/RI= 242 • SUN= 83 SUIT= 268 • NB LT= 60 SD LTA 93 EB TH&RTg 13 NB THLNI= 416 - SUM= 73 SUN- 50. p uI1tUM SUM OF CRITICAL VOLURE8= 592 LOS n Right Turn Check OK r iip); 0 : il: t i m 1g0t HIGHWAY CAPACITY PRte,EDURE PLANNINB ANALYL'IS -- PROJECT: TIGARD ALBERSTONS a INTERSECTION: PACIFIC HISHNAY AND DURHAM ROAD • DESIGN DAY: iCENARIO 1 AN PEAK ' -rY....-rN---�lrrr-.Eufi ®; -----r rrONr-vO.rrrr.7rrrrrrrrYirNMMr. '• Mai b •� No. of No. of No. of Ho. off No. of No. of ,., Lt. L .iTh. Thru Rt.&Th. Rt. Rt,Th,ilt . Approach Lanes Lanes Lanes Lanes Lanes Lanes ED 0 1 0 0 1 0 t . NB 1 1 6 0 1 0 -• HD 1 0 2 0 1 0 SD 1 0 1 1 0 0 •• f ' r-- w,rii rn�s ----------- -----w;;- -------a. i TRAFF1lC VOLUi9E5- ., \1 .5 `, t Right 'aro Thru Turn Total ..„.4,, ED 2 27 9 38 l; NB 02 95 37 214 r"'• ND 26 849 189 1064 ` H RD 117 479 5 601 , w .•`', ,,/ . j + ( LANE DISTRIBUTION FOR SHARED LEFT �'THRU LANES ON A MULTILANE APPROACH • . . . 4i NITH PERMISSIVE LEFT TURN LANES (OPTIONAL NORk3HEET) ,• , , - .--..-----...... .....�v-s.1•wrw-..il.......tea-»ri.NNwww ri�.r N-6..---N.....N-Or..ir..-. ......-r-.-..... r-- ... • J Yo LT Votai No. of Equiv. Thru Vol. In Vol. In Opposing EAUIli V(:luxe Lanes On Volume Vehicles LT+TH Ea. Of The .• Approach Lane in L.T+TH Lane Remaining Volume PGEIt Vitt PCE : (TH+RT) Total roach Her Lane Lanes - 1vph1 .. w��rN-r�-�r�.�rr��.-r�ss��er.rrrr-rwrr�.r.wr�.r� e-.�o�w - rrrn.-rNNr.sNr 95 1.1 T ;? 20 2 27 29.2 1 29 0 0 29 1 .} A p 0 7• 95 185.7 1 185 0 0 195 27 i.l 96 90. , Is ". �� '- 484 2 26 52 849 901 2 451 399 42�� 45l .f 949 4 117 468 484 957 2 476 0 1251 476 '° o PCE Lookup Table 0 -199 1.1 f a ;- 200 -599 2 , - 1-.:• ...:... . 600 -799 3 800 -999 4 ' es. 1000 i up 5 ;`• y• Ak.CIiLATIONS OF STATi1SS- --- • JI� ®•O-N-YM�-:Ir-,Id-r-- rN NNr I Nr+ol-r � 4 4 1 l ` E8 LT= 2 NB LT= 26 ,. ''' 1lb HIR T z 95 SB THERT= 242 sum. 97 SUil* 268 .1 82 SB LT= 117 . ED TH&Rt= 29 ND T IIRT= 425 " • ' := SUN= 111 SUM= 542 �.Q • RA1111U11 SUN OF CRITICAL VULUNES: 653 LOS = A ' '•.. Right Terri Check Sly . . •. 0 0 ., r;. :. i A' I. ry.. •` ` ' „� 1985 HIGHWAY CAPACITY PROCEDURE PLANNING ANALYSIS ' � PROJECT: TI6AR1 ALDERSTOl1S _ " • , ;.. INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD , ':, DESK DAY: SCENARIO 1 P11 PEAK � :aOQIww101ewMewww«IwN- -ewall.lieewMwwwf+Oaw�IwA-°lUmmY-OwewweOe:pY1� •.'•,',-,:*:.,:: .T.. No. of N0. of No. of No. of No. of No. of � Lt. Lt.&CTh. Thru Rt.&Th. Rt. Rt,Thq&Lt . Approach Lanes Lanes Lines Lanes Lanes Lanes ' ES 0 1 0 0 2 0 ' NB 1 1 0 0 1 'D' ./.:'''.,,.. , NO a; 0 2 0 1 ID ° ' BD 1 0 1 1 0 0 'z TRAFFIC VDLU1ES-,. ----.,.---.------ww......e, L':ft Right - Turn Thru Turn Total '. ED 34 179 40 v. '";'....ii NO 135 216 161 512 a,' • • . . NB 109 704 96 909 ..�;, SS 229 1341 21 1091•�, 1: a ,�• S ON A 11ULTILAI! LANE DISTRIBUTION FOR SHARED LEFT/THRU LANs E APPROACH 112TH PER11ISSIVE LEFT TURN LANES 1u'r'TIONAL NORi; HEETD . . Vo LT Total tal No. of Equiv.wwwwTwhrrst w Vol. In Vol. In •^ Opposing EOUIV Volume Lanes On Vo ae Vehicles LT+TH Es. Of The 0 w., •. PCE's T• in LT+TH Lane Remaining -' ''"; :•,- Volume PCELt illt PCE s 4TH�RTD iota! Approach Pttr Lane Lan+ Lanes AAP p '.' '6 y w.�d.-rii.r..wm.oao�l.w.��w-wuwMwww. rw. rr 4 �Itwo�wc+wince+wewowwwww.swwwwoawweww��wwe—sw�waoees 216 2 34 68 179 247 1 247 0 0 37 ::w.M,''t.. ,` 179 1.1 135 140.5 216 364.5 1 3b5 0 0 365 �. li. -..• 962 4 109 436 704 1140 2 570 134 243 570 .:, • ` .. 704 3 229 607 S62 1549 2 775 08 317 775 .- ',.. .' : PCE Lookup Table ..+: ..'.:• . 0 -199 1.1 200 .599 2 ®- 600 -799 3 , BOO -999 4 ± r) t gip 5 Y www..�...,ww __----C LC til.A1*10Pis OF ST a --.- --- ---- '44 C M ED LT ,� .,) LT= ' 109.. Y8 TH&RTC 1.16 SD T&DT 431 ' : �m ' 511)1= 250 E = 540 ,, s . ,�,t`°. fi= NS LT= 135 5D LT= 229 . ' .0'1;.',... " ED TIIIIRTI, 247; 110°TH&RTt, 352 ° ', • D1m 352 SI = 501 ��Jm°aye A w• a ,m v L v' r ,' . ''71 , 1 ',.'! 96` 1 m . r cr ; •• 1985 HIGH AY CAPACITY ICaCEDURE PLANNING ANALYSIS PROJECT: TISARD ALDERSTOINS' • INTERSECTION: PACIFIC HIGHWAY MD DURk % ROAD DESIST! DAY: SCCENARIO 2 AN PEA!( YM__IiJ-IMDYaoe� YWa� TR� YN_-N-M_A--NM•_MY.q-_OOMMMI�-!I_S No. of No. of No. of No. of No. of No. of ` Lt. Lt.6Tti. Thru Rt.&T1}. Rt. Rt,The&Lt - Approach Lanes Lanes Lanes Lanes Lanes Lanes ER 0 1 0 0 1 0 NB 1 1 0 0 1 ND I 0 2 0 1 0 • ND 1 0 1 1 0 r r 1• •r• • `. _ - --- O --_---" TRAFFIC VOLUMES Left Right Turn Thrill Turn Total ER 2 27 9 38 ,.. NB 92 95 37 214 ,:�.' ". - 113 26 944 169 1059 63 117 479 5 601 LANE DISTRIDUT.ION FOR SHARED LEFT/TNRU LANES ON A NULTILANE APPROACH WITH PERHISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET/ „, j. ••. wos_ -_sue__-M a- - •aarae.reo : Vo LT Total No. of Equiv. Thru Vol. In Vol. In Opposing EOUIV Volume Lanes On Volume Vehicles LT+THH Ea. Of The • Volume PCEIt Vit PCE's ITH+RT) Total Alproaeh Per Lane in LT+TH Lan►! Regaining • •••••• Ivph) Line t.arhes • -.r te-sa•�r-�oewo_wwa�orw arn a_11. M_ alo • 95 1.1 2 2.2 27 29.2 1 29 0 0 29 27 1.1 82 90.2 95 195.2 1 185 0 0 185 484 2 26 52 844 896 2 448 396 422 448 il , 844 4 117 468 484 952 2 476 ® 125 476 • PCE Lookup Table 0 -199 1.1 200 -599 2 .i 600 -799 3 900 -999 4 d 1000 D up 5 . "., ca --CALCULATIONS OF STATISM ---- _,.....-.� to w ED' LT= 2 ND LT= 20 W8 TH&RT 95 SD TI46RT= 242 SUN=' 97 9011= 268 ND LT 82 58 LTA 117 • EH TH#RT= 29 NP TII&RT: 422 "• SRN= 111 51111= 539 11111XI11iIt1 S1111 OF CRITICAL V .- pLUl1ES= 650 LOS It A "+ Right Turn Check OK i 1 y e 1985 MI6HYAY CAPACITY PRDG1EDfJRE PLANNING ANALYSIS PROJECT: TISARD ALIERSTONS INTERSECTION: PACIFIC HISHNAY ANL OURHiiN ROAD - DESIGN DAY: SCENARIO 2 PN PEAK •- a*sww�-.r-wwrwor000r eww..rr.oew�•r•1sww.s—ee-eoreso--aaer�•rm•.so . . 6ED9lETRY No. of No. of No. of No. of No. of No. or • Lt. Lt.&Th. Thru Rt.&V(. Rt. Rt9Th,&Lt Approach Lanes i.anes Lanes Lane`\ Lanes Lanes 'I * • • ED 0 1 0 0 1 0 ,� .. NB 1 1 0 I'! 1 0 1 0 2 c`i 1 SD 1 0 1 11 0 0 - ---weee_O------TRAFFIC 9DLUNES ---------b--_tie-_w-------- -- Left Right • , Turn Thru Turn Total ! .`•'; ED 34 x79 40 253 ••• NB 345 216 161 72 • .r, NB 135 704 96 935 GB 229 841 21 1091 • LANE DISTRIBUTION FOR ,.h,ARED LEFTITHRU LANES ON A - •,. ru Q4ULTILANE APPROACH = . • WITH PERMISSIVE LEFT TURN LANES (OPTIONAL NORKSHEET) �creb..wrw..w...rues.usri. .srrN er.�s��—wr�r�o.w��rwmarwesa.rwrerrw..rresesrw�ewwrrrrswrs« �Mwwrw. ••- ` Total No. of E : bo 'L�"" q�it�, Thru Vol. In Vol. In • Opposing EUUIV Volume Lanes On Vnlu q Vehicles LT+TH Ea. Of The 1' - Volume PCEIt Vlt PCE°s (TH+RT) Total Approach Per Lan a in LT+TH Lane Remaining . (vphl Line Lanes , grew�.a..s—�.�.rr.r�ww.r•.�.wMrrrrw^.ww�airr�:rsrrrs'�e. orrowrire»r�lw� 216 2 34 68 179 247 1 247 0 0 247 :.] 179 1.1 345 379.5 216 595.5 I, 596 0 0 596 y ,.• f .' - 862 4 135 540 704 1244 2 622 82 217 622• • 704 3 229 687 062 1549 2 775 88 317 775 • PCE Lookup Table • 0 -199 1.1 . 200 -599 2 • • 600 -799 3 ` • 800 -999 4 :1 . . 1000 & up 5 • try ---CALCULATIONS OF rv. CLU EN LT0 34 NB LT° 135 NB Th&RTC - 216 _SP TWIRT0 431 SIIN 250 SUNtl 566 NB LTt 345 SD Ll'Ig 229 l . ED T &RT 241 NB TH6RT 352 • . SUN: 59f • ;4A31hUN $1116 OF CRITICAL VOLUNES= • 1173 LOS c C .� a 1� • ' :,�►� ern Check OK '•� .. ; . M• ,. y .-. ..T an-Rig - n' • ' , .,:;_,„„. ' ..f . 0 ,- 1985 HISHNAY CAPACITY PROCEDURE PLANNING ANALYSIS 17 ' l'''*- PR®SECT: r TISARD ALBERSTONS '-.,4 ;�i INTERSECTION: PACIFIC HIGHWAY AND DURHAM ROAD • DESISN DAY: SCENARIO 3 AN PEAK . '.',.41:* , A :• e-ww-w--- "----8ED$ETRY ______________ : • ' ` No. of No. of Mo. of No. of No. Of No. of f . Lt. LtdtTh. Thru Rt.&Th. Rt. Rt,gh,&Lt '. ' , Approach Lanes Lanes Lanes Lanes Lanes Lanes ED 0 1 0 0 1 0 NB / 1 0 0 1 0 ND 1 0 2 0 1 r SR 1 0 1 1 0 0 .; TRAFFIC VOLUMES MwC�O®MOosawseMHSa esrew.-a_.eM_w.ase-a��►OMwsbwtl. Left Right Turn Thru Turn Total - ` •' ED 2 27 9 38 • MB 82 95 50 227 ND 26 83i 201 105 ., .4..., . _, SB 117 479 5 601 LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES A9(ES Cfl A MULTILANE APPROACH. WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) , wa.e wesewwww.wr wwssoamwew ewMw.waws sw . . •. Yu LT Total No. of Equiv. Thru Vol. In Vol. In Opposing EQUIV Voluae Lanes On Volume Vehicles LT+TIH Ea. kif The Volu®e PCEIt lilt PCE's (TH+RT) Total Approach Per Lane in LT4AH Lane Reeuining f ` 4vphl ,•. Line Laces � 0 4 . ....sw--.-M.sw-e�a�--s�r�-wsrw weww.. .. ,..b sww ...weee..w..►wew •.,. .!..,.' .'.. 95 1.1 2 2.2 k7 29.2 1 29 0 0 29 - 27 1.1 82 90.2 95 185.2 1 185 0 0 185 . .. 484 2 26 52 831 883 2 442 390 416 442 .: ij,..r.. ',•.' . 831 4 117 468 484 952 2 476 8 125 476 't:( ,x . • PCE Lookup Table 0 -199 1.1 ` 200 -599 2 ' .. 600 -799 3 � . 99 9 600 - 1000 & up 5 1 1 --y i ' ': - ------ ------- OF 'r k ----N ' • --CALCULATIONS OF S T�` %., i..1 ~.. ED LT= 2 NO LT= 26 NB $HLRT* 95 5D TH6RT8 242 OUH 97 SUM: 268 `''. NO LT= 02 SB LT= 117 4 -•, ED TH&RT t9 4 NB TH&RT= 41 .. „` ,` .. 8911C 111 sun: y � a .. MAXIMUH SUR' OF CRITICAL VOLUMES- 644 LOS = A A Right Turn Check OK y 1995 HIGHWAY CAPACITY PROCEDURE PLAPHIINS ANALYSIS y.'. PROJECT: TIS RD ALDERSTONS ' • INTERSECTION: PACIFIC HIGHWAY AND DURU4 N ROAD DESIGN DAY: SCE101R1O 3 PN PEAK '. - .wwreaa.-o.w--1.rcaso__�6Y�F �� rwlN wwasw re�.u...MS__a•r_s«rr�..e.+srr . • No. of No. of No. of No. of 14o. of No. of • ... Lt. Lt.&Th. Thru Rt.bTh. Rt. Rt9Th,lit Appriach Lanes Lanes Lanes Lanes Lanes Lanes el 0 1 0 0 1 NB 1 1 0 0 1 0 v ti ND 1 0 2 0 1 0 • 50 1 0 1 1 0 0 ,•_. - •, ••• Y��rr-s�)- -se w- .rye w_sr_•- ------ - --- . TRAFFIC VOLIi�S Lef t Right , Turn Thru Turn Total ! . EO 34 179 40 253 NB 345 233 210 796 • ND 92 647 135 874 ;.. . SB 229 841 21 1091 • •, LANE DISTEIDWiION FOR SHARED LEFT/THRU LANES ON A NULTILAHE APPROACH WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) •• ••• •4 • N0._M�MNMY�!_r!O_Y1-�0..�w.lO4.�OO.r Y�O.YII.__M�•.11_f•COrI_I-M�__r ... • . Yo LT Total No. of Equiv. Thru Vol. In Vol In Opposing ERUIV Volume Lanes On Volume Vehicles LT+TO Ea. Of The • •. Volume PCE1t Vlt PCE's (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining 4vphl , Lhne Lanes .- I-ar1�r+1��•�ewasm�•�.sw.4/N•w•.wss�swi�a.4 w•Mw��_rrw�+.wa.�seea.ae�1 ... .... �rw�.�iw�a.Kiae�.»..au�.wa•_ 233 2 34 60 179 247 1 247 0 0 247 • �,' 179 1.1 345 379.5 233 612.5 1 613 0 0 613 062 4 92 368 647 1015 2 509 140 232 S00 647 3 229 697 062 1549 2 775 09 317 775 f A. PCE Lookup Table 0 -199 1.1 200 -599 2 600 -799 3 • 1300 —999 4 1000 R up 5 i •`,i ..4._----GALCULATlO S OF 00.4_MawO- ES LT= 34 ND LTA 92 MA TH&RT_ 233 SB THLRTG 431 SUN= 267 SUN= 523 N9 LT= 345 58 LTg 229 • EH THDRT 247 NO TH&RT= 324 SUN= 592 SON= ye �n{ OF CRITICAL • voL191�ES- 1145 X05 � C !p111 - ". Right Tern Check Did• \1v\K1 yy 1.., 1 • ,• - 1 985 HCM CHAPTER 10 : U GNP L I Z r D - 3 APPROACHES 4111SE 1 0+ 2) - ,:•,DATE:O7-O 1-1956 TIME: 13:06:25 :,/ T I GARD ALBERSONS �A I'e4 Arm, T- t-8ivr'% i, 1llf�1g►,S A.t...... , . „,r LAST DATASETS LOADED OR SAVED , p VOLUME= GEOMETR I CS- / 1 EY: A- - w ,,, •,GENERAL CHARACTERISTICS ``► ` =`OPULATI ON GREATER THAN 2509000: YES . ,''''.).- CONTROLS: FROM C: STOP • . " ; PREVAILING SPEED: 30 MPH e .• 7A'I N STREET # OF LANES: 2 LANES MAIN STREET APPROACH A - EXCLUSIVE RIGHT TURN LANE: V I NOR STREET LANES APPROACH: C: SUMMERFIELS Y SHARED LEFT AND RIGHT TURN LANE: YES , "" :.ARGE RIGHT TURN RADIUS OR F...,..-":ALLOW RIGHT TURN ANGLE: NO -..4.11GHT TURN ACCELERATION LANE ON MA OR tr NO \ .'* .. ' 3 I GHT DISTANCE RESTRICTIONS (in sL+ yin d s N ' APPROACH A: WESTBND B; EASTBND C: SUMMERFIELS .6;. LEFTS 0,00 0C 0.00 0.00 0.0 , . THRUS 0.00 0.00 0.00 "..SIGHTS 0.00 0.00 0.00 4 r ' . :APPROACH A: WESTBND 13; EASTBND C: SUMMERFIELS LT TH RT LT TH RT LT TH RT c VOLUME 0 135 5 17 368 0 6 0 25 ,.:;UHF 0.T.0 0.90 0.9 • - ' ADJ V.OLUME 0 150 .6 19 409 0 7 0 28 '1"!:, , PERCENT GRADE 0.00 0.00 0.00 ;.+• ;ASS CAR/HR 0 21 7 0 31 !"STEP 1 RIGHT TURNS FROM C:SUMMERFIELS - ...ONFL I CT I NG FLOWS 150 CRITICAL GARS 5.0 1047 • .. CAPACITY' 047 :ACTUAL CAPACITY 1047 " 3;°STEP 2 LEFT TURNS FROM B:EASTBND 7,ONFLLCTING FLOWS 150 CRITICAL GAPS 4. " CAPACITY 82 r' APACITV USED 2 . IMPEDANCE FACTOR 0.99 ACTUAL CAPACITY 1182 r • • e { •.t 5w • • -1985 HCM CHAPTER 10 : UNS I GNAL I Z ED - 3 APPROACHES (PAGE 2 of 2) r DATE rO7—O 1♦ 1 986 TIME: 9 3:06:25 ;1 I GAiI� ALBERSONS • FSTEP 3 LEFT TURNS FROM C SUIMERFIELS � O FL CT I G FLOW ' 5 • 81 CRITICAL GAPS r r —CAPACITY 490 ",.'ACTUAL CAPACITY 486 • a`• SUMMARY OP LEVEL OF SERVICE BY MOVEMENT .Y" :MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE LT FROM B: 21 1182 1161 A 3. 10 0.02 .. • \,'.' '. .,., :.:ALL MOVES FROM C■ 38 8S0 818 A 4.40 Co 05 • r;yx eJ' • et • • 4 410 ••• 1985 HCM - CHAPTER 10 : UN I GNAL I Z ED - 3 APPROACHES (PAGE 1 of 2) DATE`.07-0 1.-198a TIME: 13:08:5D i:iALBERSTONS ENT EXISTING PM ! =`• LAST DATASETS LOADED OR SAVED ;` ►""•VDLUME= GEOMETRICS= " 'KEY: A- -8 :» D : . . M. GENERAL CHARACTER I S I I CS POPULATION GREATER THAN 2509000: YES `.'CONTROLS: FROM C: STOP 9 ''PREVAILING SPEED: 30 MPH MAIN STREET # OF LANES: 2 LANES MAIN STREET APPROACH A EXCLUSIVE R I GHT TURN LANE: Y ` •MINOR STREET LANES APPROACH: C: SUMMERFIELD SHARED LEFT AND RIGHT TURN LANE: YES LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO ° RIGHT TURN ACCELERATION LANE ON MAJOR: NO SIGHT D I ST ANCE RESTRICTIONS (in seconds) . ,APPROACH A: WESTBND B: EASTBND C: SUMMERFIELD -:-LEFTS 0.40 0.00 0.0 THRUS 0.00 0.00 0.00 A RIGHTS 0.00 0.00 0.00 B: EASTBND C: SUMSUMMERFIELD} ....: APPROACH A o WESTBND B: EASTDN LT TH 1ST LT TH RT LT TH RT , J VOLUME 16 0 6 r .'VOLU6ME 0 0 433 11 104 335 0 PHF 0.90 0.90 0.90 ADS VOLUME 0 481 12 116 372 0 18 0 70 .PERCENT GRADE 0.00 0.00 0.00 PASS CAR/HR 0 127 20 0 77 ... , ± TEF' 1 RIGHT TURNS FROM C:SUMMICRF I ELD CONFLICTING FLOWS 481 0. CRITICAL GAPS 5.0 • CAPACITY 738 ' - ACTUAL CAPACITY 738 y PROM B:EASTBND '.l � :.STEP 2 LEFT TURNS STET . TURNS ,,. Z CONFL CONFLICTING I VG PL0�S 481 "CRITICAL GAPS 4.5 CAPACITY 863 CAPACITY USED 15% .w I MPEDANCE FACTOR 0.96 ''!ACTUAL CAPACITY 863 ,' a `.x .. •. * .y L� 1 ,JW. SP a, ..:. _ "n ° -. �a ,.d. ^'JI � - -a• 1985 HCM — CHAPTER 10 : L I GNAL I Z ED — 3 APPROACHES IFFAGE 2 of 2 ,DATE:07-0 1-1986 TIME: 13:D8:50 • .'• • AL.BERSTONS ENT 'EX I ST I NG Phi ,-STEP .3 LEFT TURNS FROM C:SUMMERF I EL. .,.,.,CONFLICTING FLOWS 975 • r°CRITICAL GAPS tae 0 • CAPACITY 297 t • ACTUAL CAPAC I Tyr. 268 • SUMMARY OF LEVEL OF SERV I CF BY MOVEMENT • _• MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE «LT FROM B: 127 863 736 A 4.89 0. 17 ALL MOVES FROM Cg 97 545 448 A 8.03 0.22 • • . y r Ohs t, tea+ • a 1"11 �;a y b _. v :w" `i_ ..`._t ' L;;jl,. •ny._ r. 0 , A y4''. ;-' 1985 H, M -- CHAT.TEFL 10: UNS GNIL I Z ED - 4 APPROACHES (PAGE 1 OF 2) ' DATE:.O?-e!,-g 961b TIME: 13: 12:49 ,•71'LGARD ALBERSTONS ENTRANCE AM SCENARIO 1 r.. 's BAST DATASETS LOADED OR SAVED,. - :VOLtJME SE6aPMETF�ICS= .• ', KEY: D A- _S i• 1 ..'1GENERAL CHARACTERISTICS •. -POPULATION GREATER THAN 250,000: YES CONTROLS: FROM C: STOP FROM C RT LANE: STOP FROM D: STOP P'REVA I L I NG SPEED: 30 MPH a' MAIN STREET # OF LANES: 2 LANES .-•+'`'iA I N STREET APPROACH A - EXCLUSIVE RIGHT TURN LANE: NO 'MA IN STREET APPROACH B - EXCLUSIVE RIGHT TURN LANE: YES ' '. :MINOR STREET LANES APPROACH: C: ENTRANCE EXr:LUS I VE LEFT TURN LANES: YES -EXCLUSIVE RIGHT TURN LANES: YES 1 ' LARGE RIGHT TURN aADIUS OR SHALLOW RIGHT TURN ANGLE: NO ` RIGHT TURN ACCELERATION LANE ON MAJOR: NO ' APPROACH: D: SUMMERFIELD EXCLUSIVE LEFT TURN LANES: NO 4 ,,, -..EXCLUSIVE RIGHT TURN LANES: NO i ILARGE RIGHT TURN RADIUS OR SHALLOW)RIGHT OTURN ANGLE: NO RIGHT TURN ACCELERATION LANE ON M ORR : rA • SIGHT DISTANCE RESTRICTIONS (in seconds APPROACH A: DURHAM EAST B: DURHAM WEST C: ENTRANCE D SUMMERFIELD LEFTS 0.00 0.00 0.00 0.00 THRUS 0.00 0.00 0.00 0.00 RIGHTS GHTS 0.00 0.00 0.00 0.00 : PPROACH A: DURHAM EAST �` B: DURHAM WEST C: ENTRANCF D: SUMMERFIELD - LT TH RT LT TH RT LT TH RT LT TH RT '�' VOLUME 13 368 36 12 0.90 52 0.90 25 ,; 135 12 10 4 52 6 4 t i "'ADJ VOLUME 14 0.90 40 13 150 13 11 4 52 7 4 28 PERCENT GRADE 0.00 0.00 0.00 : ,ASS CAR/HR 16 15 12. 5 64 7 5 31 STEP 1 -RIGHT TURNS FROM C ENTRAN E D:SUMMERF I ELD . ONFL I CT I NG FLOWS 429 150 CRITICAL GAPS i CAPACITY 780 147 4' -ZAPAC I TY USED a r 3"Am :1 Z NPEDANCE FACTOR 0.95 0.99 • ' ACTUAL CAPACITY 780 1 047 I40 M µ ms,.,. ... .�.'. ,_..... . .,.. ...,. .,�... ,,.. .,., .". A. • ' 198° HCM — CHAPTER 10: UN GNALI ZED 4 APPROACHES (PAGE 2 OF 2) ••• DATE a 07-01-1956 T I ME: 13: 12:49 'T I CARD' ALSER'STDNS ENTRANCE AM SCENARIO 1 h: ° STEP LEFT TURNS FROM B:DURHAM WESTBND A:DURHAM EASTBND �y �- CONFLI CT I NG FLOWS - 449 150 . •'CRITICAL GAPS 4.5 4.5 ' CAPACITY 890 1192 CAPACITY USED ' 2% 1%• ,'.IMPEDANCE FACTOR 0.99 0.99 ,. .ACTUAL CAPACITY 890 115`:= .fir a •.+.. :. 'STEP 3 THRU MOVES FROM C:ENTRANCE D 3 SUMMERF I ELD • CONFLICTING FLOWS 607 627 CRITICAL SAPS 5.5 5.5 • . CAPACITY 551 53 —CAPACITY USED • 17. 17. p IMPEDANCE FACTOR 1.00 1.00 . • ;-•;ACTUAL. CAPACITY 545 53 ';. • -STEP 4 LEFT TURNS FROM C:ENTRANCE Vii:SUMMERF I E.LD CONFLICTING FLOWS 63 689 CRITICAL GAPS 6.0 6.0 .:.CAPACITY • 455 427 • . ';ACTUAL CAPACITY 442 400 SUMMARY OF LEVEL OF SERVICE BY MOVE3ENT .-MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE •,• . LT PROM A: 16 1182 1166 A 3.09 0.01 "2 P-LT FROM 8: 15 890 875 A 4. 11 0.02 'r LT FROM C: 12 442 rI' 430 A 8.38 0.03 TH PROM c: 5 545 540 A 6.67 0.01 •,. ,ART FROM C: 64 780 716 A 5.03 0.09 • ALL MOVES FROM D: 43 755 712 A 5.06 0.06 • 7 11,1 Y. �. Off: y. W "r . ..:........ . 1$R5 HCM - CHAPTER 10: UN GNAL I ZED — 4 APPROACHES (P' GL 1 OF 2) DAT1:D7'-01—1986 TIME: 13: 16: 12 ALEiERSTONS ENTRANCE PM SCENARIO 1 AST DATASETS LOADED OR SAVED ..VOL.UME= GEOMETR I CS= r 4 EY: D .� A.. ...8 GENERAL CHARACTERISTICS r °OPULAT I OIL *GREATER THAN 250,400: YES C STOP Or: CONTROLS: FROM C: STOP' FROM C RT LANE: STOP- • FROM D: STOP • SPEED 30 MPH MAIN STREET 4 OF LANES: 2 LANES 'AA I N STREET APPROACH A EXCLUSIVE RIGHT TURN LANE: NO MAIN STREET APPROACH B EXCLUSIVE RIGHT TURN LANE: YES ES • MINOR STREET LAN,.., APPROACH: C: ENTRANCE _EXCLUSIVE LEFT TURN LANES: YES ' EXCLUSIVE RIGHT TURN LANES: YES y•• .ARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO . RIGHT TURN ACCELERATION LANE ON MAJOR: NO m . : `.'APPROACH D: SUMMERFIELD EXCLUSIVE LEFT TURN LANES: Na EXCLUSIVE E RIGHT TURN LANES: NO �' :..LARGE RIGHT TURN RADIUS OR SHALLOW W �I GHT TURN ANGLE: NO b ` RIGHT TURN ACCELERATION LANE ON MAJOR: NO ~SIGHT DISTANCE RESTRICTIONS (in seconds) r' 4PPROACH A: DURHAM EAST B: DURHAM WEST C ENTRANCE D: SUMMERFIELD LEFTS 0.00 0.00 0.00 0.00 •THRUS 0.00 0.00 0.00 0.00 .- RIGHTS 0.00 0.00 0.00 0.00 • CL E ' ,APPROACH A: DURHAM EAST B: DURHAM WEST C ENTRANCE , •. « � NTRP�NCE D: SUMMERFIELD ELD LT TH RT ' LT TH RT LT 7H RT LT TH PT ..,VOLUME 104 335 54 49 411 11 143 25 98 16 13 63 e pHF 0s 90 1s 70 0•90 0.90 ga s PERCENT GRADE 0.00 0.00 0.DO �DJ VOLUME 116 372 60 54 457 12 �, 9'� 2S 1 D9 i 8 i 4 70 -0ASS` CAP/HR 127 60 175 31 120 20 16 77 STEP 1 RIGHT TURNS FROM C ENTRANCE D:SUMMERFIELD "ONFL I CT I N a FLOWS 40 457 CRITICAL GAPS 5.0 CAPACITY 80 757 ,'7,APACITY USED 15% 10% _« MPEDANCE FACTOR 0.90 0.94 . ' ACTUAL CAPACITY 80 757 r°�1955 HCM — CHAPTER 10: U N S A L I Z E D 4 APPROACHES (PA 2 OF 2) • DATE:07--01 r 1996 TIME: 1:!,416: 12 .77T I GARD ALBERSTONS ENTRANCE PM SCENARIO 1 ro 1 STEP 2 LEFT TURNS FROM B:DURHAM WESTBND A:DURHAM EASTE ND - CONFL I CT INS FLOWS 432 457 ''.SCR I T I CAL SAPS 4.5 . 4.5 "' CAPACITY 904 883 CAPACITY USED 77: 147. • •ix MPEDANCE FACTOR 0.96 0.91 'L''ACTL'AL CAPACITY 904 88 ``STEP 3 THRU MOVES FROM C:ENTRANCE 0:SUMMERF I ELD • CONFLICTING FLOWS 1029 1 059 - "CRITICAL GAPS 5.5 5.5 ;t APACITY 338 326 • r.CAPACITY USED 10`/. 6% h. 1 MPEDANC!E FACTOR 0.94 0.97 • r r WCTUAL CAPACITY 294 284• •' ;:STEP 4 LEFT TURNS FROM C:ENTRANCE D SUMMERF I ELD • i-='CONFL I CT I NG FLOWS 1113 1196 •- CRITICAL CAPS 6.0 6.0 ,.- APAC I TY 250 225 ..ACTUAL CAPACfTY 198 165 • d SUMMARY OF LEVEL OF SERVICE BY MOVEMENT huMOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE LT FROM A: 127 883 756 A 4.76 0. 17 ,- LT FROM B: 60 904 844 A 4.27 0.07 ' L.T FROM C 175 198 23 E 155.60 7.55 • TH FROM C: 31 294 264 C 13.64 0. 12 It• ..' C iT FROM C: 120 802 682 A 5.28 0. 18 ° ALL MOVES FROM D: 112 408 295 C 12. 19 0.38 - ' .Q_, k CCc a. aY, r • • 1985 HCM - CHAPTER 10: UNS AL I ZED - 4 APPROACHES P'A B 1 OF 2) • L'ATE 07--o 10 19G6 TIME: 113: 18:59 3CENAR I O 2 AM PEAK DATASETS LOADED OR SAVED - r..1 ': LLtlME= G DMETR ICS= 4 kEY: D ;. • • ti A- -B a , •`1ENERAL CHARACTERISTICS •� CONTROLS:O FG NGREATER THAN 250,000: YES FROM C: STOP FROM C RI LANE: STOP FF DM D: STOP ' PREVAILING SPEED: 30 MPH MAIN 1➢REET # OF LANES: 2 LANES `CIA I N STREET APPROACH A EXCLUSIVE RIGHT TURN LANE: NO -MAIN STREET APPROACH B - EXCLUSIVE RIGHT TURN LANE: YES • '- '[[INOR STREET LANES APPROACH: C: ENTRANCE • : EXCLUSIVE LEFT TURN LANES: YES ', EXCLUSIVE R I GHT TURN LANES: YES LARee RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO as n: .RIGHT TURN ACCELERATION LANE C N MAYOR: NO 'APPROACH: D: SUMMERFIELD . EXCLUSIVE LEFT TURN LANES: N[3 ':E,XCLUS,L VE RIGHT TURN LANES: NO ',LARGE RIGHT TURN RADIUS OR SHALLOW RIGHT i'URN ANGLE: NO RIGHT TURN ACCELERATION LANE ON MAJOR: NO ..SIGHT DISTANCE RESTR I C ?` TlOiyS (in 5E?C171'idS) APPROACH A a DURHAM EAST B: DURHAM WEST C: ENTRANCE D: SUMMERFIELD L - LEFTS a 0.00 0.00 0.00 0.00 THF'Jr,, 0.00 0.,00 0.00 0.00 ,7# RIGHTS' 0.00 0.00 0.00 0.00 K.c, ti .APPROACH A: DURHAM EAST B: DURHAM WEST C: ENTRANCE D: SUMMERFIELD LT TH RT LT TH RT LT TH fRI LT TH RT ;VOLUME 13 368 40 12 135 5 10 4 SI 6 4 25 !- R"HF 0.90 0.90 0.90 0690 '-ADil VOLUME 14 409 44 13 150 6 11 4 59 7 4 r� PERCENT GRADE 0.00 0.00 0,00 .'PASS CAR/HR 16 15 1Z 5 64 7 5 31 STEP ,/ RIGHT TURNS FROM C ENTRANCE D: UMMERF I ELI CONFLICTING FLOWS 431 150 CRITICAL GAPS 5.0 5.0 CAPACITY 778 104 jF aCAF'AG I T4`' USED 8x 3% M ,,- 5, '�1''6F'EDANCE_ FACTOR ; ��.95 �"�, .> ACTUAL CAPACITY • _ f !• .ray m C ` '' 111 fear. ' t .a v ".-•1985 HCM — CHAPTER 10t UN8 ' NAL.I ZED — 4 APPROACHES (PA'' E 2 OF 2) ;, A " ti 1 a, DATE x,07-Q.ti-1986 TIME: 1 a 18.59 a 4:,%.':.,,,,!....,,,..,.‘,4,-.. 2 AM PEAK ,`,,i t .? ,*,,,,`,..',,,;41„,,,,,,.;,..''.4:.. R r,„ '4 STEP 2 LEFT TURNS FROM B:DURHAM WESTBND A:DURHAM EABTBND .;1 r Al AA `' qw4- DNFL I CT I NG FLOWS . 453 150 , ' '. ' JlCRTTIC`:L GAP'S 4 �. ," ' �, '. L CAPACITY 886 1182 11 ' ` CAPACITY USED ° 1% ' i.„ i ,Ir. ..:.IMPEDANCE FACTOR 0.99 0.99 ;.,, '' � :M-ACTUAL CAPACITY 886 1182 , RI F �1 fir 4a x I n 'x ni F .! ;'' k ' `•.STEP 3 THRU MOVES FROM C:ENTRANCE. ID i BUMMERF T ELD ''I I.,` �h, r CONFLICTING FLOWS 60(, 631 • Y• `'w' ' CRITICAL GAPS 5.5 5.5 1 ,`'iti •'C"�gPAC IT ' 5C► 536 ', �7`. : �AP'ACITY USED 1 f 1 1, ✓ ,.r,` IMPEDANCE FACTOR 1.CDC► 1.00 CAPACITY 543 529 z t r ""/r .. ' , '- -STEP 4 LEFT T. �� FROM � 4.,r � \A1~� �tl��E� I EL� `, u` 1 «A "`C0NFL g CTT NG FLOWS 1 641 693 '.'d fi w .CRITICAL BAPS 6o 6.0 CAPACITY 454 ';.).04L .''.'''',,,,' 2-: .—ACTUAL CAF AC I TY 440 393 r„” SUMMARY OF LEVEL OF SERVICE BY MOVEMENT '• '#a • MOVEMENT DEMAND CAPACITY RESERVE LOS AVG DEL.(SEC) AVG QUEUE r LT FROM A: 16 1182 1166 A 3.09 0.01 '; • .�LT PROM 8: 15 086 871 A 4. 13 D. ,�1 02 rl ,M • — LT FROM C: 12 440 428 A 8.41 0,,03 r r 41z TH FROM C: 5 543 55'38 A 60.69 01.01 7 '$ 1 , " _ ' RT FkOM CO 64 778 715 A 5.04 0.09 '• .�, " ,', ALL. MOVES FROM D: 43 752 `7.10 A 5.07 0.06 y;• .,` =i , 4 .e. ' 1 i i 1 ♦ aA 1 M 1" w M, . ''',1 L, N i .Yu y} .j�u '. ,,. , ,i IJ •':" ...•:':r.:.y:. R : • • I t v1 a0ilrr ' r- ' IE 1985 HCM - CHAPTER 10: UN NAL 12 E D . 4 APPROACHES (F4- 1 OF 2) L ;,; fi DATE°07 -04 -1954 r TIME: 23:21:44 .,( ti + : r:, CENAR I C 2 PM PEAK 'y „ ? �Y L...pASpTpy�DAT( ETS LOADED OR SAVED '4 r.1 rt/�` •VOLUME� .,' GEOMl;.TR I CS= ; ' 'KEY: D Y.;{ 5` 6 .:a A.„ .1.1. A-S w It +',.,1 $..,--,.,,•:;-.-.•,..;',,„ M �, l'''.'rr 6 m1 ' odi SEWE!i aL CHARACTERISTICS -'�,, .}} ' ti '' POPULyATiMI.�ONFROM GREATER THAN 250,000: YES , r'`rH 3 ^mry CO VTO OL41'17 R STOP �,•�, ; •G FROM C RT LANE. STOP R. " FROM ®O STOP Y ; ;I.'':: -PREVAILING SPEED: 30 MPH �.N MAIN STREET OF LANES: 2 LANES ,:„rt y'R • A I N STREET APPROACH A ° EXCLUSIVE RIGHT TUN LANEr NO. ,; 'MAIN STREET APPROACH - EXCLUSIVE RIGHT TURN LANE: YES ;r;, " ,MINOR STREET LANES , y-A ''.ti w ' • APPROACH: C: ENTRANCE • _, E X CLUS I VE LEFT TURN LANES® YES 4i -j ”` _'E X L LUS I V RIGHT TURN LANES: YES k w ' . • (LARt3E R i 6F4T TURN RADIUS OR SHALLOW RIGHT TURN ANSLE. NO ' ,x ;I.1 ," ' I C HT TURN ACCELERATION LANE ON MAJOR: NO. r t , ."APPROACH: D a SUMME�P T ELD a t • :{ EXCLUSIVE LEFT TURN LANES: NO I 4i� , EX CLUS IVE RI GHT TURN LANES hl a '1ARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN ANGLE: NO ,` ''; p RIGHT TURN A :CELERAT I DN LANE ON MAJOR a '�! :^ r , 1 .•SIGHT DISTANCE RESTRICTIONS (i n secon dtz) !' . APPROACH A"0.00 LL RHAM EAST A. DURHAM WEST C. ENTRANCE Y.'r y, D SUMMI , F$ELL? . . DURHAM �y ,,p�ryry t p ..EFTS : 0.00 0.00 0. 0 THRUS 0.00 0.00 0.00 0 .1 -*1 ° . i '..'RIGHTS 0 0Q 0 00 0.00 0.00 . x:: 1 I : APPROACH A: DURHAM EAST S. DURHAM WEST C: ENTRANCE D. SUMMER,IELD ., " 104 3� ' � "� ''�'H RT l H RT LT �'H RT LT TH PT �.� VOLUME I LT 35 77 49 411 49 143 25 9S 16 13 -'. `. 'PHP 0 9D 0.90 0 9 0.90 63 . AIDJ VOLUME 116 372 S64 457 54 1598 109 18 PERCENT GRADE 0 a�A0 0.00 0.00 14 70 127 +�rIC! 175 31 120 20 16 77 e;l w SASS CAR/HR 1 t, STiEPrI RIGHT TURNS FROM C.ENTRANCE DgSUMM8RFIELD rI 4{ CONFL I C`T T NG FLOWS 415 457 ;! CRITICAL LAPS 5.0 . 0 '.,' CAPACITY TY + 791. * 7`S7 " `-;CAPACITY USED 15A IOi , ;=r 1 MPEDANCE .FACTOR 0090 0.5+4 r�, ACTUAL CAPACITY 791 757 Y • . <_.. .s ' •i ..� w , u ' �r « { � . ! • y !� � " + -�r ra + t 1 . a _. i y a 'w..+ • . y � • L ! , Ai " / 1 r^—«.r, ' � Z t—..'. ( ; .,r ':.t'''...:,"..:::::,. 4{. q t `, Y 1, R A I' •r f; 'n M 1..1... ,} ', 1985 HCM -- CHAPTER 10: UN NAL I ZED 4 APPROACHES (P E 2 OF 2) ' ,, DATE�s O'7-01-�1 9861 'T 1 ME t 13:2'1 a 44 ,{ 1 r: 4 SCENAR ® PM PEAK k1 1 1:.;:i ;i :::'::::::.i.!.''''7::4' STEP 2 LEFT TURNS FROM 8m DURHAM WESTBND A:DURHAM E iSTBND `,_, ' ,r1C®NFI_11C'T I N8 FLOWS 458 457 Y,al r i p�►�y /fie GAPS ,1 . * •"•.YrY1I�ICA4. 8011" 4.5 ', 1 U, ...'CAPACITY 882 083 ,, CAPACITY USED 7/. .' 4°t1 .,'',..,:i...,,',::',.-i'.,...',.''',:.,.1';;;','....‘;'u 1 r y,,� ��'!'E� .I :;IMPEDANCE FACTOF� 0.96 .9 .,,',:„,„:1,,,,..1.,:,',,I..',,*; ;',....;ACTUAL CAP'S oC Ty' 882 883 ' • •i �, ".A j ' •,STEP 3 THRU MOVES FROM C:ENTRANCE D SUMMED F I ELD . –CONFLICTING FLOWS 1 4 1084 y ,5 � , y , 1: . .CRITICAL GAPS ,, , ` ; p APC I T Z 1 i ,4' 7 ,' ` 'CAPACITY USED 11 - 6p. IMPEDANCE FACTOR 0.94 0.97 ,- ;ACTUAL r-,1 CAPACITY 290 �6 Aw Ya1 `. . .,STEP 4 LEFT TURNS FROM C:ENTRANCE D..SUMMERF ME=LD :,.{ CONFLICTING FLOWS 1126 1221 CRITICAL GAPS 6.0 6.° ry N CAPACITY 246 218 1 is ,"rAS, .AC TUAL CAPAC I TY 194 ''''''::::::: '''''''; '''t; '7"' ' SUMMARY MOVEMENT ": f OF LEVEL OF SERVICE CE 8Y M �;; ` DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE A � , 'r�•cCVE6k1ENT : + ; L.T FROM A: 1� 883 756 A 4.76 0. 17 , 6f) 882 822 A 4.38 0.07' "r 1 ' Y �1 8 96 + i I.�T a FROM:.:"'''',";:.i. 7-'77'T'''''. 1- 175 194 20 E 184.5 .C: . k TH FROM 31 290 259 C 13.89 0. 12 MC. ,, 'RT FROM C: 120 791 672 A 5. 6 0 18 a . AI_L MOVES Fh®►"') D: 112 399 286 C 12.57 0.39 . Y 1 - , y ,kN 1 y a W ",s w 4 4.i ni t.n .I y 4 r. li M ,'' A. Ij w Y7 a - _- •' - y _ _ •�y _ _ '^._ _— - _ " — __ + l ,lam #.eJJ+ 4,-f.._ i 'r, W � __. I Q, ',w / w' M '5 _ 1,985 HCM CHAPTER 10: UN - APPROACHES , 4 r,T.'. r t al e la hY lr r �./ - � � '"�f-�iL��E� 4 A�p. R�AYH�W 1� �E i OF 2) 1 1. 1 ` DATE:O7-01- 19E6 TIME 13 a 3O:21 .. i , ,ri ._ 4 SCENARIO 3 AM PEAK n w '''''''''''t: L 11 -LAST DATASETS LOADED OR SAVED 4 1 ",..ii:° ` t.:VOLUME GEOMETR I CS= I+ `' ' REV: D 1 ' a� A- °S �µ 711 l y ,- yP! w r'.7,*.\ ,.r3ENERAL CHARACTERISTICS K ; °'OPULAT I DN GREATER THAN 250,000: YES , Y -. by 5..: _ 1. ` r ,, CONTROLS: FROM C: STOP' r,, I "' FROM C RT LANE. STOP , FROM D: STOP 4 - ,,Y ,, w e ...PREVAILING SPEED: hd7O MPH ', '1,I1,-',,,,:,:.,° MAIN STREET OF LANES: 2 LANEEs a wtl . ,. * 1�'i ';,. ,k r..1A T N STREET APPROACH A _ EXCLUSIVE. RIGHT-TURN LANE. NO ` .;;A' '''.. 1' lA I N STREET APPROACH B - EXCLUS I VE RIGHT TURN LANE: YES wi i Iti i.: . *, .. ..M a NOR STREET LANES c a . I m AP'PROACH: C ENTRANCE kli, EXCLUSIVE LEFT TURN LANES: YES .� .� TURN LANES. % : EXCLUSIVE RIGHT YES 1 F , 1 "' ARGE RIGHT T JS4;N RADIUS OR SHALLOW RIGHT TURN ANt�L.E m NO t RIGHT TURN ACCELERATION LANE ON MAJOR: NO Iwi 4P'F nOPCH D ;1!-:.71.1:,,,, �t'� SUNEMERF I ELA , *EXCLUSIVE LEFT TURN LANES: NO / EXCLUSIVE RIGHT TURN LANES: NO Q I w --ARSE RIGHT SHALLOW RIGHT T�Rh Fh 3LE 6 NO ,, , � 'RIGHT TURN ACCELERATION LANEONMAJC ; NQ P { y4 , :..:SIGHT DISTANCE RESTRICTION& (in seconds) �, ,, , MMERFIELt ¢.: 4 } ' APPROACH A DURHAM ESND B: DURHAM WBND C ENTRANCE D: SUMMERFIELD .I w LEFTS 0.00 0.00 0.00 X 0.00 1-, . . 1 L THRUS Y■�� 0.00 0 .00 0.00 a .. 4 !. "' .:-RIGHTS 0.00 0.00 0.00 0.00 APPROACH A: DURHAM : R N _ �` � fi M ELAND B: DURHAM.. WBND C: ENTRANCE D: SUMMERFIELD LT TH RT LT TH RT LT TH RT LT TH RT :. VOLUME 13 360 42 12 135 5 65 4 52 6 4 25 ,DHF 0.90 0.90 0.90 0.90 - _. , e••µa J VOLUME 14 409 47 13 150 6 72 4 58 7 4 28 iERCENT GRADE 0.00 0.00 0.00 11.1 ASS CAR/HR 16 15 79, 5 64 1 5 31 STEP 1 RIGHT TURNS FROM C:ENTRANCE D SUMMERF I ELD ':ONFL I CT I NB FLOWS 432 150 le '' ° Z. �.;, RI`'ICFaI GAPS 5 5 . -1 CAPACITY 8 77 . 1047 y:' APAC I TY USED 8% Tw .'' .: ��, MPEDANCE FACTOR 0.95 1 .- r ACTUAL CAPACITY 777 104 n f ' a 4 sy 1 .a!i� ! w : p a4 �'" r ,W 1 .j te' 1 **:1985 HCM — CHAF''"o EFi 10: UNS ' - AL.I Z ED — 4 APPROACHES (PA ,` 2 OF 2) . , • fit, ' .'' DDATE:07-01.E-19®6 TIME: 13: 0:21 t ,; °; ` *'' -'1;SCENART"- 3 All PEAK 1 b c t, (�� 1I f rf t..e .$ ' IE STEP 2 LEFT TURNS FROM B:DURHAM WBND A:DURHAM EBND •i' ',,:•,-„,...i.,,,''''''''..'-,',.;..c',,.:. r:,CI'�B►4E L�IaCT I NG FLOWS 456 150 i„' . -CF TICAL GAr"NS 405 4.5 —CAPACITY 884 1182 ' t APACI TV USED 2% i t c, ,• i ` . ',I MPEDANCE FACTOR 0.99 0.99 ;„ ' ,:' c»1.ACTU , . CAPACITY 884 1182 �•.1 '....STEP 3 THRU MOVES FROM C:ENTRANCE D.SUMMERF I EL.D , CONFLICTING LOWS 610 633 i•....,!,,'•1:',,;:.::, • ' CRITICAL GAPS 5.5 5.5 ,, ,." . . CAPACITY I TY 549 53 ,�-, •''CAPACITY USED 1% 1% . ..' :: IMPEDANCE FACTOR 1.00 1®00 ' ''" ;ACTUAL CAPACITY 542 528 ,STEP 4 LEFT TURNS FROM C:ENTRANCE D:SUMMERF I ELT.?• t , .CONFL I CT I NC FLOWS 642 696 'i'C 6.0 6.D is k�ITICAL GAPS CAPACITY • 453 424 •: 11 ‘ ACTUAL CAPACITY 440 397 SUMMARY OF LEVEL CF SERV I CE BY MOVEMENT T DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE �.'. ',Y�NIOVEI'9Eh)T' •`4 LT FROM A: 16 1182 1166 A 3.09 ,0.01 • y r erg+ FROM py {. • t.1 P"ROM L7°a 15 884 869 n 4. 14 O.l"�?' ,, .; ••LT FROM C• 79 440 360 8' 9.99 D.22 • ' . . TH FROM C 5 542 £37 A 6„70 D.01 FROM 64 777 714 A 5.04 O.09 ALL PItsVES FROM D: 43 751 709 A 5.08 0.06 i 1•• a t,. it y u' i, `'' '' 4"' M ,1`. + + 11,7,.Tt< i■Ti rag j 1 , 4 ' F 1 +,;+ ;".1995 HP`.I -- CHAPTER 10: UN', ''-NAL I Z ED 4 APPROACHES CP.-,' E 1 OF 2) •' M«,`, DATE:D: —01.-�I 1986 T I MIE: 1 3:27:23 ''.'7Q'''''''''.Y P .:.T I GAR:) ALBERTSONS ENTRANCE Sr r. AF3 �Y a Y i.'7 ti. , ' .LAST DATAS"ETS LOADED OR SAVED , * y F VOLUME= GEOMETR I CS-- ^" ;' ''-KEY: D µY, ' • I w 1. 1 i r,. a� . e :1 r GENERAL CHARACTERISTICa r, ,_, i 11 ,, '?'OPU",.AT I ON GREATER THAN 2509000: YES r` ', '', 'CONTROLS: FROM C: STOP ;�`. '4 rr '«' FROM C RT LANE: STOP` .: :x FROM D STOP Y '' '. .' PREVAILING SPEED: 30 MPH p 0°:'."'?:::';';'. . MAIN STREET , OF LANES: 2 LANES . ,, , 4;«' `. 4� I STREET APPROACH A H I GHT TURN LANE NO ' lAIN S TRE ET APPROACH B a EXCLUSIVE RIGHT TURN LANE: YES , ,,;Y ti ,4, „ 1}�'T , : MINOR STR EET LANES „ I'. % ''^y i” APPROACH r C: ENTRANCE w '' , EXCLUSIVE LEFT TURN LANES: YES x y ;, .._XCL.USIVE RIGHT TURN LANES: YES T�irtN Al�9GLE. NO :e; '' : ,BARGE RIGHT 1`lJRN RADIUS OR•SHALLOW RIGHT ,1..�,; RIGHT TURN ACCELERATION LANE ON MAJOR: NO ,, ,' 4 • i p , i, PPROACH: U: SUMMERFIELD ..; EXCLUSIVE LEFT TURN LANES: M NQ , ', . EXCLUSIVE RIGHT TURN LANES: NO ' '... . ACCELERATION ENTRANCE s;<.� x .µ * '..ARGE RIGHT TURN RADIUS OR SHALLOW RIGHT TURN A NGLE: NO 1..,0,5'''':',"'"—.' '' �x GHT TURN A C�LERAT I®N LANE ON MAJOR: NO « , Y .. d y o 1� . SIGHT DISTANCE P STR Y CT/OPS f ar �ec�n s, ' .;PPROACH A. DURHAM EBND B DURHAM WBND C® D� SUMMERFIELD : LEFTS 0.00 0.00 0.00 0.00 e . .THRUS 0.00 0.00 0.00 0.00 '.......4'.'''' ,' - 0.00 0.00 0„00 0.0C :'''''' ® +i+ DURHAM WBND C : s�NTRANCE D: SUMMERFIELD ELD d �C]ACH A: DURHAM EBND B: « : 1-- ' ' LT TH RT LT TH RT LT TH RT LT °T RT IDUR ,py 16 13 863 d irr VOLUME 1�0.90 3� 116 �0.70�iL S i 217 0./0�wYJ 8�6 �A!.9�J TF )DJ VOLUME 116 372 129 54 457 12 241 28 118 1®' 14 959 l: '� t PERCENT GRADE 0.00 ;0. v D� t�tl C}D v�; , , `i,ASS CAR/HR 127 6 265 31 130 20 16 10,.�,.� :^' ,tSTEP. 1 RIGHT TURNS FROM C.ENTFAhC� � 7 D r � M ME5�; I E LD i ,' .,ONFLICTING FLOWS D ,.. ' - RITICAL GAPS 5.D . ,, i,s CAPACITY 771.17 /379% t n .. APACITV USED . w „...,,,,j*� PEDA �CE FA CTOR 0.G 5 e ri • w ,'. 774 *', e 1 .',,,,,-,4, ,- ACTUAL CAPACITY �µr' y W 4 rl i i 'TP ' 4 s p y». , �j;. �� 1 ,: uW k,l k A, '::::::':::::4:::::.:'*:::', 1985 HCM -- CHAPTER 10 U NALIZED �- 4 APPROACHES (P''r E 2 OF 2) ,[. J s DATE x07— - I9 b TIME" 7a i a : t - T ►ARD AL ERTS® S ENTRANCE -,:4,,,.'''..4: ',.., ,•; ' Yx "a r STEP �, LEFT TURNS FROM B DURHAM t�8NI1 A°DURHAM END 1 ` ,,:, =r _CC)NFL ICI INS FLOWS '. 501 457 ,, �;� { k-'CRITICt i.. SAPS 4.5 4.5. ,•,CAPACITY 1347 883 .~ ''' CAPACITY USED 7% ° 4.{ !..':IMPEDANCE FACTOR 0.96 0.91 Y ACTUAL CAPACITY 847 883 wz� t a:. k, ° y , r.r18TEP 3 THRU MOVES FROM C:ENTRANCE D:SUMMERF I ELD " J I CONFLICTING FLOWS 1063 1128 h 1 `"rr .. CRITICAL GAPS .- . n:i, ,.... CAPACITY 3_ 301 f ` .CAPACITY USED 11% 6% ,1� � I MPEDANCE FACTOR 0.93 0.97 :. 4 , r ;,•.°I CTUAL CAPACITY '782 262 r P • —STEP 4 LEFT TURNS FROM C:ENTRANCE Ia:BLIMlM1ERF I ELCV , P • }.:CONFLICTING FLOWS 2 "! 127 ,• :. —CRITICAL SAPS 0n 6.0 CAPACITY 78 204 0—ACTUAL CAPACITY . 147 r ,.�e.:,.„'., ,'' " SUMMARY OF LEVEL OF SERVICE l Y MOVEMENT `" IOVEMIENT DEMAND CAPACITY RESERVE LOS AVG DEL(SEC) AVG QUEUE ',. ' LT FROM A: 127 883 756 A 4,76 0. 17 ,� , .' r,• LT FROM 8'4 60 847 787 A 4.58 0.08 4 .LT FROM C: 265 0 -265 E* INFINITE INFINITE .%',. .'.;,,,,,,, Tit FROM C 31 282 251 C 14.32 0. 12 x T` „-, T::RT FROM C: 130 774 644 A 5.59 0.20 ALL MOVES FROM D: 1 090 687 —403 E* I I F I N I TE INFINITE r } fi lm :T 1,. 5 1- n=' e'* 'at ,''�p t:', , ..,u :' r. m , ... 1 i i 1, �.{ ".1 �. -.:� �, 'f-j 1 {�. ► r _ += d 44. } it f k�+ r^I� x�f'`../1-.'; ; 1• r � "+, `. 1985 HI6HNAY CAPALITV PROCEDURE PLANNIHS ANALYSTS k,+; L*. PROJECT: TI6ARA A6. cRSTO " �; H , + ry r �1 }�, w 1 INTERSECTION° PACIFIC HIC11$AY AND DURHAM ROAD '' ' ,.. .e.::,-41,,:.._ -" DESIGN DAYS SCENARIO i PR PEAK • j''. £EomETRY _ •� or.aaacabeoe.msbswo_I,i asb�IlNebr�^- saw Fa.li'�. , No. of Ho. of No. of No, pi' No. of No. I A Lt. Lt.&Th. Thru fit.&Th. Rt. RtIThi&Lt ,_-•N Approach Lanes Lanes Lames lanes Lanes LAnen ED 1 0 0 1 0 0 :;,, a w - wD 0 1 a 0 ; a 1 ' NB 1 0 0 1 0 0 � f SD 0 0 0 0 1 � 1 rti � am�__e0ee_s4 ��eeNY_o_ 3 . TRAFFIC VOLRRES k ,:• Left Pight �. :r(` , Tura Thru Turn ailta1 , :p ' EB 104 335 54 493 _ ,F A .q' r; ND 49 411 11 471 "= x _ '-''' t'• ND 143 25 98 266 ,, 5D 16 13 63 92 J I is } .. , ,; .•, LANE DISTR1RUTION FOR SNARED LEFT/THRU LANES ON A MULTILANE APPROACH ' .x y` WIT PFRNTCS!VE LEFT TURN LANES (OPTIONAL HORKSHEETI a e d,. . •_w fie_wee_.b/i_.A.Obe____SIC•Y1e.44..__e_-IbiOeO!'►ISA.Ye___.Mb ,,,,2_, ■ °4 Voa. LT Total No of Equiv. Thru Vol. In Vogl. In ",: i .4 Opposing EQUIV Volume Lanes On Volume /chides LT+TH Ea. +` Volume PCEIt Nit PCE' (TH+RT) Total Approach Per Lane in LT+TH Lane Remaining 9 lvph) lane Lanes . ebeb_w-e_ ,, Y.' •• ►YMe6�eaeyYbP.Nee�Y-beOMrIMO1i1Me__wiM-_wwi�YtlyeO_N_eb_reb�i.YYw�Ya __O�Yr'�_�YarOY�bMO�.r.. .'I. '- 41.1 2 104 208 319 597 597 0 0 597 . � 369 2 49 98 411 509 i 50° 0 0 509 -�+ .p4. .. 76 1.1 143 157.3 123 280.3 1 281+ 0 0 280 1 123 1.1 16 17.6 76 93.6 1 94 0 0 94 '•11 y PCE Lmti{'kup Table _ Q -1v9 1.1 , .w' 200 -599 2 600 -799 3 w • . 800 -999 F 2 a . 1000 h rip 5 a i++w q, (9 ,h .. -..e--ea_.,-:.__b�.CALCULATIONS OF STATUS_i •e__....e.:_...�__.,•Nid_.i.l, -� 4`' ER tT= 104 NO LTA 143 NO TR&fit't 411 SD TH&RT= 94 SUN= 515 SUM= 237 r ,,{r NB LT= 49 SD LT= 0 �' s ,•: ` ED TN&RTt 389 118 TH&RT= '23 W .. gust 438 Sunk ', w �w.. '' ._ A NOXINUN SOH Of CRITICAL VOLUMES: 752 LOS` 1 , ,: a w q ,. A'i: ... .., .• k.:A b, x .' * +4.. L.- w.. l'<. ♦s `, 'd{ i.. •�.., n t "..M4 ::{ �:, • �* •�'j 'A + Ip l� �.; � �a• '...� ry 1 ^`, id 1 1, _. _ __ a _ , , _ ,ni. -_ _ .. F Y flka• lAx N+y W J ' ( e .-. •,+f ,, s yr; ! w"' E r arp ,i. ,Y .w:'. , . , x ` r ' ;, , w- 1985 HASHNAY CAPACITY PROCEDU ti ",N IN8 ANALYSIS l . PROJECT: TIGARD ALBERTSDM8 ", .+.: INTeRSECTIONI DURHAM AND MAIN ACCESS ' , ;r y;Yr t+ DESIGN DAY: FULL DEVELOPMENT SCENARIO 2 ', ;,.`, k.,, L'''1. GEOMETRY No. of No. of No. of No Of Na. of ' ' ,. `a Y � �� It l�tel4Th. Thru Rt. Th. Rte Rt,Thq&LE { ynyn f O,,'- Approach Lanes Lanes Lanes Lanes Lanes Lanes ;., _ ,,; EB 1 0 1 1 0 0 �' 1�� : 0 1 o i o >�f,, `' '.," 1 4 0 1 0 0 ,'. ,;: SB 0 1 0 0 1 0 W. {'1 :.. TRAFFIC VOLUMES !, wf•.,.war rrrr«r."ra«oYr Ibr : ' Left Right :'',,,`;',,:r.:,;:,,, ' a ' 4 Turn Thru Turn Total "" EB 104 335 218 657 hr '' ND 76 411 11 ' 498 " '� ; ND 243 34 122 1''9 p Nu' d y, SB 16 36 . 63 115 ' 'w ..�; t'; (r.: LAKE DISTRIBUTION FOR SHARED LEFTITHRU LANES ON A MULTILANE APPROACH � r � R I, r' ,. : s MITH PERMISSIVE LEFT TURN LANES tOPTIONAL tORKSHEETD y tM r wr«..re.wr.wramwrsa.�.M.rrarrrrarar.�r«rese ... ... 1 r. YO LT Total ha. of Equiv. T"-'. Vol. In Vol. In ; -. Opposing EDUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The `, Vo1u•e PCE1t VIt PCE s (TH+RT) Total ApproachPer Lane in LT+TN lane Re.aa ning .; �',, (vphD Lane Lanes r' ti.+«rarwriw««Grwr«ra. r..w« •{ I - 411 2 104 20B 553 761 2 381. 173 277 381 .,, } -! 553 2 76 152 411 563 1 563 0 0 563 »;2 4.a 423 0 0 423 , .� �.•. 36 1.1 243 267.3 . 156 423 3 1 4 .y 156 1.1 16 17.6 36 53.6 1 54 0 0 54 N . b PCE Lookup Table " :4 0 -199 1.1 ' ' " 200 -599 2 3 ' 600 -799 ' ,, r ,,r 800,-999 4 ,La 1000 6 up 5 —►" CALCULATIONS OF STATUS rw Y » «rrrrrr_ii.rrrwYwoeiie « .esrrwlirrrawr.wrr i.er.r i ES LTA 104 NB LT= 243 NB TH&RT: 563 BB TN&RT= 54 ' r i-- ." SUM= 667 SUN= 297 Na LT= 76 58 LT: 16 EB 'TH&�1T= 277 t B TH6►1T: 156 , , = 172 MAXIMUM CAPACITY "+ ,iUK- 353. SUM,' - SAY OF CRITICAL LEVEL VOLUMES 1 NAXINUM 9Y .. ----aa are--r------,--ree+itfra.atir _ SON OF CRITICAL VOLUMES 964 ,ORDER CAPACITY 0 TO 1200 ONOER Right Turn Check OK 1201 TO 1400 NEAR 4. ' > 1400 OVER a .. L is t 1 ,r, I ', Y , 4' ..;ww �t.r w: a, .1' g. -..1 l+d. _ I "yI!. i,.rf� Yi `.. �, +{' r c ,y w.. i ,V x (, 4 �xr t4_ _ _ �,.: i�N " I u X " *:4 1905 HIGHWAY CAPACITY PROCEDURE : ;NN1N6 ANALYSIS PRn;JECT: m TIGARD ALDERSTONS INTERSECTION: DURHAM ROAD AND MAIN ENTRANCE/SUNNERFIELD DES'"'N DAY: SCENARIO 3 PN PEAK ,�.• ,, ".,; •,.: Yu No. of U®. of No. of Mo. of No. of No. of • `w" ;• Lt. Lt.&Th. Thru bit.&Th. Rt. Rt Th &Lt Approach Lanes Lanes Lanes Lanes Lanes Lanes '. ED 1 0 0 1 0 Q [, :; •.. NB . 1 0 1 0 1 • NB 1 0 0 1 4 0 }4' Y` SD 0 0 0 0 0 1 r4' . • • • ""...-Y.I.a,,.l''''''l,-------TRAFFIC " Left • Right L r.' "* Turn Throe Turn Total • ▪ ED 104 339 116 555 • ND 49 411 11 471 ND 217 28 106 318 rd , ,, SD 16 13 63 V2 LANE DISTRIBUTION FOR SHARED LEFT/THRU LANES ON A MULTILANE APPROACU r WITH PERMISSIVE LEFT TURN LANES (OPTIONAL WORKSHEET) • O NIYII- N---ON--------- --,--------- • Vo LT Total No. of Equiv. Thru Vol. In Vol. In • • �x Opposing EOUIV Volume Lanes On Volume Vehicles LT+TH Ea. Of The al Volume PCE1t Vlt PCE's (TH+Rw) Total Approach Per Lane in LT+TH Lane Remaining (vph) • Lane . Lanes • cw�r.r--r.s-^ �r r—a---.zwa ��-N- ear-aw�leN.w- r-ew � ws-.ras+nwer-- w-.�eo-w� • . _ 411 2 104 200 '451 659 1 659 0 0 659 X ,yrt 451 2 49 90 411 509 1 509 0 0 509 ., ; 76 1.1 217 238.7 131 369.7 1 370 0 0 370 {yX 131 1.1 16 17.6 76 93.6 1 94 0 0 94 •ar F CE Lookup Table v° tP � 0 -199 1.1 200 -599 2 600 -799 3 M , . 000 -999 4 1000 & up 5 • IONS 11)* 0)" ED LTg 104 • 118 LTA • 217 DB T1#6RT 411 • SR TH&RT: 94 SUN= 515 SUM: 311 d_ .* �� LT.yw * 49 SO Li: 0 .r EB TH& 451 RT� . OD TII16R1- 131 tons .500 SUN- ri31 Q4Al(1MU N SUN OF CRITICAL L VOLUMES= 826 LOS A • • Right t Turn Check OMB 9 71st Y x i 40** fitillie§ff,filif* fitiktfilliffiii ni'filiifitilliii ' .c iiii!'IIIltiti}*$iilitflifi,il#if,IliPiii'iii 0Igii ii'ill$ff#1 0 **1***4111*,ftilifi ilitle b 1#*1*,tifiiii ! .''4; " u VEIRSIaW: 84 03 RELEASE: JUNE, 1985 " SIGNAL OPERATION ANALYSIS PACKAGE ;i °s l.: 1 " OFFICE OF INPLENENTATION ...FEDERAL HIGHWAY ADMINISTRATION ' q t' TECHNICAL SUPPORT MESSAGE CENTER: 1904} 392-0376 ' rj «, 1; "„ $ $$iiii.*************$i$!liii******iii**********$ 'Iiitotoit****t}**## ****Iiiiof}*$$#$**.* +k************fEiit$$$tiiiilifoter'�$ urt�ii=oii***# " >t4 ti' .t y �} x ,L. YI SOAP INPUT ECHO ,'', r r. '` I's NO. CARD ID A B NBT NBL SDI BBL' EDT EBL DST NBL CD�INENT .h.'' Irv, 4 , wwrw Mwr w wwM wsww wwl/w w > ; - - ►. N AAIN 1 _,, 2 !BEGIN 0 1700 1800 60' 5 30 .95 5 DUP.rfFi�J AND n1,61;t ACCESS 1 1 ° ,: - 3 $i�$i i**fiiif*i{*fi i�#*i i**i#iii*ii i�iffeitii*i****��**** *$� 0 '.,; 1 1 1.. 4 1 ,.1 5 3 11 ry 6 1 ASSOCIATEA TRANSPORTATION �� 7 1 16016 SW 1410NES FERRY ROAD g 4 .' D 0 LAKE OSNEGO OREGON 1x .� 9 ; . .,' 10 1 TIGARD ALBERTSONS - i,.' ': 11 1 0 k. . 12 1 *;*i*3**$f*i}i$i�i*i�irii:**iii**i�***ii•**iig*ii�f�*i�i�i�iiti�$#i,.i�i44*i�** ' NBL SBT SBL EDT EBL NT HDL i .� � , 13 � � 1 2 NBT , p, . 90 90 1 '� �� 14 ;CONTROL 60 1700 d ;: s � 15 !VOLUME 60 1700 123 143 76 16 389 104 472 . 49 r 1 :;.,.:,,,,.11 L, ,r ,.,.. ,... 16 1CAPACITY60 1700, 1 1 1 1 2 1 2 17 1LEFT 2 2 2 2 ENNS 1 { 1 1 D 1 1 2 HEAPWAY 3.5 2.2 2.5 2.2 2.5 7. 2.5 2.2 2.5 ' ' i . , 1 w i 19 ITRU'I'KS 4A 1700 5 2 5 2 2 0 2 5 1�E ..e EASTBOUND LEFT. TRUCK FACTOR ASSUMED NOT TO EXIST. �� -tea 20 :SEQUENCE L?T L?T ,,, .,.' 21 !TABLE 4 7 19 22 31 33 •, 22 1RUN 2 7/2 8 PH SCENARIO 2 0 .. �r A wll�.� rw�tlY: OMw wi�ew Mr0 wOww"��r0*��MiY�ww.OYrwwr4�wWw.wow .. tyy ND. CARD ID A 8 NBT NBL SDT SBL EBT EBL VDT NBL COMMENT ° I ii** WARNING: LEFT TORN RELEASE VALUE IS IGNORED WITH RESTRICTIVE ` 1 � , LEFT TURNS IN THE NORTHBOUND LEFT. DIRECTION. ;,k ii* WARNING. LEFT TURN RELEASE VALUE IS IGNORED WITH RES ICT"VE ' '°° LEFT TURNS IN 7HE SOUTHBPOND LEFT. DIRECTION *** WARNING: LEFT TURN RELEASE VALUE IS IGNORED WITH RESTRICTIVE LEFT TURNS IN THE EASTBOUND LEFT. DIRECTION. ' . i*** WARNING: LEFT TURN RELEASE VALUE zS IGNORED N ITNESTRICTtVE �' l.. _ LET TURNS IN THE WESTBOUND LEFT DIRECTION. .. f c1' I a y,y 4 ♦♦ f TT 4 I � 1 '44 ,1. , •, _.. ( SIGNAL OPER . ` OAS ANALYSIS PACKAGE > PARE - 2 " "�. :,' 4 .i; + Ayr Ir,:yl Nj. t.t- • . • t , 1, TABLE NO. 4 i"1 r `° c: CALCULATED TRAFFIC VOLUMES (VEHICLES PER 60 MINUTE PERIOD) ' `{�, ,:` t. i�a $ iiii$fi$$iii8i$i$i,4i} $id$}t l:i4$i$$ta;i$i4i#$i�$$ $��L$ �$$$ ST$�a4$$$;iLir}ii$$�$�it$i¢i�iiii$$Li Y' +, 1 ..,; i !VOL f TIME ii 1 NOT 2 NBL 3 SOT 6 $ 11 $$$1511$i$i$i$ii$i$it*$$$i4iFi$fa$$;4$i i$$i#$i$V�$$$i4*$$ii$$$$$$$$$ii;4*$$$$*$$$f$$ii$ii$$$$#i#f$i$$,ii,01 # f° m"� ',..i i 1 $ 1700 it 126.690 $ 144:716 $ 78.280 16.192 i 393.668 a 104.000 $ 427.064 $ 50.470$ ,, .`;:. Hoii$$i$$$$if$if$$+k$c$$f§t$$$fii$$ $$$$ i$$$$'!$$i1$ $$$v$$$$$$$$$$$$$$�F$$$$$$$$$$ifuffo F$$$f$f$$$#lifi$$$# .' ', ' 1 TABLE NO. 7 " w.' CALCULATED SATURATION PIONS (VEHICLES PER 60 NINOTS OF GREEN TINE) • Slj '., $1$14$11$,$iiili offi*i$i$$fi*$$$$$i$$$#ifi$$$#$$iiizofi$}$#fif$$$#�4$4$$$$$�i*$f+4f$$$$$iil$$$f$$tori$$*#*itz$$ ' P.,. . 6 ' r" ' $ 1SAT0 TINE$ 1 -NBT4 2 - ►L $ 3- SDT4 41. BBL * 5 -EBT $ 6 ESL * 7 - VDT $ 8^,NIL � ' r ",1 `' �'a ,x' $$$$$$iifi$$ifs$$ii$i$$$$$$$ii$$$iii$$i$$$$$8ii$$iii$$$$$$$$$$$$$$$$$$$$fii$$$$$$$$$8$${.�$$$$i.d+F$$tia.1$$$$ f"'} '' * 1 is 1700 ; 1636.164 * 1440.000 * 1636.364 0 1440.00 3272.727 4 1440.000 4 3272.727 * 14k , G :; 4fr{4i$$4i$#Ibtiio44**$$E*r$i$$$4$$$$ifita4$$$$i$$$**$§$$l itomm$fiiE$4,44ir$$$4$$$1i$$$$$?$4*$$i$$$i$i4$n$i$i , �,y s 1 ,,:,1 '':BLit NO. 19 "K; , ,. ;LEFT TURN SATURATION'FLOW BASED ON OPPOSING THRU VOLUME (PER 60 MINUTE PERIOD) y, $$ilfiti$iii titi$$i4$3$$iiiEi$$$if$iF$$$iiii F$11$$1<$iiiit$$ii$$1$1$**it$E$$$ii4igiiiiiiiii �iF$$'iiiF$$$ii$i$i$IE$$$i';�ii$ " t 4 :: - *, *LFTUAT$ TINE i I •NBT * 2 - NBL iE 3- SBT $ 4 SDI 0 5 - EBT 4 6 EBL $ 7 - NOT 0 O - .yl $ ;. }" :. $i•iia$iii'•114i#i$iil iil f1$iaf$$f$i4$$ii$$itiiEf 44#i$$1411$i$$'#4*1$$#$$$if$$$$$ tittc$is$$ifitiFf#14$•' iiiii*,#4,1m F , ::.. '' ;� 1 $ 1700 4 .000 0 1281.259 4 .000 0 1210.204 4 .000 4 807.283 $ .000 * 645.947 4 itif$$4f$1$iiiil$1#$iE$$ii$,3$$ii4**#4iti*fil#4it$44,4 44441 Edit}4,*,11 4,44****,444444$$$$$#$$$0$$$i$$$9 $$6164' •,:" a. TABLE NO. 22 CRITICAL.VOLUME SATURATION FLOW RATIOS FOR EACH �.,y PHASE:BASD iNl ADJUSTED VOLUNES ' • r • $ PHASE 2 PHASE 3} $PHASE ) iFitiiii>Fi$iii4iFi4$i$$9;} . CRITYi$iTI�i$�iPNASEi} *$$if�$4i�fifiF$�a$i$�� PHASE 5 $ PHASE 6 0 ,,: a-�'x ,ti$$$$$$$$i$i$$$$$$ii$i$$$$$i$$$i$$441A+li$$$fi•$$$$$i$$$i$+4$$$$�4414i�$$$$4440$$$$ $ 1 $ 1700 $ .011 $ r . .409 $ 6048 $ .035$ 0037 $ .130 $ .R +iti#F8$$i 161$111 3$$fib*#$$$$;t31i$iiNA$it$i4$•n$a38n$ii#4*11iFi$,f11§#t $$ hI$$if 6 ,q: Tn.BLE SO. 31 y C,L L!tATED EFFECTIVE GREEN/CYCLE RATIO FOR EACH NDVEI NT (INCLUDING LEFT TURN RELEASE ADJUSTF1ENTI , $$>44,44444444444t444t4iFi♦i$$$1111$o444 4,4444444444444i$$41641$$f&#$iF$$ i$$il4,44#,44$i't$4,4444iE,444$$$ii $$ ;:; .0LAMDA $ TINC4 1 -NDT $ 2 -r1tBL+ 3 SOT 4 -BBL0 '5 -EBT $ 6 -EBL4 7 -VDTa 8 VOL . $$• 111##$1iliitliiiF $$$ii 414 F4E44411 4$$$114$i$i$ i4$$$444411F$ai$ii$4Ek4444i t$$$ $$it#O$i$$4444 14444 ±f $ I $ 1100 i .330 $ .242 4 .115 a .027* .403'$' .174 4 .314 4 .0114 a ,. ilf#1#$f'4,#f##$#i #Lit tit$$!$$ift+i$$itti E$$#414## i titilitici tititil$$itt>"414$$3i4 $$1**itigi4**iiis titt#Itt#1 TABU.N0. 33 x ,'. .x. ` H '( VULUE/CAPACI;'Y I ( IF I = 999.999, NO GREEN'TYi ) CALCUhATED BESREE Ot" SATURATIO ii14##1iEii4iEi41'iii#41iii##iii&;SiFfihiEiifi4#it4i4it $pit#iik;4✓litim!$viii$ # ii &$i4$$iti4id#iiEi4ilEi�4Ei&#$ ti # #it # .. : ', ' ' '' l'''''''''''.' 4 :x * TINE 4 1 W NBT $ 2-�NBL-* 3'5DT 4 4-.5DL $ 5 -EBT * 6 EDL 4 7' 'UT 8- 11 s :'* f ; #$$$i 4X444444144414444#4#tfiiii44fail4444t ooilo#1 4C 4# i$ +o$$i#4$i4ril44*4444ttiF$$#4,411$1,'4$$##$i4#i4#iF440 4 ' .1; 4 1 , 1700+ .235 $ .4161 .416 $ .416 it .298 $ .4163 .4163 .416 $ 44i�>#114#4i#4144#441#i,4##i4�$#itibil�###iEi!$$$��iiili�Fi�fl�$$!4#i} iF#iti4i4#i€4!�#}}##�$$i4#+##i$��ii#1,$1441#iF�$i9�iFit�f#�#�,##it' rSI $ AL OPERATIONS ANq �, 51 '$ PACKA � E > P4 E - f '.......1*'::.....'''. y tit w �' • kv+A�t +C. y ( • Cuo''''' owl f�wp'...'" tltltltl�i�tll�tl YYW�VMtlO I OD) '' I. E F T T R R N C 16 E C K IPER 60 AINUTE PER�UDt Rr , aotl rtlstl wooreatlotlr,rosworammrwrsesos ';?.\::,,,\:` ,...'.:!:,,,`;';,::::',„!,.::, , n' '' ' wtit, PERIOD NORTDOUND SOUTDOD EA,TOOUND NESTDDUEA .CAty ''' r �= F' r;: 4 ; + < S I 8 N A L DPEDATI0NS AN � ,>YSIS PPI: KsDE > :O,� PACE • 4 ..' • -.�.oiwo�s+sarmtiMt ro+.eo.raowwwe . , - I6N EVALUATION SUMMARY 1i , 1 Me.tAOeabNbeNaaNVWnrAiaeeHteO `S f Y' , , rj CONTROLLER SEQUENCE LOST TJ tE SFEC!FIED' t 'INTERSECTIAN NAME RUN NO. AND TITLE TYPE DIAL I�/S 1:/N PleipES /PH TOTAL SAT. LEVEL ;„.„,:,.....,,.,,,,,,,i,,,, Ywa.Nwadew.wr�wswwsgoawewnoeraewawNwre�awaarwo�rown.-A/!�w�FlAwrebNll'Mr6MwAl�MOaeO�l ewq-11�/L�YYt�OMlaaaOrNa IIaPMIY�lwrfllM- --- elYMar'fYeN �, . _:DURHAN AND MAIN ACCESS 1s` 7/2 8 PH SCENARIO 2 ACTUATED N/A L?T' L?T 6 3.5 1.4.0 QE OZ C'Y •'� �:.iwawNO�roawNO�owaooeermoaer:ww�aorrr�..eourre aria+.aw.�,wo,ssswnoara rr�wleewoaraewsi.rewaawra�r,�w[ee�r.wweem rooNweoniw� osr+�M-aoees• '.'. it ar' N I ' F aiEASURE OF EFFECTIVENESS a, F { :, ,' , SEQUENCE I., 1 ` DELAY STOPS EXC FUEL EXC !EFT IIAXIHUII V/C LEFT T'UAN TREATMENT ` , ` 1 .� tom,,;:. r--. ,� �;. • � $DVENERTS: (VEH-IRS) 12) ISM.) IVEH) 1UE RATIO PROTECTION VEH/CYC PH 1 PH 2 PH 3 PH 4 PH 5 ; 6 .> . ,.,,,-. �. •wbl YllaaN®NIL•Nae9e�Melia.wa,Iae6Ywb�1M0NMa�1YrMM0M1O�. �reOlarlreiYre l'laY�w�eeaNMaeIlYar al YM�wrwAlL tMe�l�aMeMNe,lOOmlaeHMearle `. 2 �� .,; ND TABU s .79 72.6 1.39 2.3 23 2 XXXX j` 1 r LEFT .i. 1.23 X4.3 1.96 3.4 .42 REST .0 XX1(X TT?? ''' SD THRUM s .88 92.9 1.25 1.8 .11,7 'x??? XXXI ,� f,, LEFT s .27 98.4 .32 .0 .4 #42 REST .0 XXXX 7777 �; t- p : 2 2 6R 0 3.00 6.7 .30 7779 XXXX E8 TH+�II : 2.®2 b7. l 'a iw ; ; LEFT : 1.03 09.1 1.54 .0 2. .42 REST .0 XXXI 9777 :: NP THAU a 2.96 18.9 5.15 8.4 .42 �jx X77 XXXI ; tt lilK LM ,r,:t.'.: : XXxX :� .e ,.. LEFT . .62 944.9 .05 .8 1,2 .42 REST .0 „�" ' wwr-,w - o Sao...... ��aaa�r�ars�.�.ww.mer+nw��mooa�rswwee rre�eaaoiswrw..es errwri�.w sew 1.�wa�es�wsaro,swsmcz�w.ueraw "' k ,.ry .� MEASURES OF EFFECTIVENESS SIGNAL TININS ,u,. 4.= :: A!IALYSIS. DELAY STOPS EX. FEEL EX. LEFT HAXINUN V/C ALL RED DIAL CYCLE PH 1 PH 2 PH 3 Pei 4 PH,15) PH'�6 , V l +f l• '`''''.. PERIOD 8 IVEHaHRS1 l2i (SAL) (VEHj QUEUE RATIO (SEC) 110. SEC) 12! Xl (I) Z) d'XI (XI , ` : �.�, //YMauDY eaM,�r•rr,wNrwNY�wre ' ..... ... wV.,l....., l�w�w nwweOl,a�..�aYNdM,14al MMM..Na raebWOrANaeM�aaaeaeN/MMMaaaeYwY e•: . '' 0.4 .42 .0 11/8 10.8: 6.6 21.5 15.4 12.3 8.9 35.3 '.: 1.'40 1800. 9.84 78,1 16.35. . .0 t ,.�.:;. '; •vd.wwwawrwti�areaa+ti.�.ei�rt.eseow�.i.r.►w'.�wsarwror�>w�oe+wiwa.sru... oirrW.a�.w�+.�irsw.�eaa�rw.��owswarwrwss�r�rm,bwh rse+iumww�+�rwew�,w�w.eorwl�s�oe � �. 9.80 78.1 16.35 .0 .42 TIMI ;, ��' ��:; StHIHARY : , P • . 11ri DA. q O1� ,EQUAL DEGREE OF SATURATION. a ':.''' ' '* ' P;:4111°' bZ3-';' t&-a ro 24 4c1 .,, ..-- 0(7, • Co '.,, '' '' * ' ' L.441. - ' '14 L '"-' ' :.,,,,,, 1: . , : ;r•l' '*yI K . 1 ,. to , „ y .y 1.'i 11 1' S.. •� y B RW � Y � . f. 4�4 q •F� :J • • CD w w w w CD 0*- C7cn � � ,,. •c g . Tp am =•,,.,CD , 1 Cr t9 3 " y w :.•.:...*.' f i T w o . iW o : -C C w n o a o fat o_ O ♦ om a.(w 'n;J � 1 ,• , ca, a a m O c - . I- D� ,< 0 ta,g. 0 -, - UtjPLIr 0 .J •• t' G { in CDD N J- c) R.m fD W u -� • -, -. + c M Fi .•.v Q a - cn O O o », O Fi 0 , W N C ow •. c I I � 0 a . b d c, V a I w r. c+ r'! W_. 3 m Q O O r y D? a is m CD '9 I I.' r k" a' 1 t m 0 Q. p Z ro . 6) < m P c r" m ...°) mg- W OO. 0�, • c N a D 173 y w w 5 m Ft" a cta w t,�' will be consider'd by the Tigard Planning Commission b 2 ° s The following ".. October,7;1986,at 7;30''P.M.at Tigard Civic Center-Town Hall,13125 n, a o SW Hall Blvd.,Tigard,Oregon.Further information may be obtaint d 0 • . Tigard the Dire 972 of lanninglU g 639-4171.o ent at 13125 SW Hall Blvd., • PUBLIC HEARINGS . ZC COMPREHENSIVE� PLAN AMENDMENT CPA 6-86,ZONE CHANGE ',' A request by James and Emma Jean White,Herbert and Betty Day- • • H.C.and Amy Randall,Gary and Nadine Randall,Donald and • son, D JoAnn Randall,Health Resouuces,Inc.,and William Brownson(AL- •ti • 'n''. • BERTSONS')for a Comprehensive Plan Amendment from Low,Me- c »� dium High and High Density Residential to Commercial General and *r ?. 1� m °—' r • a Zone Change from R-40(Residential 40 units/acre),R-25(Resider- ., ,, -a ' tial, 25 units/acre) and R-4.5 (Residential 4.5 units/acre) to C-G I f 1 (Commercial General)on property located south of Durham Road, • •.. east of Pacific Highway,and west of 113th Ave.(WCTM 2S1 15BA, , ' '--i lots 100,200,300,&400;2S1 15A lots 2800,2802,2900,3000,3001,and C.' r., 3002. • COMPREHENSIVE PLAN AMENDMENT CP.44.86,ZONE CHANGE ZC 15.88 NP0#d • - A request by Georgia Pacific for a Comprehensive Plan Amendment from Heavy Industrial to Light Industrial and a Zone Change from I-H ` (Heavy Industrial)to I-P(Industrial Park)and a Zone Change from I- • • H(Heavy Industrial)to I-P(Industrial Park)on property located at 14030 SW 72nd Ave.(WCTM 2S1 IDD lot 800). COMPREHENSIVE PLAN AMENDMENT CPA 8.86,ZONE CHANGE ZC 16.86NPO#4 .: . A request by Ellen C.Nordling Estate,Jerry and Natalie Scott,Gor don S.and Gordon R.Martin,and George and JoAnne Nordling for a . Conipreheasive Plan Amendment from Low Density Residential to Commercial General end a.Zone Change from R-3.5'(Residential 3.5 ' -`. unit/acre)to C-G(CommerciP`General)on property located at 7)05, • - 7155,and 7085 SW Elmburbt.St.(WCTM 2.S1 IAB,lots 200,300,301, . and 302). '• ' '• COMPREUT.:NSIVE PLAN AMENDMENT CPA 9-86,ZONE CHANGE ZC . , 17-86 NPO#5 . • A request by United First Federal Savings and Loan for a Compre- hensive Plan Amendment from Light Industrial to Commercial Gen- • eral and a Zone Change from I-P(Industrial Park)to GC(Commer- '� . - vial General)on property located at 15995 Sat 72nd Ave,(WCTM 2S1 r 12DC,lots 700 and 701). COMPREHENSIVE PLAN AMENDMEt CPA 10-86, ZONE.CHANG E •. " .,.•.: ;ZC 18-86 NPO Of 7 A request by Bethany Associates'for a Comprehensive Plait Amend- " p,, meat fron C-1.y(Commercial Professional)to C-P and C-G(General E Cominerclal)and a Zone Change from C'P(Commercial Profession- : al)to CP and C-G on property located on the Southeast corner of SW V) North Dakota and St;holls Ferry Read(WCTM 1St 34BC lot 401). request CHANG2S NA ,G5-A by the City of Tigard to change the street names of the following public rights-of-way iS� --1 Colony Creek Place to Fanho Creek Place(On WCTM 251 12BB) CS Fenno Creek Place to Fanno Creek Loop(On WCTM 251 12BB) 0 Aberdeen Place to Itatherine Street(On WCTM 2S1 4AB) J • T x6834-Publish Sept.25,1986' a • r ; - A •• 1 , "a i C d O a a D7 a s c7� nc • . • 7 to 0 co -,' f, CD Cro7 a f a s 1.,.� H• a 0 f o 0 a r,"(,) b f ,.�O k, Z m i)•, r� -` 3 x , y fir,, CO 4 H.a p, m »K; �O • A . o !• O 71 n / I\ m O o oO - o-;; -no N a 'a Z > '„ A I * 2 °m co n 0 "• J ii. O � 1 V6m m �,Ga C R° W! ! l m h, I ai gmog O < Nj w CD ,i y o 3 ° O 1 1 ti \ = W 7 N y C 0 (1)CD .,,,, . ' : 4 2: , 1F-' X r-g'co co r]'< CO r• 0 • v Cp�. �, lip, �I y Ralc,..a 0 C T r c� v i N v s• z g I(. c c y5 o Earn Q • o a O i�.(D • • • C>' Z' .. m \ m •c.) ? < z oI J 0 -i M z m ° a ° rD b_ CO �• y CO i't W ( E Co ,o(1 - a fa, m 0 al A The be mod• e fallowing ~Tigard .e ~ , City council on - o Ei November 3,Itiiv ,at l30 I'.1.at c Center--Town Hall, ° ` 13125 SW Hall Blvd., Oregon.Further Inf tion may be ob• S. a Z 97223,orb die 639.4171., olvd. r. tah►Id from the Cliy Recorder at 13125 SW Hall'Blvd.,Tigard,Oregon y S • -.. '',a 15-86 NO GRE �N `^PLAN AMEND CHANGE ZC Review Pla 1 :4;'Commission's recommendation of approval for a Com- ' • . prehiensivt Plan Amendment from Heavy Industrial'to Light Industrial z r- and a Zone Change rom 1-11(Heavy Industrial)to I-P(Industrial Park) ce - on property looted r�x4030 SW 72nv Ave.(WCTM 2S1 1DD lot 800.) FI•to '', AVE PLAN AMEND h4EN1SIMINIIIIIMINPRISMIggi CD 18-80 NPO#4 —3 I FLI-rN C.NORDLING ESTATE,JE%1RY AND NATALIE SCOTT,GOR- k. • DON'S.AND CORDON R. MARTIN,AND GEORGE'AND JOANNE OD • NORDLING . . :1 ■ Review Planning Commission's recoriunendation of denial fora Compre- i h ensive Plan Amendment fromLow Density Residential to Commercial •. Goottrilisndt Zone Change from R-3.9(Residential 3.5 units/acre)to C- ,(Commercial General)on property located at.705,7155,and 708: SW • • ESmlierit St.(WCIM 2S11AB lot 200,30 1. LAN AMEND• .°•t,, i 1 ;�,I WHITE,HERDERT AND 8#rrr'Y'DAMSON, • B.G.AN AMY -_it l I C.l 110121!-AND 1,1A DINE F.ANDALL,DONALD • `• AND JOANN RANDA HEALTH REDURt ,,iIN „AN W LLIAM BROWNSON T—SON •- Review P mmission's recommen4,ation of denial for a Compre hdos'ive Plan Amendment from Low,Medium'i ,and High Density Residential to Commercial General and a Zone Change from Re40(Real • de4 ,140 fonts/mane),R-25(Rs idential 25 Knits/acre)and R-4.5(Real- d1 4.0 omits/atxb)to C-G(Commercial General)Oa property located • south of Durham Road,east of Pacific H ig'nb>•ay,and west of t 13th•Ave. •" • •a• (WCT$L,2S1,1511A,lots 100,200,300,1 4.90;2S1 154 lots 2849.2802,2900, • • ' 30110;3001,and 3002.) CO4fPRJZIIMSIVE PLAN AraENDDAFANIIMMINNI CHANGE M ZC1840 rev in , BE'I'1tAi�iY A.SS`O( TES . - Review Planning Commission`s recommendation of approval with condl- . times for a Comprehensive Plan Amendment from C-P (Commercial •. Professloraal)to C-P and C-G(Commercial General)and a Zone Change ` from C-P(Commercial Professional)to C-P and Ce0 on property located on the Southeast corner of SW North Dakota and Scholia Ferry Road. G. (WCIM 1st,34BC''lot 40L) • E COEPREHENSIVE PLAN AMEND GE ZC i/o NPO#5 • w LJNI' D FIRST FEDERAL SAVINGS AND LOAN(CARMEN CENTER) Rgyta*Planning Commission's recommendation for a Comprehensive Pittrf Amendment from Light Industrial to Commercial General and a (Commercial General) ' im Zone property located at 15995 SW 72nd Ave.(WC111.2S1,12DC,lots 100& 7014) . .• J WESTEF P BANIt NPO a#5 Request far a se po Permit to allow placement of mobile • office trailer on a 3.91-acre site on property zoned C-P(Commercial Professional) for one year.Located;7190 and 7150 SW Sandberg St. CiVeTIVI 251 1DC 381i,3801,and 3900.} rre851 PUbllst*Oct 23,1p80. Ph• �4 , O G I 2 • i '0' p t ▪ DI P r., 7, 1 r 3 a w - wo • : , , a a:,..,• i p' •<0 - 1 r 0. • <. A r A F-5 0 - ,•• 01 :L.,. •I m m o cp m a0 T o - 0 F. ", Sc co D m r o 'c, = g P'c Cr V, O , ,, 0 -• to ` • v a .c .ayo z - .' , a, a IN) c' cp C .,• — ... s o�p1 to m ' D A w -. CD 7my C o 7 Co N m w W r o o 99 1 •• Z o P.a. .— X o a m a WI mcaa ID r" t, , 0.. ...P. 12 m al ro c P•a. 3 O Z g r. 0 Z � - p 4 Cr O .CD m _ o • \ z W w• s co > m .D ... _ 1• • O <• a o 'm 0 0 a oaZ• • a o 6 3w O 7 S ?o_► 5 •O Al ' Si am mo. m ii. .te w $ '� • R,�1 1NG NOTI m ,.' The fallowing items are published for your informs- A Z co, S • • tion.Further&formation and full agendas may be obtained from the a 9. c > • City Recorder,13125 SW Hall Blvd:,Tigard,Oreegen 97223,or by calling < 6394171. • CITY COUNCIL REGULAR MEETING-- :3� 0 p•M• TIGAriD CIVIC CENTER,1OWN HALL • . 3125 Slk►UALL BOULEVARD,TIGARD,OREGON 1,No.3); ' • ., . ;L,•jn,•.. PACIFIC tar a Con.zo�heasive Plan Amendment • om ' Yrnan .:: :industrial V'`Light 1r.4ustrial nut a•Zo ne Change from I-H m k72nd Ave.(VWC.IM 2S`t 1DD,TL 800.) 14030 m � 1 vy Industrial o I T.�,'Imdustria1 Park•on property located.at 140 rn Pbun'r' � •` r, T„d.ND MARTIN for a Comprehensive „' • ' • P from Low Density Residential o Commercial Genet, `_ at and n Zone pant from R-3.5(Residential. 5 ur.�is/acre)to C-G • , ) an propeity•located at:7135,7105,7085 SW Elmhurst, ....c i.B,A4209,3921,301,302),�, Request,,y Junes&'•mina J tcf Herbert&Betty Dayson;IL C. th ' Nadine Randall;Donald&JoAnn Randall;H lR Inc.; and William Brownson(ALBERTSONS')for a •..:. Oamprehensivp Plan Amendment from Low,Medium High,and High • • -00`(Reside t 4,units/acre),R•25(Residential 25 units/sere)4 N to C-G CocnmercONGene�mil on . andRRestdentlhl 4.5 units/acre) ( ) property is eel d south of Durham Road,east of Pacific Highway,and • west of"113th Ave.(WC134 2S1)15BA,lots 100,200,300,&400;and 2S1 , 15A lets 2800,72b2,2900,3000,3001,and 3002.) • Request by Rh. • ° • i'oV for a Comprehensive Plan • - Anu,udment from C-P,(Commercial.Professional) to C-P and C-G . • •(Commercial General) and,a Zone Change.from C-P (Commercial :Professional)to C-P and C-G.Located:SE corner of SW North Dakota St.and Scholls Fe Road.(WCTM IS1,34RC,TL 401.) • ,-Z SAVINGS fora Comprehensive by UNITED • I;EDERAL /flan Amendment from Light Industrial to Commercial.General and a Change from I-P(Industrial Park)to C O(COmmercitel General) I'y.- on Property located at 15995 SW 72nd Ave.(WC1'M 2S1,12DC,TL 700 µ 0. N . ) RegUes t fnr placement of a mobile office building for a period of one 1�.. year on prop.cy zoned C-P and located at 7190 and 7150 SW Sandburg • 40 ---1(WCTM 2$1 IDC,TL 3800 and 3990.) • 8857—Publish Oct.30,1080: . ! • 111 t1J J ` • . , .. 414 , ,„„ all.,,,,A0,,,, , y . _ ,, . A, Pa b=..er-, Tr a/0-16 ' AFFIDAVIT OP MAILING STATE OF OREGON County of Washington ) ss a :9 ,• .b,aN City of Tigard ) % Q. . I --?-- being first duly sworn, on oath depose and say: leash Print) ' 6 ... s , ,.. - ,,,,,, ma I am a o for The City of Tigard, Oregon..liri • ° ` That I served notice of Public Hearing »� ;4, for Tigard City Council. r f of which the attached is a copy (Harked Exhibit A) upon each of the following named persons on the day of .5 2.5 'e` 198 G , by mailing to eacP of them at the address shown on the attached list ThTliked Exhibit 8), said no ice as hereto attached, deposited in the United States Nail on , the day of 0 ._,._.. , 198 (-) , postage prepaid. . , : r , 1 , k.■ ,:.�,. Signature Person who deliv■ • delivered to POST OFFICE cl: Subscribed and sworn to t,efore me on the :%�� day of e."'"° 198„L I ..h ' IX '''' / -e-ie .4,417 6#'''' ' ,,/ MARCHA K. HUNT , NOTARY PUBLIC —= OREGON _ • `- ' _ h, Y PUBLIC OF OREGON My Cortim1ssioh Expires,,�,�f r- »5.,.:C7,«%..,+„., CD ILU u tl Comma�y 'esion Expires: /Y e (0257?) •, . /• 411 . . • • • • • A ' . • • • NOT „ICE OF P1;. 'BLIC HEARING 7. NOTICE IS HEREBY GIVEN THAT THE TIGARD CITY COUNCIL AT ITS MEETING ON MONDAY, November 3, 1986. AT 7:00 PM , IN THE TOWN HALL OF THE TIGARD CIVIC CENTER TOWN HALL 13125 SW HALL BLVD. , TIGARD, OR, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO CPI: 6-86 and ZC 10-86 NPO # 6 James & Emma White APPLICANT: Allertsons' , Inc. OWNER: Herbert & Bett y Da y son ' 10130 SW Hall Blvd. H. C. & Amy Randall Portland, OR 97223 Gary & Nadene Randall a, Donald & JoAnn Randall Health Resources Inc. William Brownon REQUES Review Planning Commission's recommendation for denial of a Comprehensive Plan Amendment from Low, Medium, and High Density, Residential to Commercial General and a Zone Change from R-40 (Residential 4.5 units/acre) to C-G (Commercial General). LOCATION: South of Durham Road, east of Pacific Highway, and east of Clia 113th Avenue (WCTM 2S 1 15BA, Tax Lots 100, 200, 300, 400; ac and WCTM 2S1 15A lot 2800, 2802, 2900, 3000, 3001, & 30021. CO (See Map On Reverse Side) exo THE PUBLIC HEARING IN THIS MATTER WILL BE CONDUCTED IN ACCOPilANCE WITH THE W RULES OF PROCEDURES OF THE TIGARD CITY' COUNCIL: TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD. PLEASE CONTACT THE CITY RECORDER OR PLANNING FOR FURTHER INFORMATION, �-�.eN�E DEPARTMENT AT 639-4171 CITY OF TIGARD -- 13125 SW Hall Blvd Tigard, Oeegon 97223. , 2566P • . . r."'. 1i. - .. ... :.', - V :. • , i• 4.„. •6.0/ ■41,13 '• an Wardirgint Ailli ■+,.0 : N. , 1_ ' ' .1/ . •:' ais ' \,,,,,,tz4 I:\ Illtt Vrj •111 . es 4.S) e 1 .11 , .., I 1_1,I 00 III III II 11111 1. . .. a , ‘ it". wow" s' •c , {,i .. 111., / 1116111111111 A m- . . • _ . ..,:. . - ........„.i::„.1.,..1.:„..ii .... , ... •_1 1, • r 1 .. ....... , 11.- Aill . . . ------- t2imir.111 1 lir .i ., ...... ..... ,:. ,•, ... 4 . 111••• • II . ,:.,..„. ' ' 1‘ *'..*..-"--7.‘‘' ..'. „,,,......,.. 1 • ..• . \ L. ,;.,. ... .:, . _. .1 : .... . NE t ' . • ”' '* . 141.1.* '. ' ' . • 0 .:_.„............... , f 4 ...... . •' ‘ . . . , . . • . . .., ... , ..,, ' • I • , ' -• • • •••', ' I': •. ir;im \ IL sm "I; . ...,...3.0.4. •., . . 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Robert C..Luton, et al Northridge Investers, By Horn 12030 SW Hall Blvd. 15300 SW 116th & Anderson Inc. . 'Portland, OR 97223 Tigard, OR 97223 19120 SE McLoughlin Blvd. Gladstone, OR 97027 • William Brownson II James & Vicki Craig Farwest Association, Summer- Judith M. Brownson 16325 SW 113th field Tanglewood Assoc. 16265 SW 1 13th Tigard, OR 97224 400 SW Sixth Avenue # 1106 Tigard, OR 97223 Portland, OR 97204 Harold & Amy Randall y Hobert H. Muir Curham/99 Association 11430 SW Durham Road 16285 SW 113th By Carl Marks Realty Tigard, OR 97223 Tigard, OR 97223 77 Water Street New York, NY 10005 Gary & Nadine Randall W & F Properties 11480 SV Durham Road 1133 W. Burnside. Tigard, OR 97223 Portland, OR 97209 0 Donald & Jo Ann Randall Edna Payton 1400 SW Durham Road 16425 SW 113th Avenue Tigard, OR 97223 Tigard, OR 97223 Herbert & Betty Dayson Estate of Laverne Bishop 16120 SW Pacific Hwy. P.O, Box 4154 Tigard, OR X7223 Menlo Park, CA 94026 Mt. Park Health Care Facility McIntosh Mt. � R Donal W. & Jack G. MIt y. O. Box 8034 By Health lesources Inc.In. Black Butte, OR 97759 - P.O. Box 987 Tualatin, OR 97062 . ... . Ruby & Samuel Lindley Alv y C. & A. Fleming 16035 SW Highway 16280 SW 113th pe, Tigard, OR. 97223 Tigard, OR 97223 r, ' . - Drive tiler Scott Hayden Corp. J 900 N. Tomahawk Island Dri � Portland OR. 97217 16380 SW 113th Avenue Portland, Tigard, OR 97223 tll Lndell. M. Hanna y Benjamin Franklin Federal 5210 SW Dolph Court Savings & Loan Assoc. Portland OR 97219 Portland, One SW Columbia Portland, OR 97258 • a . .4 ,x,4• .s ., ,,, ,..t it to - 6 '31:7 . , • a ' 0- x FI®wIT OF MAILING 1 I. • STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Is ;,,7,#. e :� • being first duly sworn, on oath depose , and say: (Please ../ant) &Ii /. ' Iy for That I am, a f The City of Tigard, Oregon. That I served notice of Public Hearing for Tgari Planning Commission. of which the attached is a co (Marked Exh°7 it , pon each of the following named persons on the day of l.. 198- by mailing to each of them at the address shown on the !ttached list tarhed Exhibit B), said n. tars, as heret att hed, deposited .n the ,United States Nail on the da y of , 198 , postage prepaid. Y ,,. . ay („7„,%... .....„, , 40r4,,,07 , ... t,„ . Signature • ,, Person who delivered to POST OFFICE Subscribed and sworn to before me on the 6.._12/2_ day of e 1 ems. 198_6_,' . , /7/, i _._ ,/,, ,,,,,/:', ?i, / ® ..,,...4.1:.Ii. •{IYY{.{IiY Yj t.{-YY.�.YY{Y..i••Y.{fY.iY .. °' MARCHA K. NUN?' it'QTARY PUBLIC OREGON iA , 1' �/`,- . IOTA`Y PUBLIC OF OREGON My Commission Expires , t• w pf,,4„Y.Y. Lu ice, • • My Commission Expires: //-,4z5--/ (0257p) . t .,, .r 411 ti. 4 NOTICE O F P U B L I C H E A R I N G Notice is hereby given that the ',Vigard Planning. Compassion, at its meeting on TUESDAY, October 7, 1986 at 7:30 „ P.M. , in the TOWN HALL of the TIGARD CIVIC CENTER, 13125 SW• "Hall Blvd. , Tigard, Oregon, will consider the .following applications • FILE NUMBER: CPA 6-86 and ZC 10-86 James and Emma Jean White, Herbert and Betty Dayson, APPLICANT: Albertson's, Inc. OWNER: H.C. and Amy Randall, Don Duncombe Gary and Nadine Randall, ".- 10230 SW Hall Blvd. Donald and JoAnn Randall, Portland, OR 97223 Health Resources, Inc., William Brownson REQUEST: For a Comprehensive Plan Amendment frouiLow, Medium High and High ( Density Residential to Commercial General and a Change from R-40 (Residential 40 units/acre), R-25 (Residential, 25 units/acre) and R--4.5 (Resident'.al 4.5 units/acre) to C-G (Commercial General) South of Durham Rot LOCATION: Sou Road, east of Pacific Highway, and west of 113th Avenue.. (WCTM 231 15BA, lots 100, 200, 300, & 400, 281 15A lots 2800, 2802, 2900, 3000, 3001, and 3002) ( lee map on reverse side) The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Community Development Code and rules of Go procedure of the Planning Commission. Any persons having interest in this matter may attend and be heard,i or testimony may be submitted in writing to be `I GO entered into the record of the initial hearing. W .s For further information please contact the Planning Department at 639-41/1. TIGARD CITY HALL, 13125 SW Hall Blvd. , or contact your Neighborhood Planning Organitation (b PO' Chairperson ,Phillip Pasteris Phone Number_ 639-9740 (pm,/0257P) L " 5 an n mni.Amo t 4.*Ai i, MEI■ • . ,•,i. NI ..1.-- Oki II iri . . . sir . . ..,,,, . . ..N.c„,,,,, 1,„N.,,, - liwp...N oollPrilgllim :.1111 al :**,14°-:---. ,,-.. ' 87 7•,:, • t l'f.,:, / •'' ' . „, • . ,. 1111111 . ii■t+ % t. - . . •"'" ...-',71' ill 44.. 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Portland, OR 97223 Tigard, OR 97223 19120 SE McLoughlin Blvd. Gladstone, OR 97027 °. William Brownson II James & Vicki Craig 1~'arwest Association, Summer- ' : Judith M. Brownson ri, ;�; 16325 SW 1 13th field Tanglewood Assoc. 16265 SW 113th Tigard, OR 97224 40C SW Sixth Avenue #1106 Tigard, OR 97223 Portland, OR 97204 .., Harold •& Amy Randall Hobert H. Muir Curham/99 Association 11430 SW Durham Road 16285 SW 113th By Carl Marks Realty Tigard, OR 97223 Tigard, OR 97223 77 Water Street New York, NY 10005 Gary & Nadine Randall W & F Properties 11480 SW Durham Road 1133 W. Burnside Tigard, OR 97223 Portland, OR 97209 w 1 ' ` Donald & Jo Ann Randall Edna Payton T 11400 SW Durham Road 16425 SW 113th Avenue '� -' ` Tigard, OR 97223 g , Tigard, OR 9722.3 1 Herbert & Betty Dayson Estate of Laverne BishoF 16120 SW Pacific Hwy. P.O. Box 4154 Tigard, OR 97223 Menlo Park, CA 94026 Mt. Park Health Carl: Facilit • y, Donal. W. & Jack G. McIntosh Inc. P.O. Box 8034 By: Health Resources Inc. • � y• Black Butte, OR 97759 P.O. Box 987 Tualatin, OR 97062 Ruby & Samuel Lindley Alvy C. & Kathleen A. Fleming 16035 SW Pacific Highway 16280 SW 113th Tigard, OR 97223 Tigard, OR 97221 II— Ita 1 Hayden Corp: Alex Scott . 900 N. Tomahawk Island Drive • 16380 SW 113th Avenue - E3 Portland, OR 97217 Tigard, OR 97223 4 ' L ndell M. Hanna Benjamin Franklin Federal 5210 SW Dolph Court Savings & Loan Assoc �. Portland OR 97219 ; One SW Columbia Portland, OR 97258 I QUESTS FOR COMMENTS 09 DATE: August 20, 1986. FROM: Tigard Planning Department .•, IQE." ..CFA 6d86 & ZC 10-86 Bequest by James & Emr.a Jean White; Herbert. & Betty rayson; J C. an my an a ; Gary & Na i an a ;. onald & JoAnn andail; Health Resources, Inc.; and William Brownson (ALBERTSONS') for a Comprehensive Plan .: men men rom ow, ed u t _ ig ':ig Density 'esi..entia o ommerea a1General and a ZONE CHANGE from R-40 (Residential 40 units/acre), R-25 (Residental, 25 units/.:. ' acre an. •- 'esi.ett la , uni" s• acre o ommercia enera on property located south of Durham, Road, east of•Pacific Hwy. and west of op "'FIF-h-Ave. , , o s es, r,, s e r ots ZBOU, 2802, 2900 ill, . Attached is the Site` Plan and applicant's; statement for your review. From 3000, information supplied by various departments and agencies and from other 3001, & information available to our staff, a report and recommendation will be 3002e prepared and a decision will be rendered on the proposal in the near future. If you wish to conment on this applica io, , we need your comments by Sept. 8th 19 86 You may use the space provided below or attach a separate letter to return your comments. ,You are unable to respond b the above date, please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, P.O. Box 23397, Burnham and Ash Ave. , Tigard, OR 97223. Phone: 639-4171. STAFF CONTACT Keith Liden PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: • • We have reviewed the • proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments CLM I !dal: -.. .__.. .. _.._ ._... .... ... _ _ of Name ... Person commenting;. Phr�e No (t SLt pm/0356P) ,t r .t/ 141, t 41, 110 ,' TIFICATION L IST FOR ALL APPLICATIONS 1. P NPO No. ,; �,..�....... CPO No. CITY DEPARTMENTS Buildings Inspector Parks & Recreation Roard City Recorder Police Engineering—Rand Other 3. SPECIAL DISTRICTS Tualatin R.F.P.D. School Dist. No 48 (Beaverton) Washingtoul Lo. F.D. No 1 , School Dist. No 23J (Tigard) Tigard W.D. Other Metzger W.D. 4 AFFECTED JURISDICTIONS Boundary Commission Wash. Co. Land Use & Trans. City of Beaverton t Brent Curtis METRO Kevin Martin Planning Department Other a. STATE AGENCIES Aeronautics Div. (ODO`i) DOGAMI Engineer Division of State Lands • Board of Health Commerce Dept. -- M H. Park y Highway Div. - Lee Gunderson Fish & Wildlife • Parks & Recrea. Div, (ODOT) V' LCDC Subdivision Sr pervisoa PUC Dept of Energy . Fire Marshall Dept. of Environ. Quality Other 6. FEDERAL AGENCIES Corps of Enginers Other_ Post Office b. 7. SPECIAL AGENCIES General Telephone POrt].and General Electric Pacific Northwest Bell Other_ • Northwest Natural Gas (Pm/0257P) 4 , OFFICE USE ONLY NOTICE OF PROPOSED ACTIi' ° LCLc FILE # • TO:•DEPARTMENT OF LAND CONSERYATIOM & OEYELQ NE'NT . 1175'Ca art Street LE. Salons Oregon 97310-0E90 . Acta (Check all Oat apply) COmpreh nsfye Land Use New Land Use ..x.x.P1 an Amend:vent Regulation Amendment Repl triton astiessimumes DATE: A usu s t l 14 8 6 FROM: c i• of Ti „a r d ,(City Gou nty)LOCAL FI ' CPA 6-'8.6/EC 10-86 DATE SET FOR FINAL HEARING ON ADOPTION '� November 3rd, 1986 (Hate: Notice must be received in Salem easg J dais pry®r to final hearing. 6 This date must be provided when filed at ®LCD because provisions for commence are ties; to the date of final hearing). � a TIM€ t0 ` FOR HEARING: lard Civic_cent:�r_ -- nr��M 13125 SW Ha' B1.2.4 ,411L 9uz' • ' (1) S"'ii t 9AlRY AND PURPOSE OF PROPOSED ACTION: Request for a Comprehe'hsive Plan Amendment from Low, Medium High & Higb Density Residential to Commercial General and- • r a ZONE CHANCE from R-40 (Residential 40 units/acre) , R-25 `� (Residental 25 unts/acre) and R 4.5 (Residential , 4 .5 unit A y i +.� ( 9 4s/ • acre) to C.-C (Commercial General) on property located south of Durham Road, east of Pacific Hwy. and west of 113th Avenue . • (WCTM 2S1 !SBA, lots 100, 200, 400; & 2S1 15A lots 2800, 2802 , 2900, 3000, 3001 , & 3002 . ) • • a Sf ze of Affected Area b. ocat Ono A ecte Area:.. C ) List Statewide Gaels Which ao e e 1 ,4 , 10, 11 , 12 (3) List an state ur federal a enci os local averment or local .si aA aorricia s .r cts c may a n res n or , 4ac, prc t sa State Highway Division, Washington Co. Re i�.h Liden 'EP A ,, Direct qu+aajtiOne and c0c�ts . Address: 'igard �;ivie Ce. ter NOE 016• 1: 10.4Efir."*M" 620613/9D n fir. _I 0 List of names and addresses of all persons who are property owners • .J of record within 250 feet of the property involved. 1. Ruby E. and Samuel P. Lindley 16035 SW Pacific Highway 1 Tigard, OR 97223 2. Hayden Corp. 900 N. Tomahawk Island Drive Portland, OR 97217 3. Lyndell M. Hanna 5210 SW Dolph Ct•. Portland, OR 97219 4. Robert C. Luton, et al 15300 SW 116th Tigard, OR 97223 -' 5. Robert A. Eaton Luton and J W. Christopher 15300 SW 116th Tigard, OR 97223 6. James and Vicki •Craig 16325 SW 113th Ry Tiigard, OR 97224 k.: 7. Hobert H. Muir 16285 SW 113th Tigard, "R 97223 • 8. W & F Properties " . 1133 W. Burnside Portland, OR 97209 9. Edna Payton 16425 SW 113th Avenue cis Tigard, OR 97223 10. Estate of Laverne Bishop P. 0. Box 4154 Menlo Park, al .�o . � � , C rnia 94026 11. Donal W. („9 and ,lock. G. McIntosh .. P. 0 Box. 8034 Black Butte, OR 97759 12s Alvy C. & Kathleen A, Fleming 16280 SW 113th Tigard, OR 97223 13. Alex, Scott 16380 SW 113th Avenue Tigard, OR 97223 - Cont'd 14. Benjamin Frnklin Federal Savings & Loan Assoc. One SW Columbia Portland, OR 97258 15. Northridge Investors, By Horn & Anderson Inc. 19120 SE McLoughlin Blvd. • Gladstone, OR 97027• l60 Farwest Association, Summerfield Tanglewood Assoc. 400 S W Sixth Avenue., 01106 �,. Portlland, OR 97204 17. Robert C. Luton 15300 SW 116th Tigard, OR 97223 18. Durham/99 Asscoi:ation o by Carl Marks Real y I ›.: 77 Water Street New York City, N. Y 10005 N 1 19. W & F Properties 1133 W. Burnside Portland, OR 97209 4- e a gip;.. 7 o. ix , y .t r • e Y i .,i.. , '' ' , , • ry, John W. Shonkwiler, P.G. Attorney at Law 207 Lincs'i Savings Bldg, Land Use ■ • 16825 S.W.Booncs Ferry Rd. Zoning Lake Oswego,OR 97034 Real Eetatc • Telephone:(508)686-8119 General Practice r. • • AIber1sons • r .,, , DON G.DUNCOMBE Real Estate Manager Northwest Region '' ',,\.,.,.. .... ALSERTSONS,INC./PORTLAND,OREGON 97223 , 10230 S.W.i4-.L BLVD./503-246-7408 • 1 • y 1 i' 1 ' . 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'= /0• 1.0 i to C • V ,., ,. ,• . -7- 7 .5—( 3 . ,,,,,,,,,,i,i) /2 .. r n ,v j J M � ilf 2 L., ( 7Jb1'^fir a K .3 . ,, ,„—) ., M, y' / ..( „, a...„,. 1 ) „ o 0 a .... 2.71 0 3--- 1 ,.. k :. „. -.. ✓ , fy�� I\.... . „...._„. .............._. , 01 , 1 .4 a. I n 7 l - . ./q" --- _4/ 3 14 " •, :taus -��, 12- s , , - 0 ewe ? �� 0 R. 4. r'... i.,,) a- 7 - -5 6 41 '.. .... . _,.,..,— ,b,.....,.. -....,.wk.:,,.....<«, .,........... .�. ..,..m —.�..._...�.aw.w�,«.,,d.._..e..n...:...,,.«,w..,..,......•..,,t,.+w , ,...,r«w...,....e....�.k„n...,, .a..,,,.;+_::....w.r.,..,w.,w,w..:,°.�..•...,.,,�.::w.=».+..-r.,.,. ,�.,. ......+r.�..,.,e „,,,,,,.,..(2..„ , . , ,,,,,,,,,,,, 14 1 —' : ''''', ilkil .A I/90 7 f , , Fa „,,. .... .. .„ . . ' ' '- ' ''' . r"e to d d' ,• fir, , i Ii,�.�� t ;n r t arl 4;,a'�” , , ‘.. . ...; ,,'., .Sk,,,-;2 IT N.,-,r‘ffIg.,,.• ,..„• . . cl, \,!...0,),I-) R- ''''''""' it if '• ' ' : � , 19B6 •ep��, 15, 198, .. Phil Pasteris NPO Chairman L City Hall Tigard, OR ', , . Dear Phil: Please excuse me from this we.ek'`s. N'PO meeting, I have:to be in .. Seattle on business. ' i , :r I understand the matter of zone change for A.lbertson"s pr000 ied development is to be discussed. If I can vote •bar 'vox I"waald lif e to go on record as being -1.-,16702-',11.-... 1'114.'" 1=t*Ly : �'". 1 " �4 ,, ��. . .,7 yam[N,,1� !y� 1■�� ,,�� ya�c 7 Q I �`i! � ror,i.x A nrr�, ad ��' a Luc ,~ J ,1.S biS A if'1 1 ttli # 1 r�;�;«.p:ew, 9»t["''..��'C�yy +''- }. '+ ,,, a , v rug .u. %,,,,,z.+M ..ol1i:.�i xAi iit�i* serious traffic problems and hazards resulting from in M�� reasons: traffic •� creased traffic in this already prob'.,eui area. opposed to any zone change e that would take this land out of am presen zoning, y g •` approved by LCDC, on the basis that this would make decessal . Pp Y I feel that Tigard ready increased density in other areas. '�, • lowered its livability to the breaking, point by increasing density ui~ .� believe y� , to meet LCDC guidelines. I believe the majority of Tigard residents r want to see Tigard remain a desirable place to liver Thanks . . Mar e D venport r� . .,... ....n is Ir .. .i,...w r J .Y M ♦ , , , ,. . REQUESTS FOR COMMENTS /* 'TO: t� DATE: August 20, 1986 ----1.1e0 FROM: Tigard Planning Department RE: CPA 6-86 & ZC 10-86 Request by James & Emma .wean White; Herber 6 Betty Day'son; . and Amy an a ; ary n �,ne aiI a ; 'h:�c iiId&-T :xn c -tl . Resources, Inc.; aad William 2rownson (ALBERTSoNS') for a Comprehensive Plan m n r eta mom I�w, a �u agg gI Density' es�. entia o .:9rnnerc�.� General and a ZONE CHAA��GL from R- 0 (Residential 40 t�t�ats/acre), R-25 Res dental, 25 units/ acre' "an -4 . .e8]..en ia , . unx s• acre ,o - ommerca.al 'ener T on property located south of Durham Road, east of Pacific Hwy, and west of •ve. , o s s i, t', ., , ; A lots Z UU, 2802, 2900 Attached is the Sites Plan and applicant's statement for your review. From 3000, information, supplied by various department's and agencies and from other 3001, & , information available to oi,r staff, a report and recommendatir will be 3002. , prepared and a decis ton will be rendered on the proposal in the . ' sear future. . If you wish to comment on this application, we need your comments by 8th 19.86 You may use the space provided below or attach a separate letter to return y our comments. If „2out-ate rra6ale to res,Hond by the above date please phone the staff contact noted below with your comments and c firm your comments in writing as soon as possible. If you have any . questions regarding this matter, contact the Tigard Planning Department, P.O. Box 23397, Burnham and•Ash Ave. , Tigard, OR 97223. Phone: 639-4171,' STAFF CONTACT: Keith Lidea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: - We hale reviewed the proposal and have no objecti6ns to it. ' Please contact of our office, • Please refer to the enclosed letter. r Writte 4 0 A _ ,2.4.,„,... _ ..0., u c � .., ( 44,(2- 040 (( ' ,4611o114 TAA) 1 „ ',1-D ' N rt,aN, . e. .---Dy-,\ f ..,.. -- ak ii c\. . e- ilk I ' _____LII:_________L___:' L . .6 CAtN,Add eittAsid, n- t ', ' . w I.- i 4,,,,,, ' Cis C ct� . ii- r e-s gl (,),,,A4,„m___Lir t, ''. 0 , , , ,. 1 1 y,,, --..-2 i sebvf k 6L, r'` „-----„,- , 4, ,, t Name of Person Cammen ang: #--°A-Ailit-N Phone No, 1 L Lit N (KSL:pmh0356P . . 410 f • REQUESTS FOR COMMENTS » _ TO: At i if DATE: August 20; 1986 FROM: Tigard Planning Department RE: CPA 6-86 & ZC 10-•86 Request by James & Emma Jean White; Herbert & Betty Dgyson; 710 an -my an. ; y 1, e * 'a ; Jona A o ni mn� a erx th • a �r a`} ne aan. Resources, Inc.; and William growuson (ALRERTSONS') for a Comprehensive Plan men.men` ,rom ow, 'e.sum r eg. ,: ':eg :lanai •y 'osa, 61 tea. o o aercb� eneral • and a ZONE CHANGE from R-40 (Residential- 40 ueits/acre), R-25 (Residental, 25 units/ acre. an. •- 'esei enn ea , o une s• EFEE 6-"C-G"`(`C-ommercia Genera on property located south of Durham Road, east of.Pacific Hwy. and west of eve. •., o: s n , ,04, .0, r ots rr 2802, 2900 Attached is the Site Plan and a pp licant's statement for your review. From �. . : 4 information supplied d by v�riuus departments .and agencies and from other 3001, & information available to our staff, a rlia,,,rrrt and recommendation will be 3002. prepared and a elec''sion will be rendered on the proposal in the near future. If you wish to comeent on this application, we need your comments by Sept. 8th , 19 6 _ You may use the space provided below or attach a sears fe p to letter to en your comments. 7.f you are unable to r s e and by the above dateL please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this natter,, contact thc Tigard Planning Department, P.O. Box 23397, Burnham and'Ash (9ve., Tigard, OR 97223. Phone: 639-4171. • STAFF CONTACT: Keith Liden PLEASE CK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments MUM Ine ULI totliippr Illame of Person Comment.. Phone No a " (KSL,pia/0356P) 0 �: `Q E$TS • . �� T 1 L4STR1CT 2A I ACC ,��'�� °D� 20, j9.. nu.�.� I a , . - TO „ .. a1 ,' fl I 'A..1! DATE: :! 1.,. , ,;;' -• :: FROM Tigard ann9.ng jepartrnent ,'�C� ►�►t AO RE: CPA 6-86 & ZC 10,-86 Request by James & Emma Jean White; Herbert & Betty Dayson; -H. . an an a ; ary a rse an a ; ona o nn an aril-re-ea th , .? Resources, Inca; and William Brownson (ALBERTSON'S') for a Comprehensive Plan men men rom ow ,•e enss.ty es1 entice o -..omsmercia General and a ZONE CHANGE from R-40 (Residential 40 units/acre , R-25 (Residental, 25 units/ sere an •- 'esi•en is , . unL s• acre o C"'-`C- maerc].ace t enerair 1•: on property located south of Durham Road, east of Pacific Hwy. and west of -: _rr3tH-AV : ,,. ,. . , , o s 1 1 , l i t t r II; a ots I.I', 2802, 290C • Attached is the Site Plan and applicant's statement for your review. ��•nm 3000 information supplied by various departments and agencies and from other 3001, & information available to our staff, a report and recommendation will be 30u2. prepared and a decisirj will be rendered on the proposal in the near future. . If you wish to comment on this application, we need your comments by e . 8th , 39 86. 6 You may use the space provided below or attach a separate letter to return your comments. xf You are unable o respond § the above date, please phone the staff contact noted below with your comments and - confirm your comments in writing as soon as possible. If you have any questions regarding this matter,. contact the Tigard Planning Department P.O. Box 23397, Burnham and•Ash Ave. , Tigard, OR 97223. Phone: 639-417/. STAFF CONTACT: Keith Liden . • r PLEASE CHECK TAE FOLLOWING ITEMS THAT APPLY f We have reviewed the proposal and have no objections to it. Please contact of our office. - ,= Plea,tie refer to the enclosed letter. f. ti Written comments ••."- _,. O / .. + .� / i . CC T co f 4 4 1 ,r 4 a ,,..t...— , , ife", , __C___,Z;li, ,.2i____/_zat.„....z._ or a. 11, '�Name of Person Comment:up. ,� Vr t, ' Itesdel. y� Phone ' (kSL.pm/O356P) . . i.... , / --- 491 AUG 211986 di • V, WASHINGTON COUNTY DEPARTMCNT OF LAND! U,USI AND REQUESTS FOR COMMENTS T R AN SPO R a Ai he ll August 20,TO: DATE: ust ?,0 1 986 g FROM: Tigard Planning De.artauent ' RE: CPA 6-86 4 ZC 10-86 Request by James & Emma Jean White; ;Herbert & Betty Dayson; "H . ei1. my ''an=.,a • ; ary . '.a.1ne 'an.a• ; ions Y. o.rii-Ian a ;Ie`aIth Resources, Inc.; and William lrownson (ALBERTSONS') for a Comprehensive Plan ,men•men: rom ow, .e.;tum ' ig• . tg Iens].ty eai.entia o ommerETII-Deneral and a ZONE CHANGE from R-40 (Residential 40 units/acre), -25 (Residental, 25 units/ SC a an .- esi&en la , . un1 s• acre to - ommtercla enera )" on property locatA south of Durham Road, east of Pacific Hwy. and west of -^I' .ve. ' : , o s us , Is, 91, si; 'ots 281 2802, 2900 Attached is the Site' Plan and applicant's statement for your review. From 3000, „, information supplied by various departments and lgencies and from other 30®l, information available to our staff, a report and recommendation will be 3002. d a decision will be rendered on the pro e - '"� you wi s to .-r ent on this application, we ne our commen .y _J _ 8tH:,.»......., 8 You may use the s ce provided be sr attach drat: ' , .:r to return your comments. f,r,,yraaa a unable to_ respon....'.y the adate, please phone the staff contact noted below with your comments and confirm your comments in writing as sc4n as possible. If you have any ' ' . questions regarding this maatter,• contact the Tigard Planning Department, P.O. • Box 23397, Rurnh km and Ash Ave. , Tigard, OR 97223. Phone: 639-4117l. . ' '•�� STAFF CONTACT: Keith Laden • ., °; , • r , ,.,, N, PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: !, e�, :�i \.. . We have reviewed the and have no objections to �it. •Y,.• AO ro �a con„act • of our off*ce: ,-, i • Please ��'` R Please refer to the enclosed letter. l)...`4(- e ` . _ ... `.. . Written comments: ______ CO A .flfYlli r ^ .. g/)',�M� mallr . _.. ....... .... .wrwi ..,.... ,. ... _... .. .. .... ..r....w..•.,,y . 1?/.1XAA4k0L- • me of -arson Cotmertln .,- l o T +� A.A...44.444.6k.> 1 j1/4-4&.-0 . . . (KsL: rn/OgS6P) .w 1 i . ,,, ' liPr -s ', , •,-'4,, •. ie 0 WASHING roN , , ' . , '",-.:r ,Y t COUNTY, a, OREGON • September 9, 1986 Keith Liden, Planner Tigard Planning Department „; P.O. Box 23397 Burnham and Ash Tigard, Oregon 97223 RE: CPA 6-86 & ZC 10-86 °.. Dear Keith: The following are our comments on the above-referenced applications for a site located on Pacific Highway, Durham Road and SW 113th Avenue. W Durham Road Although this road has recently been transferred to the ' that transfer • City of Tigard's jurisdiction, as part of it was agreed that Durham Road would have a 90' right-of- way, a 44' paved width, and a 600' spacing standard. The r site plan as submitted for comments does not reflect these requirements. In addition, a concrete sidewalk should be required for pedestrian access. SW 113th Avenue Dedication of 5' of additional right-of-way. If access is proposed to this street, frontage improvements, including pavir� and sidewalks, would be required TRAFFIC STUDY ;111 The access volumes leaving the site are too low, which could reduce the level of service at 99W and Durham. Within the traffic study, the traffic analyst reduced the trip generation from the , _ center by 40% in order to reflect the net out not reflect the volume entering and leaving the shopping center The actua. drop-in trips. This is acceptable, however, actual access co vo d be the 'drop-in' traffic plus the new traffic generated by this volumes would p p development. mo CD�. ,that pattern within this area would be altered impact p The net �� this development. menthat the traffic Gtttel because of p If you have any questions concerning these comments, please call . Qa?OL-U-0,4k-, ,fi'10144) 4 Paula Calvin a Associate Planner . F, .' ' J a Department of Land 119e And Transportation,Lind Development Services Di;rlsion 160 North drat Avenue Hillsboro,Oregon 97124 Phone:6oa/648-876i 4) N j e VA° /F & aY//� '°° .6b t ,7/ 7/aw h4;. , , EQU�STS FOR COi"1(WE i S A W . TO: �.-. DATE: August 21a, 1986 "'Serer 4 p / APL f--14,orb+1' FROM: Tigard f la ning Oaf&ft tent �, e .'-.,--•-M- -P-- ,_-__, M : CPA 6-86 & ZC I0-86 quest by James & Emma Jean White; Herbert & Betty Dayson; } '''r.,- , .n.a ; .ary 'a.ane 'an•.a ; ona o nn an a ; ea .,th ReoureP. , Inc.; and William #Townson {ALA a RT80NS') for a Comprehensive p rehen sive Plan n om o men me , a i nn ig & Hig "T " st 'Welra r►tT -to Commercial General ral ; ' and a ZONE CHANGE from R-40 (Residential 40 units/acre), R�-25 (iesidental n 25 units/ . ,k acre tit esi en is `', 4.3"nnifs� acre) to C-c� (cGom ieicial' energy" west. • • on =roperty located south of Durham Road, east of.Pacific I► y. and e of i i 3tt blue. (vcTh , oEs 11, r :, , 1, is; ots `t.00, 2802, 2900 Attached is the Site' Plan and applicant's statement for your reviet4. From 3000, ,. information supplied by v3Irious departments and agencies and ?roi-', other 3001 , & information available to our staff, a report and recommendation will be 3002. pre .eta decision will be rendered on thy, proposal in the near future. p P Pm you wii sh to comment on this application, wen .u..d your comments. by Sept. y,.• ti 8th 19 86 You may use the space provided bek w or attach a / separate 1 ter to return rn your comments. If you are unable to respond by the abo e- please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible, If you have any goestions regarding this matter,, contact the Tigard Planning Department, P 1G. • Box 23397, Burnham and Ash eve. , Tigard, OR 97223. Phone 6d9-4171. STAFF CONTACT: Keith Liden • p . PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: , d °°°`'' We have reviewed the proposal and have no objections to it \'r':` Please contact of our office. '' Please refer to the enclosed letter. Written comments: r �c .� i - Gc r . . . ifr, e.....40".7...AI at--7 .=.- V'' //We- ea , , ' .4 ________:,___.__4___ 1 4 .74/ 7 C,,5-2)e L 4,bVio s .�- .ev 'ei•':7� 00-e._. "" 19'5 . t',/,) ,-5- 1 ./_____d 4-.) 1 ie . . ,.. ...---, I, 1 ___________ ____ ,Q�G °�.ss O dam'/ ... 0 . F 1:,/ v " / (-4' ) -2--74" / -547/ 'Al'i i . , /470(--,e-i-lieo/ e:,62,--"ee,"-ii..5' ,.......,.__,...... Name of Person Commenting: , ,..,..•5,` Ai/ . I.•S741.-A7V e- Ice. Ph"*'11e ��, sy,-) 7,—,s-) z 1 jik'f.aC1+41*0-21 elP)Le ' ' pm/0356P) ,,a d ' - .. ,4, .........- .27 -„,,,— if ---eViSo a ...... gxyF , A 11:4 °v! !�`� :. .� 1 -.......�J 0 LOCATION ... fffMa 0 0� •„,:,.::..17.,�,� ALBF�RTSONS s PROPERTY del ti-1 iii I�"...`,�o �S �A--�:s w •A ' '4-: r,•Y ° q r G. *.. w •.. .• �' r -,a. , . . '\`. ,. .. .. , -4, ' . m I. ' ' 1 ;. - . 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IIII "':' .. . . ,., 1..1, ,.. . . .. . .,„ ›. a , 1 ' 1 . �--40 .—1 : - '. , 1 , 410 r ,,... 0 . ,.: 6 ,, ,,, or.,,,,,,,,..._.,,., I t p , , .. . 7,, : .. ., ik. 14 ■ I IOW" n , ,... , ., . ,, , , , .. . . .. , . r y "1 , i . � R , . w l • ,ww.:,w. .W n «. ,. w a . ...+.ra."ti..oi, 1 a.wrw:,,:..+i•rFw�-.m ,< r,a.«,:.., r. a .... .. . r .,„, 411 410 r b ALBERTSONS' , INC. APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE (MAP CHANGES) • i A. LOCATIONAL CRITERIA FOR ZONE; CHANGE (Volume 2, Chapter 12.2) 1 . SPACING AND LOCATION The Albertsons' property is not surrounded by residential districts on more than two sides. The subject site . is at the southeastern corner of Pacific Highway (U. S. 99W) and S. W. Durham Road. Immediately to the west of the side and along The zoning side of Pacific Highway are general g commercial uses . �' of To ing�onzohese adjacent properties is equivalent to the City .• g zoning for flcentral business district. " Both King 4 City and Washington y County share zoning responsibility for this adjacent area. Washington County's "central business district" 9 Road to an area Bonin extends from. Durham ;substantial]. south of m the Albertsons' property and includes Tax Lots 500, 700 $00 2700 and 2600. Generally, the central business district zoning < on these adjacent properties would allow more commercial uses and be mcre intensive than the general commercial zoning Albertsons ' is seeking on the subject property. Road a general ., rth of the Albertsons ' property is Durham Road and To the immediate nor of Tigard. - This C-G zone zone (C-G) designation by the Cite �•• ' -• .w g n ral comme�. g is already substantially developed by a , mix of singular commercial uses and a shopping center-offi :t: comple . . .,( I-- ...,-; L 2. ACCESS ro• he.. ro osedp� ns ',on of the General Commercial a> The : TC--G _ existx.ng to the immediate north of the R Albertsons ' p � �-.-ro ert shall not create traffic _con..esata.on or a �' trzf f is sfP�y prob��: m. .�`° a, Attached of application :,I.s ix ed to and in support of this a a Traffic Analysis prepared by Associated Transportation Engineering & Planning, Inc. (dated Jul 1986) The report provide data and «galysis which addresses street capacity, existing and projected traffic volumes, speed limitations, number ,gyp of turning movements and site trraffic generation. W , For purposes p s of �t try � analysis, the report utilizes traffic volumes at characteristics on. a worst case" or maximum vehicles p ossible basis. Table 5 at page 6 establishes that with pent of the Albertson,° will property as general co -; full development m commercial all existing intersections operate at Level of Service C or better. Due signalization of Durham•-Summerfoieldhintersection site n Jeri turn in/right c ht turn out limitation for Pacific' and a right : Highway, the Page 1 w is o ` (110 410 designation of Albertsons, property as general commercial will not change the level of service traffic classifications for existing intersections near the site. Service Level D is generally utilized as the standard for assessing urban traffic operations and design of urban roadways. It is also the adopted policy of Metropolitan Service District ‘MSD) to maintain a level of service "D" on its major roadways within the Portland Metropolitan Urban Growth Boundary during peak periods of operation. At Level "D", there generally is at ` . least 10% more capacity for traffic. • Existing intersections near the Albertsons° property will operate, after full development, at service levels "A" and "C". See, Traffic Analysis, Table 5 at page a. At Level "C", there is `" to 30% more capacity for traffic. See, Transportation ' Research Circular Noe 212, Interim Materials on Highway Capacity, Transportation RF�:search Board, Academy of Sciences, 1980 and Exhibit "A". As previously stated, the Traffic Analysis as completed using data for a "worse case" application. It is, reasonable to assume chat full development of the Albertsons' property as general cpmmercial will not reach the "worse case" impact on roadway systems. Traffic generation ±or the Albertsons ' property will not add 100% new traffic to the existing vehicular trips alongs Pacific Highway and Durham Road. Many of the customers -•o •_ the Albertsons' property will be "drop-ins" already on these \ roads for other reasons, such as commuting to and from work and shopping. Many of these vehicular trips will involve customers changing their shopping habits and choosing the Albertsons' grocery store or adjacent retail services over other such retail businesses in the area. The Traffic Analysis at page 7 identifies that the total daily trip generation for a 177,600 square foot commercial development would be 7,214 trips and 651 trips at P.M. peak hour. • The report notes that at least 40% of the trips could be deemed. r ''drop-ins" and this would reduce the total daily generation by 2,887 trips and the P.M. peak hour by 260.4 trips. In addition, the report. identifies that MSD projects that 4 to 6% of all home based trips will be made by transit. As the Albertsons ' property co ` is adjacent to major TrL-.Met bus routes and scheduled stops, this could create a reduction in daily trips of 228.6 to 43114.8 and at P.M. peak hour trip reduction of 26 to 39. An adjusted d 22 pro jecticn of trip generation would be as follows : Trip generation with full I Drop--in" and Mass Transit Potentials Daily P.M. Peak Hour Total In Out 3,894 352 170 181 Page 2 , , Amk 410 111, (b) The site shall have direct access from a maior collector or arraMT-griZet. , The Albertsons ' property abuts Pacific Highway (U. S. - 99W) , the largest major traffic way in the City of Tigard, and S. W. Durham Road, a major collector or arterial street. The attached Traffic Analysis sets forth three possible scenarios with provision for a varying number of access points on both / these major traffic ways. See , Traffic Analysis at pages 9-11 / and Exhibits 2-7 thereto. ----- - (c) 122.212112._LEaasa,2.Ftation shall be available to the site or Tri-Met bus service to the area includes Roate No. 5 J.. running along Pacific Highway and a loop through King City (go) initiated at Durham Road and Pacific Highway. There are regularly scheduled bus stops at this intersection. Tri-Met also 0 operates Route No. 43 along Durham Road with regularly scheduled stops to the east of the 3. SITE CHARACTERISTICS (a) The site shall be a size which accommodate present " jected uses. . The proposed general commercial designation and - related site development plans will utilize the entire site. The Albertsons' property is relatively level and consists of ten tax • lots totalling approximately 22 acres in size. The property has frontage along Pacific Highway for approximately 1 ,100 feet and _ 4 Durham Road for approximately 940 feet. The property has an• approximate depth along Pacific Highway of 725 to 1 ,220 feet and , along Durham Road of approximately 880 to 1 ,050 feet. There are no physical characteristics of the site that would prevent - development as general commercial . - The proposed site development plan attached hereto as Exhibit flB", illustrates that the site can easily accommodate a substantial commercial shopping center, include major commercial , goL uses contemplated in the Comprehensive Plan at IT-82, and utilize az less than 85% of the site coverage. The projecte,d uses include 1"- 177 7 ri 600 square feet of general commercial uses, 870 eft parking stalls, and provision for landscaning and buffering of at re: least 15% of the site. Both the physical characteristics of the r..4 site and the proposed development plan clearly illustrate hat — the site can accommodate projected general commercial uses. CD j (b) The sii-e shall have The Albertsons"s property is located with approximately 1,100 feet of frontage along the largest traffic way in the City of Tigard i.e. , Pacific Highway (U. S. -59W) . . The pro.l.perty also has approXimately 940 feet of frontage along the major collector of S. W. Durham Road. The site i8 generally , page 3 4 . . _ .. . , . . • 410 41, • t .• ,..,.• level with the roadway and highly visible to all traffic along " these major traffic ways. See, the attached Traffic Analysis, - . Exhibit 1 for existing trafrrE volumes on these adjacent traffic ways . • 4 , IMPACT ASSESSMENT (a) The scale of the ro 'ect shall be _corrAtatil .. , . *4 the surrounding uses* - The Albertsons ' ptoperty is adjacent to two large shopping center complexes. To the immediate northwest, the King City business center is located and corsists of a combined .* ,,.:, acreage equivalent to the Albertsons ' property. The focus of the - - King City business center is "King City Plazas', which includes a ' large multi-use structure housing general retail uses and a• Kienow's grocery store. Other retail services and four banks are , „ located in adjacent buildings. The general scale of King City , Plaza and related businesses is compatible with the Albersons , • - property. The proposed development plan for the Albertsons' property is, in fact, less imposing and intensive than the King • . . •0 City business center. .. .. A general commercial use entitled "Willowbrook Business Park" is located directly to the north of the Albertsons ' • . property,, This development consists of six buildings arrayed in an office-retail complex setting. Existing uses of these - • buildings include restaurant, offices, general retail and . • -,.., convenient shopping services. The site is approximately one-third to one-half the size of the Albertsons' property, fully utilized / improvements- with commercial and does not provide any significant ( L-(- . buffering from surrounding uses. t The Albertsons ' property and both of these large shopping • • centers share another common development scale factor. All three properties are located and orient their development scale to the intersection of Pacific Highway and Durham Road. The high volume . , ...,:r of traffic and controlled access points necessitate that the .- scale of general commercial development in this area must not be "strip commercial", but large acreage developments with on-site au parking and internal traffic circulation designs. -_ oX Other nearby uses are comparable in scale with the proposed uses on the Albertsons' property. To the immediate south of the site is a mobile home park/subdivision entitled "Royal Mobile Villas" which consists of Tax Lots 100 ,. 00 7 200 and 2600. Total eeme acreage in this planned mobile home development is approximately Ill 40 acres. The Pacific Highway access focus, site utilization and overall project scale are compatible with the Albertsons " • development proposal. To the immediate west of the Albertsons' property is a central business district that is about half developed. Total acreage in this central bvsiness district is approximately 28 ' . acres , and thereby, larger than the Albertsons, property. At the page 4 ,.. " • southwestern corner of Pacific Highway and Durha Road is a large vacant parcel of approximately 12 acres. Although smaller, this . combined undeveloped parcel would provide a development site comparable in scale to that proposed for the Albertsons ' property. This is particularly true since the development of this site would probably be designed to integrate with and be a - logical extension of the adjacent King City business center. Farther south along Pacific Highway, but adjacent to the Albertsons' property, is an office complex entitled "Tualatin ' , Valley Professional Center". Next to this planned commercial complex is "King City Convalescent Center", "Cedar Park Mano.#';' (a mobile home park) and "D & M Mal:ket" (a neighborhood convenience market) . Although partially undeveloped or developed with uses naving single lots and accesses, the Albertsons' propose de7elopment is compatible with the combined scale of this western central business district. To the northeast of the Albertsons' property is a large medium-high density residential development entitled uSummerfield. " This site is approximately 30 acres in size and is developed generally at a scale of intensity and site design compatible with the Albertsons' proposed development. The remaining surrcunding land is generally undeveloped or partially vacant large residential parcels. To the immediate east, there is a large medium to high density residential zone comprising approximately 30 acres. Ultimate development of this district would or should involve a large scale ,residential planned development with building sizes and site utilization plans of a scale compatible with the Albertsons ' development proposal. A similar existing development size, usage and density ° is the l'Summerfield" planned development located immediately north of this district. The "Summerfield" medium-high density res-,:dential community clearly establishes the scale for development of the vacant property just east of the Albertsons ' ' property. [ Finally, to the southeast of the Albertsons' property is a - low density residential area consisting of large vacant or • EL greatly oversized residential parcels. This entire area is geograpical3y isolated from the more intensive uses aligning both Pacific Highway and Durham Road. Access to the area is toward the end of 113th Street. This area generally slopes southward :3 toward the Tualatin River, is not associated with the commercial in developments to the northeast and is more or less river oriented. , Liu (b) site characteristics shall be such that the privaccf adiacent non-commercial Uses can be maIntaine The eastern border of the site abuts with 113th Street. . Further to the east of 113th Street is an undelteloped medium-high density residential district of approximately 30 acres. The major entrances to the Albertsonsy property are along Pacific Page 5 • • 410 • Highway and Durham Road. The proposed site development plan illustrates that the site can provide an adequate depth for a + landscaped buffer along the west side of 113th Street. The adjacent non-commercial uses to the south will also be protected by a substantial buffer strip. The southern portions of the Albertsons ' property are covered with a mixture oaf nearly : mature Douglas Fir and deciduous trees. A buffer strip of these trees may be maintained in these site boundary areas to insure the privacy of tht adjoining uses. The adjacent lands to the southeast and east are essentially .°' undeveloped. Development of these properties should entail a subdivision or planned development approval. Development proposals for these neighboring properties would be subject to k their own buffering requirements under the City's Comprehensive Plan and Community Development Code. In essence, the non commercial uses will ultimately have two buffer strips between them and the proposed commercial uses on the Albertsons ' property. It - v . (c) It shall be os�ilbl�a n�orNoralte the unigt s� ite Features into the site_des1.gn and development plan. L`. . The s:.te is generally level along the intersection of • Pacific Highway and Durham Road and gently slopes southeast from that point. The treed steeper'.�'•• p p portions of the site are along the • southern and southeastern boundaries of the site. The site design will incorporate these site features. The commercial complex can be located in an "L shaped" configuration to block parking lot noise and lighting from neighboring properties generally to the south and east. In addition, large buffer areas can be provided along the steeper southern and " eastern boundaries of the site. The major traffic flow can be ' directed onto Pacific Highway and Durham Road, and away from the non-commercial uses to the south and east. (d) The associated 1s noise and activities shall not n ter ere w�.t the al i.EI11i._ � . ' � a.na.►�,E non-des entia uses . • a.' ��11, IIiO bye The non-residential uses to the west and northwest are additional by Pacific Highway, a 4-lane state highway With p. lanes turning movements �- a g a�. the Durham Road intersection. The properties to the north of the Albertsons ' property e separated by Durham Road, a major arterial and the main entrance to Summerfield and. Willowbrook Business Park. The aci properties are also separated by street lighting and CD signalization lighting. ul The proposed uses for the Albertsons" property are the same or similar commercial uses found at these adjoining non- residential properties to the north and west. The associated • lights, noise and activities will be in conformity with adjoining properties. In addition, the site will provide a landscape buffer area along the length Of Pacific Highway and Durham Road Page 411 to further diminish any potential adverse impacts on these adjoining uses. / B. STATEWIDE PLANNING GOALS AND GUIDELINES The proposed Compi' -isive Plan Amendment (map change) and zone change (map change . ate consistent with the Statewide Planning Goals. 1 . Goal No. I - Citizen Involvement The proposed Comprehensive Plan and zone change amendments will require a series of public hearings before the - Planning Commission and the City Council as required by the Tigard Community Development Code Section 18.32.090(c) and (d) . In addition, the proposed amendments wL.1 not alter the citizen involvement policy identified in the Comprehensive Plan policy 2.1.1 at 11-9. The existing public hearing process shall ensure that the citizens of Tigard will be provided an opportunity to be involved in all phases of the planning process for these amendments. Finally, the City of Tigard has received compliance acknowledgment from LCDC as to these planning and ordinance • provisions, thereby establishing that this review process will be consistent with the Statewide Planning Goal No. 1. 2. Goal No. 2 - Land Use Planning V0.1•■•■■•=71MMINFII■ Goal No. 2 states that each plan and related • implementation measure shall be coordinated with the plans of . - affected governmental units. A majority of the site is within the jurisdiction of Washington County prior to the implementation of our annexation application. Washington County has not adopted a Comprehensive Plan mapping designation for the site even though • it is within the Countyys urban growth area. Washington County • has elected to place primary planning responsibility for growth i ! , n this area to the City of Tigard. A determination by the City of Tigard as to a change of use for this property will not conflict or contravene a Washington Coutty goal or presumption • • for urban needs. a. In all other respects, the proposed plan and zone change for . ire the subject site complies with the requirements of Statewide tO Planning Goal No. 2. An adequate factual basis for decision has been presented as identified in the data in Section A above and LI: related facts pertaining to the various goal considerations hereinafter. The proposed changes, as identified 'hereinafter, . are compatible with the policies and goals of the Comprehensive 111.1 Plan of the City of Tigard. 3. Goal No. 3 - A riculEural Lands The subject property is not and has not been designated as agricultural lands either under Washington County or City of Tigard Planning and zoning. The current use of the property is residential. The subject site and the entire surrounding area !, Page „ • . . • III' ... . 410 III . ;, are within the Portland Metropolitan Urban Growth Boundary �- previously acknowledged by LCDC. There is no conflict between the proposed plan and zone changes with Goal No. 3. . �\ 4. Goal No. 4 Forest 'Lands The subject site is not and has not been designated as forest lands by either Washington County or the City of Tigard. As stated in subsection 3 above, the land is designated urban and is corw.tltted to urban uses. There is no conflict between the propos e.d amendments and Goal No. 4. . • b. Goal No. 5 = Owe Sakes , 5_ cenic and Historic ..,e11 and Natural Resources There is no portion of the Albertsons' property that is a within a designated open space, scenic, historic or natural resources area. Volume II of the Washington Comprehensive Plan Urban Area (June 1982) identifies that the site is not within forest lands (Map 5) nor the 100 year f loo.1plain (Map 4) . The 4 entire site is designated as ',growth alloc t:Ion".., for a subsequent determination by the City of Tigard (Map 7) . The Comprehensive Plan mapping for the City of Tigard designates the property entirely for urban uses. There is a designation of the stream corridor approximately located at the southeast corner of the site. However, any development of the site and alteration to the seasonal stream corridor would require a hearings process for a "Sensitive Lands Permit' . These planning designations and regulations have already received compliance acknowle6gment from LCDC. Therefore, the proposed amendments are in co, formance with Goal No. 5. 6. coal No. E - Air Water and Land Resources Quality yor The proposed planning and zoning amendments w 71.1 not adversely affect compliance with Goal No. 6. All waste and p rocess dischar g es from future development shall not threaten to 4 '- violate' or violate applicable state or federal environmental quality , rules and stG�. idards, Upon annexation, the site II ®• shall bes served sby a sewerage processing system through the City of Tigard. Correspondingly, City drainage and will also be provided through Y systems. change general , this .. . . .. requirements commercial for s site wile. also involve the same. related to indirect sources of air pollution for a site located pp within the Portland urban area. tD ul 7. Goal No. . 7 - Areas S bject. to Natural Disasters and Hazards There are no areas within the subject site that are subject to na tuyal disasters and hazards as defined under coal _ No. 7. Also there are no natural hazard characteristics identified for the site in the comprehensive plans of Washington d County and City of Tigard. Page 8 . . i . ,;0. . 410 II! ' f 8. Goal No. 8 - Recreational Needs Essentially, there will be no change in the requirements for recreational need by the proposed amendments. '''( The site is not designated under either comprehensive plan for recreational needs. Indeed, the site does not lend itself to the purposes of developing recreational needs. Therefore, the proposed amendments would be consistent with Goal No. 8. Goa„ No. 9. 9 Economof the State The proposed amendments will substantially aid the City of Tigard in satisfying the Statewide Planning Goal requirements for diversity and improvement of the economy of the state. Earlier, the City identified in the Comprehensive Plan Resource Document (Vol 1 ) at 1-144 that it contemplated "commercial ` shopping development will occur along Pacific Highway on land zoned commercial which is closer in proximity to residential development than the highway oriented sites. " Since its adoption in 1983, this has clearly proven to be the case. Substantial in- fill of commercial development has occurred now necessitating additional lands to be designated for commercial. The subject site at the intersection of Durham Road and Pacific Highway abuts the leading edge of residential growth areas for the city. This is particularly the case for medium to high density residential as the site is located near the Summerfield planned development and a 30 acre site designated for medium-high density residential to the east. ,° Volume I also provides that "ultimately, individual development decisions will be made on the basis of site " availability, adequacy of the sie for a particular purpose in ` 4 terms of size and shape, municipal development standards P. governing the lend, topographical features, availability and p acit y of utilities,, as well as access to highway and proximity ca o to N toes useian uses ofsimilar nature. " As identified in Section A Above, ` l criteria are all satisfied for this site. There ,� , is a substantial absence of vacant general commercial lands of 20 acres or greater in size within the City of Tigard planning area. a. ' This is also reflected by the Comprehensive Plan's statement that ix "the pP y p . spate is low, but it is - expected tha-.©the esupply will catch up with needs before long. " The addition of this 22 acre site will substantially aid the City in meeting its own economic needs, as well as, aid the state in -I providing a broader and more diversified economic base. The City of Tigard needs to designate this 22 acre site as . general Pu commercial to provide for a more complete variety and selection ' . -I of commercial Uses and services *`or' this market area of the City. As previously stated, the City's general commercial district is Ring City 1/11 very similar to the Washington County and k.Ln �.:it�. y Community business districts. The Washington County Comprehensive g y p ve Plan, Volume 11, Section 3.3.29 identifies that this class of uses includes commercial activities and offices. It is also ' contemplated that "these Uses should be grouped on a site of 10 ?age 9' V4 Y . . S n o to 30 acres with a gross leasable floor area of 100,000 to K 300,000 square feet." Commercial uses in this district are �'and .7 generaldl require a market areairanging of g©ndpo ulationrfroms30 30,000 generally require p p , to 150,000 people. " The proposed Albertsons ' development plan covers a site of 22 acres and will provide commercial building n square footage of 177,600 square feet. These specifications are clearly within the contemplated large parcel site oriented commercial developments already established to the west and north :' ''' property.��; of the Albertsons' In addition, the commercial uses -' contemplated for this site by Albertsons' would be providing a wide variety of goods and services to a market area having a ., population well in excess of 30,000. See 1980 Census Reports for Census Tracts 304-308, 310, 318-320, 64-67 and 203. The proposed proposed uses in the Albertsons , development plan include a major regional grocery facility, a department store and other general retail services. There are no department stores ,? within the surrounding general commercial and central business districts. The nearest department store is approximately three and a half miles north on Pacific Highway, i.e. , the Tigard Frec? a ' Meyers. There are a variety of commercial uses in a local economy which assume and incorporate a level of direct 1pr . - competition. These commercial services sometimes piovide different levels of service for the same products or a different style of the product. Each level and style comprises a portion of the total market share. In the south Tigard area, there is only one existing general grocery store, i.e. , Kienow's located 1 King City Plaza. Approximately a mile to the north in Canterbury Square is a Thriftway grocery store. The only other general grocery stores are located approximately three miles to the north in downtown Tigard. It is well established that the grocery shopping needs of any given community involve competition between a number of different general grocery stores. For a population market in excess ,,f 30,000 people identified in the U. S. Census, there is ,,' a substantial absence of general grocery sevices for the market e .'g in this area. In fact, there is only one grocery store for all of Census Tract 308. 1- ' p plan . � The Albertsons development lan ir�c�.udes a unified, co structure with three large users. The third large user would be 0 a large drugstore facility. There is an absence of larg:� .g facilities p y of � � T�.uardor� The nearest large the is City co `(� g drugstore y . (5 approximately three miles to the north in' downtown Tigard at the .-a north end of Main Street. The Albert proposed p ro sons' oseddevelo development will also provide a substantial temporary construction employment for the site. The developments general construction and specific user alterations are expected .to involve employment in excess of 100 people. :- After completion, the development is expected to provide permanent employment on both a full tie and part time basis of Page 10 • 410 40 • approximately 150 people. By the very nature of this community commercial construction and services operation, it is expected that a majority of the employees, general contractors and subcontrators will come from this sector of the metropolitan area. Finally, as this site is well within the Portland � .. metropolitan Urban Growth Boundary acknowledged by LCDC and falls within the Pacific Highway corridor contemplated by both Washington County and the City of Tigard as appropriate for large block general commercial developments, the proposed amendments would be consistent with and would enhance the economy of the ' state under Goal No. 9. 10. Goal No. 10 - Housing The redesignating of the Albertsons' property as g eneral commercial will eliminate the housing designations for the property. However, an analysis of changes in the it's housing zoning and redesignation of adjacent residential property will enable the City to allow general commercial on the site without causing a conflict with Goal No. 10 • City adopted the Comprehensive Plan and the ; " After the Ct a buildable lands unit per acre calculations, the City has approved in residential zone increases in density. Comprehensive Plan Amendment and Zone Change 4-84 redesignated community professional zoning (offices) to residential 40 units per acre • (R-40 ) . This site consists of 4.3 acres and provides an opportunity for 172 residential units. Comprehensive Plan Amendment 20-84 and Zone Change 13-84 redesignated 2.9 acres of residential property zoned R-12 to R- 25. This represents a net increase in potential residential units of 37.7 or 38 units. : 4 Comprehensive Plan Amendment 6-85 and Zone Change 7-85 '• . . _ r► R-4.5 . redesignated 1.5 acres zoned R-4.5 to R 7„ This represents a net 1, ... increase in potential residential units of 3.75 or 4 units. ®- It should be noted that the Statewide Planning Goal 10 on Housing does not require the actual implementation of residential 92) lands at the., planned densities. The Goal merely requires that g'° there b e an "opportunity for those housing densities through the �, i various applied classifications. From the standpoint of OD calculating consistency with statewide planning goals, LCDC only requires that the zone be analyzed for its "opportunity". It is III recognized that some of these three planning and zoning • y p amendments may have developed or committed the lands to lessee densities, but the higher density zoning remains upon the lands. Over a 20 year period, there is the potential for theincreasea densities to be realized through additional development or reconfiguration of existing structures. a Page 11 a 411 411 The total number of units created through planning and zoning amendments above the previously acknowledged comprehensive plan is 214 residential units. The redesignation of the Albertsons' property as general ,': ' commercial could represent the loss of 659 to 668 units. The .;• ` site comprises: approximately 11.95 acres as High Density (R-40) with a maximum equivalent of 478 units, approximately 7.11 acres comprising Middle-High densitY., (R 25) providing a maximum of 178 . units, and approximately 2.61 acres of Low Density (R-1 tea R-4.5) ,. , resulting in 3 to 12 units. The total of these separate zonin: classifications is 659 to 668 units. Under the planning policy for transitioning commercial uses to residential uses and the existing implementation of that policy through the previously adopted comprehensive plan map and " - zoning, it would be appropriate for the City to redesignate the approximately 12 acres south of the site to a higher residential density. This 12 acre parcel is located west of 113th Street and directly south of Tax Lots 2800 and 2802. This land is presently zoned Low Density (R-1 to R-4.5) . The redesignation of this ` parcel would then provide a high density transition from the General Commercial on the Albertsons' property to the surrounding uses to the south To the immediate south is the medium density "Royal 1' bile Villas", and to the southeast is the Low Density zone adjacent to the Tualatin River. The redesignation of this 12 acre si∎,e could be accomplished through a City staff initiated update for the City's five year periodic review process required by ORS Chapter 197. The five year periodic review is normally scheduled five years after the City acquired compliance acknowledgment for its Comprehensive Plan and zoning ordinances. M A redssiynation of this 12 acre parcel to R-40 would result in the housing opportunity of 480 units. Removing the exist..!ng zoning p low density potential units results in a net increase in density housing density of 436 units to 478 units. As a result of these calculations, the City's reclassification of the Albertsons' property to general commercial would not adversely impact the City of Tigard's oc reclassifying the and would ould be consistent with Goal No. 10. By i y g the Albertsons' property there wculd be. a loss of approximately 12 acres of High Density (R-40) residential property. The designation of 12 acres of High Density residential p ro p ert y in adopted City's Comprehensive Plan p- mapping represents an ident L.4'ied and verifiable need for a type L1 _ C7 g satisfying ..y' housing of housing necessary for sat�.sf a.n thy. City's Goal 10 housin requirements. High Density residential is the least acrea00 category the City provides under its housing classifications. It is ere necessary that the City replace this 11 .95 acre parcel with another app�oximate ly 12 a c re site. The location and the need for a transitional High Density residential zone next to General Commercial dictates that the 12 acre parcel south of the Albertsons' property be reclassified High Density (R-40) . By this reclassification the Albertsons' plan and zone change Page 12 .N 411 410 .,..., . ., proposal would result in the following calculation: `\ Additional units from prior 214 unit - plan and zoning amendments � ' Additional units from rezoning 436-478 units the adjoining 12 acre site Total additional units 650-692 units By comparison, the maximum number of units lost for the A •. Albertsons' property rezoning is 659 to 668 units. Therefore, 4 there is almost no overall adverse effect on housing from tha proposed plan and zone amendments. The maximum potential loss ., overall would be only 9 units or could comprise a net gain of 24 '. . units depending upon whether a ' p g �. portion of the properties would have been developed at R-1 or R-4.5 under its Low Density f classification. l aerefore, the proposed change would be consistent with Goal No. 10. a. 11. Goal No. 11 - Public Facilities and Services ,•.0. The proposed plan and zon if.,t � p p p ,, amendments would be ,. c:onsistent with Goal No. 11 . The redesignation of the property to General Commercial would result in a timely,efficient arrangement of orderly and arran � g public facilities and services ,' The site is designated for urban densities s as a result of being within the Portland Metropolitan Urban Growth Boundary. Both - for intensive urban uses. Y ,• Tigard its designated the. site f. Washington ton Count nan te CityeofrTi aard have However, under its present location in the jurisdiction of Washington County, tle site cannot be developed unless urban services are extended. Full urban services can be extended to the site and immediately utilized . upon annexation to Tigard and redesignation of the property as General Commercial Once annexed, the site can be adequately served with sewer, • ' '`' water and related utilities. Such public facilities and services ti already adjoin the site and are providing services to both the General Commercial zone to the north and the Central Business ,, District to the northwest. In addition, the southwest corner of within the boundaries. � „ ., • ,y w � � � • the intersection of Pacific Highway and Durham Road is already a tes of the City of Tigar a The City already has a responsibility the provision ties and services to Sts ostapp rop ri�teand timelyror the 03 surrounding properties to annex and be served by the same *° CD facilities l ities and services. Therefore, the proposed plan and zoning amendments are consistent with Goal No, 11. 12. Goal No. 12 - Trr,ns oration The proposed plan and zoning amendments are consistent with Goal No. 12 and would aid in providing and encouraging a - safe, convenient C,... economic rp transportation system. As s identified in A above a traffi anal ysis has� Leen Pale 1 r ... ' '.....' h ( .0 . . • 411 completed for the area and specifically identifying traffic impacts generated by a redesignation of the Albertsons' property as General Commercial. The Traffic Analysis concludes that the proposed p1 and zoning amendments would not s.tgnificantly chap the existing Level of Service for roadway networks and , - inegTSections. Under scenario 2 of the Traffic Analysis, Pacific , Highway and Durham Road would remain at ',Au dur ..-ig A.M. peak . hours and at "C” at P.M. peak hours. The intersection of Durham and Summerfield roads would remain at Level 'IA,' at both A.M. and P.M. peak hours. See Traffic Analysis, Table 5 at page 8. .9• , The Albertsons" proposed development plan would involve - improvements, including sgnalization, to the intersection of l ' Durham Road and Summerfield Street. The City's Comprehensive ' Plan identifies at 1-244 that several accidents have occurred at this intersection in the span of just one year. Since the ' ' adoption of the plan many more accidents have occurred at this C''\\, .../' intersection, wo'.1:1L4-..i9 silg-riTlt.Clat'!ItIt;naiccfins ?riMl : rilcg)n accidents. •:;° Such installe.ten of signalization could only occur, from a . 0 practical sense, by the commercial development of the Albertsons' - •%: practical with the creation of a main entrance directly south of ' , . i . the intersection of Durham Road and Summerfield Street. % , The City's Comprehensive Plan at 1-234 and 235 also identifies that the City has the transportation policies that f * "the City shall encourage the assumption of jurisdiction from Washington County off Durham Road between Hall Blvd. and Pacific Highway'', and "Durham Road shall be improved to 2 moving lanes of • traffic with the provision for left turn movements.," The accomplishment of these traffic policies can occur with the k , annexation of the Albertsons , property and redesignation to - ' General Commercial. These functions would provide the City wits 2 " an opportunity to assume jurisdiction over Durham Road near • • : Pacific Highway and receive dedication of adjoining right-of-way for needed intersection and roadway improvements without cost to the City. • st , '1 , The proposed plan and zoning amendments are also consistent ' t, with transportation policies concerning mass transit. The site a. , is already served by Tri-Met bus routes and scheduled stops. Approximately 84% of the neighboring residential units are within 1 five blocks of bus transportation and ritops. See, City's Comprehensive Plan at 1-253 : Census Tract '.108, Item i4 at page !Li 5, Citizen Needs Assessment Survey., Washington County. The attached Traffic Analysis also i0entiiies that 1SD projects that • • (D 4 to 6% of all home based person trips for purposes unrelated to work will be made by transit. This woUld include trips to commercial shopping areas. 1 Albertsons' proposed development Plan would Provide for major department, drug and grocery stores at this central . ., iccation. It should also be noted that the sife is adjoined by - ... large tracts of existing and planned for medium to high density . * residential development. It is reasonable to assume that the . . page 14 '' ,_ , . ' • ,•, ‘ • Ai %...,' • .. . . ,' <; . my 0 . development and usage of the Albertsons' general commercial property, will encourage- pedestrian and bus ridership by neighboring households. This alteration in the traffic pattern should also help to reduce traffic on Pacific Highway and ; ' collector streets at intersections north of this Durham-Pacific Highway neighborhood.4 . 13. Goal No. 13 �- Energy Conseruatican The land and uses developed on the land shall be /.° mar,egert and controlled so as to maximize the conservation of all , forme, of energy based upon sound economic principles. The same 0 Tina d Community Development Code provisions for energy cc.ciservation shall apply to the redesignation of the property as G me ral Commercial. In particular, the development proposal a, _ identified above in subse,: t,ion 12 would aid in the conservation of energy enhancement ' ' gy - through the enhan�.ement of more efficient icie��t • - A'. .' transportation modes and land use patterns, reduction of travel distances between residential and commercial areas, generally 4 increasing densities of land uses at. the site, and enhancing the °. .,. prospect for mass transit ridership. These functions of the Ilik development proposal support the finding for energy conservation ,, under the City's Comprehensive Plan, ticlume II at 62. These , provisions have obtained compliance acknowledgment from LCDC9 and therefore the proposed plan and zone change is in conformance "1- ,* with Goal Nod 13, . , , ° . 14. Goal No. 14 Urbanization .. '• ili'Y�r. _ 7lO�I+PYltn.lItlY -.- '�,d1�,d - The subject site is within the urban growth boundaries 1 , of Washington County, City of Tigard and M��D s metropolitan 'DGR. ' •"'' • y The urban growth bour►�. aries of Tigard and MSD have been given . . a , compliance acknowledgment ent by LCDC. The zone change that is � proposed is merely a change from one intensive urban use to �'' another intensive Qurban use. . The plan and zone in change p�. p . " ;. does not.. requir.,., any e.stablishment or change in the existing ~ r. urban bour'3aries. The "efot the proposed plan and zone change • ' ' P P 9 •_ " is in conformance with Cioal Ho. 14 ' 1=. C. CONSISTENCY WITH OTHER COMPREHENSIVE PLAN POLICII R f5 The subject site is at a relatively high elevation compared j set, to t-he adjacent Tualatin River drainage bar an which slopes southeast from the site. The site also is not subject to severe J soil erosion potential, slumping, earth slides or movement,' co severe weak foundation soils; nor does it have slopes in excess 7 Z,5�� "h. � proposed P p '► i! of 25%. See the attached ro dev elopment plan and , m ve Plan Volume I a.t 29 and 33. Also, the subject site r,. ispnn en not within the 100-floodpla n as designated by Washington 1' _ ity of Tigard. However, the City does designate , Cozen�r � and the C daas�. Hate . c small portion this . . .. property as being p of the eas��e�.�n boundary of the ro within a drainage way. '4Qst of this area will be within the ".. a..., buffer strip to be provided for in the development of the site, tY .. Any impacts in the development shall have to comply with .r. An � adverse i 'P•* y 3.2.2 identified in the Comprehens ,e Plan at II'-14 . policy 3 1` ,x,,,,, Page 15 w • Y , ,. . ._. a + • YYY A ., w ,t R , `a. fit ° i 410 411 '.(W,. Given the topographical layout of the site and the proposed location of im rovements this sho ,ld not provide a significant problem. There are no existing hazards or physical limitations on the site that would preclude its ultimate, development. There are no rock mineral resources available at the site as e, illustrated in Comprehensive Plan Volume I at 29. Similarly, the subject site is not part of a significant wetland or potential location for parks, recreation and open space. There is some Douglas Fir and deciduous trees located on the site. However, the proposed development plan would provide a significant buffer along the southern and eastern boundaries of the subject property where a substantial portion of these trees are located. Seer Comprehensive Plan Volume I at 39 and attached proposed she development plan. `• . 2. Section 4 - Air , Water and. Lana Resources Quality. ' regarding air, The City's Comprehensive Alar, policies rega� water and land resources quality are based upon application of quality standards imposed by the DEQ and other appropriate ' f; agencies. As previously stated under Section B for statewide p],anninc goals, development of the site will be subject to and 1 , can 4tomply with air quality standards regulated., by the DEQ. Extension of water and sewer services to the site will ensure water quality. F 3. Section 5�. w _Econo As previously stated in Section B(5) above, the proposed changes are not only consistent with economic goals, but significantly enhance them. In addition to the items supporting , ' economic development listed in that section, the City's policies also support the proposal. The first economic policy lis; ed at • II-30 identifies that "the City shall promote activities aimed at the diversification of the economic opportunities available to Tigard residents with particular emphasis placed on the growth of r ,' the local job market. " At II- Comprhensive Plan sets forth 29 the �.o the following finding regarding the make up of employment opportunities : "Manufacturing, wholesale and retail activities. 8 provide the majority of the employment opportur~ii es to area act residents." As previously stated; the development of the Albertsons property as general, commercial will provide ). substantial part time r�onstruction employment and substantial permanent retail related employment. It is forecasted that the majority of these ern...l o ment opportunities locally ortunities would be locall ti based The proposal is also consistent with the, City's policy on expansion or creation of new commercial areas. First, the ' - ,l er tsons a property is part of a mixed use area ea ► that combines s general commercial in large block developments with medium to hioh density large block residential develo p ment. T he lands proposed for general commercial develop ment have not been F�committed physically to residential development ar . n not be Page 16 ' extension. , 410 , . 411 , , developed at medium to high residential densities without annexation and a ion of public facilities and services to the t ...,� Secondly , the surrounding uses commit the area to general commercial development. As previously stated, the site is located on the southeast corner of the intersection of Pacific Highw-may and Durham Road. All three other corners are either • . planned for or physically committed to general commercial uses. In relationship to those corner general commercial developments there are abutting medium to high density residential tracts created to provide a transition to further removed lower density residential tracts. The designation of this property will continue and support the existing development pattern and planning principles in this area. The proposed plan and zone changes would also, thereby, satisfy the economic finding at II- :, 30 of the Comprehensive Plan: "Residential development in ,5' . • commercial districts complements commercial uses, helps to `' minimize crime within the commercial caistricts, provides housing .,- •: . for senior citizens which is in close proximity to shopping arees , and minimizes vehicular traffic which would reduce pollution and conserve energy." See also discussions related to this issue under Section B(12) regarding the direct compatibility between the proposal and tran8portation goals. f; Finally, the proposed plan and zone amendments would aid the ' i Ct Carr y in ding out its implem .ntat. on strategies, particularly • strategy No. 10 at II-31 of the Comprehensive Plan. The proposal ' would "aid in the creation and maintenance of new and continuous M employment opportunities to affore.' City residents the choice of working within the City. " The City is also directed to implement • an economic development program that also "strive to improve, diversify and stabilize the Economic base of the community thus r A reducing the tax burden of the residential property owner.,, The provision employment 60 s square of retail activity would provide r 177,600 q ' i ° base. in the category that the City has designated as "the majority of the employment opportunities to area residents" and would provide a substantial ec?nomic base for reducin g the tax burden on local rysidents. In addition, the proposed, plan and zone amendments would aid in effective utilization of land, energy and human resources by providing an i appropriate buffer between the busiest major traffic arterial in the City and residential zonesi, providing an appropiate y commercial use that is not adversely affected by traffic noise and lighting along Pacific Highway, and also insuring that , In service levels in the traffic Corridor would not be adversely impacted. Finally, the proposed changes carry out the finding r there should be timely� that a prov �,l�Jn for ti r1Evelopme �t of all public fac' li ies and 5rrVic eand their delivery systems. CD The subject property is inr ediate l y adjacen t to existing City pu b l ic , J facilities and services already being provided to intensive general commercial uses. The subject property is located within .', the e urban growth boundaries of the ' ity of Tigard,, Washington County and MSD. All jUri8dictions designate the property for ' intensive an pmert Intensive h sive u_ r oan uses already etlst„�` and surround the development. sides, Immediate annexation,. _ .4 redesignation of the property as .. general commercial and . t,( Page 17 Aik 1 . , .. . , . 410 lip provision of public facilities and services from the City of j k\ , Tigard is consistent with the City's economy policies and would be a provision for timely development. •. 4. Section 6 -; Noosing ry s . The proposed plan and zone amendments are consistent with the policies of the City's Comprehensive Plan on housing. ., d The proposed changes, coupled with a redesignation of high density residential to an adjacent 12 acre parcel, will provide necessary buffering as directed in the Comprehensive Plan policies and ultimately result in either no significant change in ° the number of housing unit opportunities or will result in a gain. 1. ., of up to 32 units for the City's housing stock. See also, . i information identifying that housin g g oals are su pported b y the proposal identified in Section B(10) above. J Transitioning and buffering planning techniques are important planning functions identified in the Comprehensive Plan 54 .•t housing policies 6.3.1-3 and 6.6.1. The proposed plan and zone ,, h amendments would be consistent wit,p these policies and, in fact, would enhance buffering, screening and transitional effectiveness for the area. Currently, the subject property is located along ' 0. the busiest transportation corridor in the City. Thy site is also adjacent to two highly intensive general commercial business complexes. The combination of these surrounding uses to the location results in the subject property being inundated with high volumes of noise, light, movement and vibration. The subject property should not be designated for a residential use that would be forced to absorb` all of these adverse commercial urbani zat:ion and traffic impacts. Instead, the property should w be designated commercial to provide a transitional buffer between ` the traffic and l±g? c generation noises and the residential uses and zones to the southeast. Development of the subject property .:: would provide the location, of a large single structure to function as solid screen for the southeastern residential area. The approximately acres to the immediate southeast of the t subject property should be redesignated as high density resident:.ai or R-44. The combination of these planning " techniques would provide a buffer between the noise generation on 1 ce Pacific Highway/!King City/Willowbrook Business Park and the lower density ty residential designations to', the southeast along the ' Tualatin River The buffer would consist of a general cctfinercial ,� use which would provide structures acting as a fence line to ` noise aald there g would e w =1 screen out both sound from the neighborhood to the � theast, tucoonerofamedium�densitto wthe south, a sou residential transitional z . . density -a high density to the southeast and medium--high density to the ,, .,ast These bands of screening and transition would then provide proper protectioh to the, more sensitive low density residential areas around the Tualatin River. F ' 5. Section 7 Public Facilities_ and Services _ 4 and zone amendments would be •n The proposed i plan c: Page 18 ' e � , r " a R.. consistent with 410B City's oals on pub s facilii ies and b' services. See, the discussion in Section B(11 ) . As previously ;p stated the annexation is for lands immediately adjacent to highly i' intensive urban uses and the City's southern boundary• Extensions of services to these properties are contemplated by the comprehensive plan for intensive urban development and timely for K:/ extension of water, sewer, and the provision of fire and police protection. All private utilities such as natural gas, electric • �: , and telephone are already adjacent to the site to the immedte • north and west. The provision of general commercial at the site will not adversely impact schools, and in fart, will aid in providing the necessary economic base to the City to alleviate residents' burden for school budgeting. The proposal is also consistent with all other related urban services such as local government facilities, library services, and solid waste disposal and recycling. 6. Section 8 ... Transportation The proposed plan and zoning amendments are consistent with the City's policies for transportation. See , the attached Traffic Analysis and the information pertain ng to traffic . ; identified in Section A(2) and B(12) above. The proposed .` development does abut two publicly dedicated streets that have been constructed in accordance with or satisfy City's standards. a The applicant agrees to commit to the construction of such street ' improvements, curbs and sidewalks as required by City standards for the development. The applicant also agrees to provide intersection improve:A;tents and signalization as may be required for the Durham Road-.Summerfield Street intersection. In addition, the site and the proposed use are compatible and will enhance mass transit consideration identified in the City's Comprehensive Plan under Section 8. 7. Sections 9 and l4 - Energy and Urbanization The proposed plan and zone amendment are consistent �':: with the City's Comprehensive Plan policies regarding energy enl ' urbanization. See, Section B(13) and (14) above. I .} a 8. special Areas of Concern The location of the subject property is not within one ®. of the areas of special concern listed in Section 11 of the Comprehensive Plan at 11-71 to 76. The site is located in NPO No. 6. In Comprehensive Plan Volume I at page 234 there are >.. listed some development issues ues for NPO No. 6 that pertain to the . ti site First, under Item No. 1 the City shall encourage the assumption of jurisdiction from Washington County of Durham Road CD between Hall Blvd. and Pacific Highway. Also in Item No. 4 the plan es that Durham be improved to two moving >, shall . lanes of traffic with the m provision for left turn movements. The annexation and redesignation of the subject property as general commercial are consistent with these policies or issues and will enhance the City's ability to assume jurisdiction o'; r Durham w road and,ensure improvements to that roadway ° _. �tit the area of its intersection with Pacific Highway. a 4 Y, Page 19 • • s *... -- 4 0 EXHIBIT 'PA!! p' SERVICE LEVELS FOR ARTEblIAL ROADWAYS °f TYPICAL TRAFPIC PLOW CONDITIONS Relatively free flow of traffic with some stops at signalized or stop sign A controlled intersections. Average speeds would be least 30 miles per 4 , hour. The volume to capacity ratio would be equal or less than 0.60. Stable trolled flow with slight relays at signalized or stop sign con- intersections. Average speed would vary between 25 and 10 miles 0 per hour. .':�e volume to capacity ratio, would' be equal or less than 0.70. y Stable traffic flow, but with delays at signalized or stop sign controlled intersections to L.e C greater than at level >f3, b��t yet acceptable to the motorist. The avL..afe speeds would " ry between 20 and 25 miles per hour. • ,1/4' The volume to capacity ratio would be equal to or less than 0.80. tTrafflc flow would approach unstable operating conditions. Delays et signalized t rn controlled intersections would be tolerable And y L? could include waiting through several signal cycles for some motorist . v The average speeds would vary between 15 and 20 miles per hour. The volume to capacity ratio would equal or be less than 0.90. r......,....,_MUMIONV 11... Traffic flow would be unstable with congestion and intolerable delays to E 6 motorists. The average speed would be approximately 15 miles per hoer. '4:he volume to capacity ratio would be less than 1.00. Traffic flow would be forced and ,lammed with stop and go operating con- . .. F ditions and intolerable delays. The average speed would be less than 15 miles per hour. d Note: The averse speeds are approximations observed at the various levels or service but could differ, depending on actual conditions. Capacity at service level E/P or when volume tO capacityy ratio is equal GC to 1.00. CI) 0 0 , awes nen 141090wtsY6M4Yia.Y R1 YMtO aasv 3TRgldstt.Cana vast.blT ITnfi- ourz ;pun buTptTrg-- auri taosad■ aU11 4322do3d- tg.•;1 .u..1111 Vasty 3SIS IYSOS' fi.t 'cm .00L HI/M..SvIYJSV3.maw (call.)ei 'I- a3aiAOHS SV11Vdb'0 WWI ss, a3ainOms SYSIYd11if3-'MIAS 94'441 VIM! 9NIt3'IIf a SS0119:11LdAZ - X71;Fcw-bupsTx3- rqu0asazTnbag EuTuaz_ 4 rOvre, •,tpyw)'so.•A61 t Uaans.Tnbc ®deaapuv 49QtA►°1..ti. �p :111(211CROS buTPTTnB■- eoH/I lne1 grco2/t J.wtw,o Y9 =3u2stazTnb3 buTp2sg-. .Cansr s, '0.1,T3auag==e1H un4zq-, SOH'.ZiRi3ti3J, ti Irma . a . 6 s I �: 9146 •,,.. WARRAN'y DEED . - • ,r KNOWALLAEN BY THESE PRE;aNTS, That we, RENO ROSEFIELD and . . RE& D EL, husbe,nd and wife, Grantors, in consideration of the sum of Ten and no/100 ( CO) Dollars and other valuable •. rrtasidmrastion to us paid by HERBERT W. DAIMON and BETTY JEAN DAYSON, .. . ',.: • ' Aaasb xd and wife, Gra ntaeaaa, do hereby grant, bargain, sell and • came). unto the said Grantee,t, their hairs and assigns, all th • followi ag real property, with the tteuemaAnts, hers dita nts and ' appurtenances, &ittuater its the County of Washington and State of r:/ yy ,. ., + ,. , bounded and described as follows, to-wit: /� A part of the Northeast quarter of the Northwest quarter ,. • . '` , ..if W, W.M.,Waeshit gtan Coutnty, ' - of Section 15 T 2 B R %'-,,;,'..• ,t Wigan described as follows: 1 4 -�' Be at the quarter comer on the North line of a..:. ; / I 0° ,e B W..,Wash Lngton county,4rogon; r "' Section ' • thence Soso ° 1 East•33 .0 feet to the true point • N r of bs_. ,., .: ®! Eropert to hereby described; ' ; : '• - M -*:�.. thence Sant 0 15 s 330.0 feet to a point; t tn.e . r " . . y north 69. 49' 30" West 559.6 feat to the East line of •• , . . thence t1A 3 ° 0 ssl yy 99W way; • r Borth 33 East he id at right : . of way 3496 feet to a point thence South 89' 9° ry' • -' ^•,��'" ; 30"'° East to the point of true ; . ' ~' ` :': TO rights of the public in to any portion '� • «• , • thereof lying within within the adareae of toed* and hightrrayae, L : • •• - Funnin SUBJECT T ingress anarf asgross restrictions as Act . Q. i',71,'77,7" -', . forth in Deed to the State of Oregon, by and through it s .. ,' „ • •. : as ion, recorded May 10, 1932 in Book•• 387, Deed Records, is whick,t there was a sale T a re8oaee of all existing future or potenPial t ' ^ , o;, .., is of access and ell rights o ingress, egress and ' ..; a regress, to, from and between the regal property scribed r ': -. w; property above described f r; 4 . ' t�h s�saad and air tc,� be axinstruct:ed �•• T � ' .� watt or r a loaf , togs r with all such e3asesaaentra of 4------ •' .„gk.n•°ter u '"`'- access utarseer said fronts upon the re aindsr of the property described said taco,. d deed; • • •:: ' : . • r-•„1 ttht there is reserved the right of acc•.ss fume abutting to said bi . of a width• not to y • .- an the east side thereof opposite Highway • " % .4- ' t:,on 2104 4 • er Station RRS end SCe, • • r y . . � The Orestes BtalE�a of 'Ores, [\�. �; tight at its option to build at soy ,y'f�t��t r�a eine sttiitts sole costs , '. • a front grit the .? , A•r, „my. Upon construction •; •� .V.. ,.' :" a��" etch t rarse� agieitgillIlltyt:6::rd !i4::,thAill axe ohs r/ M s! - high ark►. U �,t be toad shall , . - '., -,-... ....„.1"° but r s, t o h Um i� et assi s shell have ' ' , :� t fl sent road. S be lion° • � � access to Solid "!t road sail A sleeted to the mega y only at h point Or<points, , , .: ;1, as s the State of Daiwa nay halve designated. 0 ' : wi • • 7 •,: « µ ��"#, It to eeesl7 isCeeded t t these co V insuts, burdens ... .,,. , restr tioer '!all Crum faith the 14 as ad! a m• J :• . • *' • . . forever hied the Cho imenterso their heirs and ussigns. (4 " , /. S r � �, N i r r gq ,' :0 y r .. • / ,.,,,,,.. . , 6 :Wd �, 9146 70 HAVE AND TO HOLD the above descfibed and granted premises to the said Grantees, their heirs and assigns forever. And we the Grantors do covenant that we are lawfully seized y in fee simple of the above granted premises free from all encum- brances,„. ces, asutsa, restrictions and c auditions of public bran ea` a record, is of the public s, the mention c a roc r he c itn re►a above d ex ep ' tions, and any ,.,acu mbrancss aariaa other than by the act cr the . Grantor on and after st 1 1958, and that will and our ,; ., heirs, executors and a i tr*tors shall grant and forever de' ' . :' , 4 fend the above granted lg011tiefl ao, and every part and parcel thereof, e. „ . against the Lawful r1ai®s and demands of all persons whomsoever,• ,i ;.' , except as above suited. • �' `� oiler heads and seals this 10th day of January, 1963. .. 3 .l .. , , . - .,. .. , i.e, e /6-,c.?(:-61-- , (sp,A.1...) • , Y : STATE OF OREGON aa• ;�i. ty Of Vashingtes - ` . . . on this 10th day of January, 1963, before me, the undersigne4, a notary public in aanc8 for said county and state, personally tap- .' red the within named O ROSEP'IELD and REHA JEAN ?DSEF�LD, s- ■ ta�a •_ , ', �• . and tads, are Mown to me to be the identical individuals + w y describe' in and mho eitOCUted the tai.thin instrunent, and acknowledged 4. r•.e to me that the executed the same freely and a•.�•luntari1y. • D i� I have hereunto set my and affixed r• ey official seal the day and year la above written. r�(J . y, j'®•r e r -..,Ir. r, A J_ . . �y Giaaatvioaaea�pireaa �®b 7,1964 4 y`R. Al1p/d r , rw { ° ` + '4 .' field et t .i4' �, .••. , • :d• .+ t.l W• "'6 at ca1 A, '`'-.'.-..,. ::: .:;.: •• : ,may IN! 1:% yp .,'. • N I • 1 ' 4 s®V'• rA1t 1 4 1.. � .... ..'.. ..- "" 3i•"'•.N•crwwYW.••.w.i.a+. '.,.. .. ]rrY�M+. U«•r.,1rH . .. ww..,w•wPMYI•ww*, f' . w . d i' 5 u r.,r'�w a �. .^ �. - OGNIla Ma 11.09 2111421100.41tat 110011..lapaal 100001. ,‘ . i COPRI Val.. A4 tt19A46 17896 5fr r .• • el0#t1 0, 3.At $11 YIAIA.A. 1'ANi4NiI, husband and wife, rg7b beet ar► �`. TANS CONTRACT,teems the day of October 1 . d�the qty d WishingtOO and State o►' Or tees anetm,caneal . • 71 titto tom losetr.a NOUNTAlal PARK HEAL't i CARE FACILITIES, INC., an Oregon corporation, , al the County / a8 Ciactralas end Stela(4 Oregon aerensfter called the second marry, a WI'TNaSS.STII.That in consiekeretion al the stipadaion)herein coeeuined and the payrron to to be aeeaade as herls+ttattarr ,elks tarsi pat,tensity m.nroe to aril,and the second petty alrsae to purchase,the tee- • .,,, iral dhtacrietsd teat odes,Situate in the County a Washington .State cod Oreotp ,to-nvit:: . .....Beginning ate coint on the. East line of the Northwest 1/4 of . Section 15, Toatnsbvp 2 South, Range 1 West of the Willamette 1 3.,. 'N ►ieriatian, Wzshingtoi. County, Oregon, 660 feet South 0° 16' West • ' o! from the 1/4 section on the North line of said Section 15; thence 4.. . {1 a011mwiog the East line of the said Northwest 1/4 South 0° 16' West ' '`..,, 41 Y:::.4) feet; thence West 724.53 feet to the center of the Rex I Tigard Road; thence in the center of said road North 15° 08' East 4O25 feet; thence Easterly 621.3 feet to the point of beginning; • continued on back for tiles,, d Sixty Sever..Thousand,and fro/100 -- Douan ($67,000.00 •r: eel at+cataaalt d erhich One Thousand and.no/100 . -Do awe($1,000.0 ) . is Feist an the acsavtion heteeri(the receipt al which is hanky achntowtedpad by tha ant party).meal tiro a- reaninal ar as be paid to the antler of the fast party with intereet at the rate of eight for awe per sasses Omni '. buyer's possession ,410Xxkx,on ttae locos tad in anewucnta see follows: In monthly installments of $440.00 each commencing thirty days after bt;,rer's possession . • • ' until six payments shall have been made; at that time, a principal payment of ' $9,000.00 shall be made; thereafter, payments shall be made in the amount of , not less than $380.00 each month until the whole purchase price is paid in full. ter a entttaed to psoeseeetant on 10/15/76. ,, "`. t., I • , � r . •'. i fYaa.K• er,..�d en�se is a a M/••+ da emb 00 seam Ito to r e ey as in aid waved,m assa,is a seta passel @ tot Ramlaete b aeeeeue:fril spew eebe,thee enbentend e.eaqe, „seas Ica ma meet.el eat tai Made fee beeaee.Ib.p M erect.eN«a ter sees i IM e+elired The Pease!psalm to we►4ra 1 4!tee enemies.aaeibs corm b ereo Me Posse xarori.., ,,gi sad ea valet,*sal Abe sa!.�uesels ee sr D '�a7�'� ..'t ..wed,seem 10.i eases y d err star w wry ably./bets!.heel duo,Mae be as Ienb sNl beai pee 1....ar 1eeta1B,lp�q� IMd b' lase t saN)a easae�N lot Inr Ume a 1(19bfP��i11e �yy� p� `t�+_Oa i7 1e?i .. smnMe ram.*lea+nn.. ...a era a sc.__ '....t_.... s is red pence Pe W elos! .1 sea.w reseed. 1...1........" �• e Meesert aide emee,see OM en au beape Pine pirates*M weds laid mai obeeaa pL_•�.e• s 1CeM eiaawr►nerdl ""••112"1 atattne , 6i set"44sae e'''''wra er d7:4, Ti Y nd d a.N earl M e 4.6 c IreMFSar.!►mob er.a 0031Orarbesn ' 01 aa0 +,eeAni e�i IM m/ it eea ere*M eslrtmows.. a s>rr Ihri:a[b,Para a eed,m m►aae�rl eMl lamas w IoM tYe M-Simko Mss se a amalgam le*MA sees ear t ` Re !bi Nell a tomato, r a. 1101141 0, Zseeef, et t,G.f STATE Or G7Rt Cire. Cauntr oI . 4 • .I. J ,,,,viii„ Chat the te#ihia,l iaratrw- • 1, M1 F REAM CARE FACILITIES, L re..wn.eaa....,a le�so. S b i'•` � nova sew rcarareaD Oar netted an rots F0 NON 456 cfaq'0i atm Labe p OR 91004 Al o woe* 111,and rewarded .•erne e,*tee.ee move..aii '(race rte ti,YQA . rks .t.e...ae..a,l � in bock* anp�t or al Mc Darr" Y tN F CARE FACILITIES i, , wm..e.a 4 , �acor/of lmada M oscID• ' - 1014 ati Amite Wilma my haed and Coke my atltiaa • - ,1 s, lea. ,in..ywmm.,rw w 'tali a i1 tint RtorrJiiatl Otti , L y Rot 17r'�r •` ' 11''Fr inY/aar"'`'l (emt'tie ii)0' 1 2147i'64 t a. q . . ,.. . A . ..J,«... 'ti . • P�1t i• • t . t.'1.1'45,'",'• • peas ,.v,7 • 1 •j•.Z.7::. '�. _� I I . • ' • - tcaaaroaeo The Dna chirp etesw�of ter tapioca sort wathls teti dart hoot air dot.Mr..d, u..I1 loner%ono.....oral p.ty'r eat. •h/MLer 44.........1.'lal es told p.nlw prowl rwtbsta.l.Ink et rv.d to rot asoros01.••5a1a lost pat a...•apt...,:,.r:. •_ rW OW OM of .safe eat tamp Se a•4 rat.tfd escapes&.11A the bodorise mild ether i is-s..t on owso.rmm rise d retard.d e.y + i•7bs1 ass.1qfm..Ihee else esti'mho*won V/Deft 5s11 trod Spam MVtMN sod EOM 1wt1a41 00 1!• :^ sa.0t 00 oft/&hMai 5- . ,*�p.eetie7Uq old ptefai.ti to lot crap*rate Ilk woad tour,at.tapir and Dr rod'parr or.at comae s ae d fie y . art lased sir Isar.at rho.er ail ettnenbe.aoi Or.area dote Omni.p,t0r.lyd M arlerq 0.5 7.m.palm`huh..'0,10 1.,.mas000t.t 50,V. ale.a0 acawrehN and.seraphic sad Iho am.®ao3Mpst ion.lector reign.ad yerblie e ..7 is..eased hit ellr tread parry sat.realm b• • +aWrh al Mete w!Norle.ralentet mask the warn 1049.1 a hr anitio►• T. •• as to arm I. •eeeee.l patty theft 1D Is stoke trio utmost•olettsoid.of soy of ttwm,puortim p o...! apt.,1L.L•-t .n.L.e fad ce tort a Dams*stows,rxlpM4't as OM to hat qtr et*es sett Peers as caadenear d th.cell snst,twr 51 aw.*'Lod 411515 p.rtarelserr troy @ev4114 so to d the.mots of thkelpsrommtl.Wet the/p:Ji pate dot)boo.the I.l1seup MIND,.III is dmista'dos ne...a IPA red Need.17`N.AwYra, . tea short most!'4Obrias1 MD..WI o15 Pardo..pre•tttb es ktte,00*hello.at.veer ass tad gavot*noel oat t t•5.Os.w•a•Dee sz',ener • 1• 67t a.tt r seas,.rd r any of ash r•0et„Oe:past tithe'M./anti.MteM i'faatrd a titre e..tia(eap r Le.w M IM..road pin,ds.e..d nods'c►s ,,,. a..tw.®e,IMO ai7t17'41 ease sad errtt'aelitt ma:tM tre�t�,r.lefeso0/than 17tH*rod worst a the f.rw vasty typhoon Nape.trrterrsttr o.torte. .4 e7 apt•a eoaaur.at sabers say'rata,tut '7 trot petty to la pr1•s5*ta5d srd'v4.i:+OWN rdyn ed tar.+rotrd pant of rostosoksw w rote. ' Pastle.e Its watt,well et ter kw,/to7/er its taa.R0 ea.haslrtey(.157 soil perbrik.as It this evrateloet tae mast Moo o o& •.• ,t• •d.... Ann • '!'di trs era.5DeO allots les pad 1.r tbb Otatrfa,sisal ha taws of drys,,h II 67.000•00 t<f8' Ant 1..e.ads sr seta.M.ltoesoard to tersrear M.molar%it I..dou•say of Its prosW as Ili 55 4 a'ta.4 teeter 0 wove 4.1 as soy earl S .>mw a7 eft trait eaaat sty odhldas..e1.L.a►M.r a.tar.wy'r tree t1 ho allowed Pe«n1Mt to torn wit m stun art d M'•M"^.*r.Jets.two.arw 1r4Repae►4 at dome or Nish DUI react.put burst forth.promos,d pay,atcli tam e.*5*.pp.tlns raau shall adnd41.,r.r.a..abta a sl•a+a.v at. • Nutt e,frtp M Irv&apaRC INN/011111110 pray:011/1.s asses flirt ashore by t5•/IIA part,54 Any Ike/to miser/pee$oaouter b7 thr resod 1sst�t 4 env pisoOlw lamer • ' • dear 6 m tls6.chit flea s.rts•o ea.t...Net to totem the*sow,oar abaft any tooivot top said tout stop et my beatali N aaq.ssrttiafl totoof ep tea 10 to a asker!of W►tomoodkq Swatch terms us ea I iosi•r..7......-' hfr • 1b rossr'Itsa this casbatt.it h a./Wampa that tau flit thirst.f rte ...y..oy be.tats*h.a Nos 505.(555*tat•rte t.ab5 so .-- .wish.,ate slgasl„•A��s�sam.sea*be taro.m.hard and ketelat.the piYM;t1..marulatr.the!.mesa•wad fast aevesr..:as/*let�o,+,ys/p sa • 6rae.cered threes.JA.:be.eats.Nwanrd sod Soothed to mat.Ito pretbya,fo Etuof apply ed'•onr to tomeratbatl aril to M@IatR.s%0 11,WIT1!MSS WHEREOF,c id parties have execatted this instrument in dupNcefe:ii either of the un- dSes7igdid ie a.amrplaraaize,it lass caused its cordate nsrme to be trig end ils corporate send sliced knA.26 r. by itm ciliam:a ant raised tlrsrstnto by cater at its t oezd at di 1411. �-; �, ",pre_;►r6 iii L, Inc. '+ �x b , / r f l dro y i/ 1 • • ,',1 ,1 ., Of',if.r e, by x r r<F.., f9Y� .�+ v L.' Vales A. semai{eto ,•' -; . -.'. ill* m*•aees ' r' '• new-m........Utmost ear st 1 i'D,N 500140405Na.(bowl!b drlaed.Ica On R7.OM11 r`A4 IrA tom+' rta/4*- ) STATE OP County of Washington �t,, d ; rr n.t>c iv.pp..r.d JOHN H a TONACK c:ad October._.. A.S` ,5•76 L8 14111PIXX A. e. • ,. a..., T IiVave. .4 JOHN Monett.Ned ttoe an.tor thee other.chile lop titre 1�ties to lb. g ;. �= each��. � Q. p•.atr at /Asa tYhp tsertw al file .• • and that w a• and ai1�5 PARK HEALTH GABS FACILITIES, IA!�. �aoteryhtr.lt,otq /r` scar acktktr*tt>9etrf r>~.t.�*eeind intro, aenoltlr ot Na"JNiT 'n k t�!. F Phi ter./affia.d to rn.frxo'oir{f lerMarltasytt 6e iris arprsaip� . tae,r ..,,,watt sir.tut Jaad, of acid corpsrai/an and t8.t said lisetnttnonf teal 04*sid arts!ante.,la te- . • I tt621 of said oort:iaatlon by authority of its boatel of ditscears:.04 each of pt }� t noe*'i.dd.d acid Instrument to by ire ralesttasy act tad emit t y fthlG err 7-/' -ni5 s first, :.' } °alt: �� tr'1_ 4 • , X .... . t �, es fr, I'taa,y retbtrk to these+ _ ` ,, I B t t repine My coneniation spires 9-.7°77 ', ...,.' - i.' '-CMabmr ter,.0,,.',.Lass tent,peorrtea•... .. _ _ ''ct 5 1 •+..roes r..atro10.0 1.,ro..•y rN tel.1"on/real pr••e••r.► eel w net. aura..11•5.,,1!wrath.It..m 11.44 shit..Iha1 11,1.latrn.-woe Io eo.•• • ..a�• „�,; so*6wa.1,.11.14 4•.•5...al•drrd•to ID,elan..,pr•irlrlyd far s,haaolwlrm.,t a/.M4.,by iiv ii.air.,r the pate.►.ere.mums. J . ,R. ' 1 .t a.mttss.o.aa.a sdutrst,wire be rnurd.e Es Ott.040/i,0/111 tater Ikon II dart crest the Itwtntaw.t kt ererelwl tell its sstera.se. •#may Jl .. . 4 •.4 -.r eelsorUat 411 or tors oat..1.5 I.hos t0 AIs11e, s6af." • IbCfCIlIMltl4i cONT(NtiWltl a ';�. rrJ" 'xi'N a strip of lands Co Veyed to the Stet1I of Oregon 1 • • •• for Id p eiy purposes in a deed recoiled in Book 155, Page 209. - • ltd ascends end by deed recorded Juon 24, leg in Rook 334, Page 98, - t• • RecOrtds of said County, and State ,c l being in the County of ;• • 4 North 20 feet. •' total CAS a6ld4eOretn; EXCEPTING TtiEREFRI�l1 tNO • illy Co ty Deed Records; and FORTIER SUBJECT TO'paccess, ingress. '.....t...1'...- X ^'r le tk!":4 construction rights described,in Book T, Page 4795 i. • sass and s reotrC11cttaas recorded In Book 334, Page 98t• Coed -5 • St All or dacha 1 SiWs -t+.'w . seed:. .J,s.maramurteorort.i, oo..v air • • , Co,nsy ei. d N.OM (hero t 504 f>fla�mr� • ;r "` sloe Iti nines sett eti.Oftlais eteawria t all Ca - • ift' r.ysas diet read 1611,40,do tes,setd sarV*is ► , ' OS Wilkie ipllttalsees d aalslay aisi etluld tad riectrita d.been Ill trl,tea �lnslldi soli ion mitins1A •rs'rdoolit hid l*1, omit. . . Itiordi d► a14676., 4 06114"1 4 ...y • I' :,.,N 111001015 IMO NO ONO 111712:- . , a • >3 e•w 'I M "„• wn�ww.l.rs.�ar�rr�wr w�w..m.wr mil, ' 1910 !',• ., ` w A”.MEN aY mass YRESBt�rS. Thee ''dE, C. E. WALKER and A'I :t. •�� ;, WA , huRbanri sertd viral, C•E• Walker also knnnn as Cha,rl' E Walker a # J ry� / 1 , dran'or a ' r", , a'' -,r: ,` 1� of Ten •no/10/.1-----..sr as_ro------..►.-...uw....�..s.rr w.•..mob M__Do,1 •4, A ea us . by 11AIOLD E. RA:fIAU.Jan'4 tMT tl..•R3ANOALL,. hashaaeri and wire n Ns,. n 6., . de hereby ,beedain, l end convey unto the Braid grantee s, thr+ir beim end iota ell ,• q• . k ,' 7} the red property,with the tenements,leeerodita onents and ap ,!mart situated in Ow Canty • b A 1 at • Washington and Stet;of(began,bounded and described as fo�llowe,to-wit: .• why r . •II• � }• . i,. Lot 18, WILLOWI3ROOK FARM, Washington County, Oregon r' `. .1.; w.1,,,,c• H1,4 ', 4ile1LrTu(" . • t .r'CJ � r, ,?r r; �� ✓ ,�: To NSW*ow/tO Ho Oa abase ate bran , rrtioae unto tfsm said grantee a their l',. n heirs a sat acres tarsvat. , ` ' , •' , rw a d» that lawfully es simple al the above _ � email,��14� t�AD 4'761rO•Mnt i/43 B.Te) �?ef�fit!/ ., I gni Aid %a» wiN out our beim,eaaeeaetors and administrators, that; ratan t and toreros • .1. &kid ear atessra famsted patoniata, and every Pa►t.end parcad thereat, against the lawful claims aetiaf •a . ..'r p ".,p. ,, day of August, �,1963• I ,, „ . :. . ; ,„•••.. .. �' 1` , (Sw.) a - o (Seta...) .. ST4T8 OF Ott. a (sitAe.) , (7.----. N,, . . - .: --'. -, : " f .G Washington On Pleats 28th day of .,Auuuat ,19 63 e . , , my Stets,personally appealed the ,' ' 4` � ad `htarah.i p •• ,,. - F ate"� a fira9taerp+Public�and lot County and ,pes's+sulal , , � �,a Ca E. �A11 . ani.ADilJ al ...Itig•C$m.maband,lnd,.r.0 a LE. 'h k er a so Charito► g KR1kar who are Cl. w ' .'' • infalridsod 9� described.• in and who executed the witlf - • ' ' . . •• „ � �;,., �et."is�then btlsrpea�cad, „ ,�., � 2 d'> '�4• a.r t ► t. .sod a wliefilos.iS era that „th.(Yesccitted the fame freely and voluntatily'. ~ ' - � .� . : . .. y. e+r, ewe/!�day out�►ONO stone tK'?�' I brio net my hand end Witted my �• • , AIotary Public far&spot I. ...! ' '. • ' - lip aaoontt►ieokm sawing � a rierg nor fllEJr J t Wi'` 9 C« L. 4 a gig, . • , !� ear sae ve e i, fir,,•. netted®tie e 1 +,.,,J/ 4. '� N!e maaw J p ',.. � •„ 1 `'. :. aka "J� `+rI �� i �'i,�+'e } . e a •`° ,• , i cr o "1 oil a. A .4`x, . •I w n , � '-',..„,,,,..._.,. .". 0 , e , , ,,,, , . I 4 I 4 4 1.1. 1 i - a r ' B'e'rt r ah , ,,,1 x J M In • M r. yfr t(. aAL ry , ' w �J Y kk Y\T i F i<r r :,,a •T Ir t r7 .Y :;:::'*:E;41' i vA A x F ." i� F... , �. J �M1�.1u".t'r��l i � 11q"a'+� �"t"�n �;... -r� ti ri a t,:. Y..l t t .bra1x, ,"1 '' ,...4 'x r.., .}.... A, N.,' Nt r- ■ '6? .flu .... m i 4,^. Y .V�OO, rt. 'l ! ;`r:' '-••° ,u. , ! 110 W00 410 ear. 1*0.....h u low NAJ w•..a la h... 0,* 97704 ty. .yi+. tw,. w, '5AO1aA1 1'V DtGtYJD—S ThTI ORV p'Yt:OIAe ! •• '', 1,7: Shard C. L Ilar mad E. PeLl�e end Gloria A. Sh w r ` 1: 911 �, ' w s a►mtarata to I F CABE k�.INC. +� ' r Grantee,the following described real pr,perty free of encurr.,�..,ewes® ea i y tooth al:eft",situcsd in County.OrN� n-wit: }• F tee } '.`,..',,"'e n tti Nam AND? A PAR 1G6C. < 41.•.4u.h* .4:. SFr` 1411% The learth 209 feet of the fcUlm/ins described trect of land, the u' Y+` Soh line thereof being parallel with and 200 feet distant from,• tY r.„'. when measured at right Wiles to the North line thereof, to-wit: Section 5, Township point on tho East line of the Northwest 1/4 of �',x. 2 South, Range 1 West, Willamette Meridian, r4 '� Washington Comty, Oregon, 660 feet South 0° 16' West from the 1/4 ,;0,,,.,T,,,t„ w, ,,{' section corner on the North line of said °3cction 15; thence ",1 JW,'�',,t,„,�„ `4 , following the East line of the said Northwest 1/4 South 0• 16' 4 a t.' "i 14^ 1 a': f `1 VJ 338.4 feet; thence West 72453 feet to the center of the Rex Y�i:�4, < il.. -:: f ' Ere Road; thence in the center of said road Nnrth 15 08' 1 '; East 402.35 feet; thence Easterly 621.3 feet to the point of .xt ; ;` gtrm land o the Sta ” 1,,,,,,''.. � ', ' ''' Or forhigha therefrom in adeedQrecordedinBook155, page 209, Deed Records and by dean+ recorded June 24, 1952, in f2',.,;.;,1,,'''`,41.7.,`,.. . ; !look 3)4 Pa a 9R. Deed records of 2sid County and Stets:, all being Mme ,t i Y in. the County of Washingte,. and State of Oregon. �. �M ' r 4 v ,r w« 4.,T c h 4�•,. Yt r F �d+� ;}'�t i,iM , �Ni' .1,:. •` 0,4-x,77 t dart x't.f' i1 "«^'{,. r ' , •aw`,- .4,t h ., c t,._.,''.,'- 1 v <i,r•�/ d,.'- '^�"�k w- r'�.�X. 1.�'- '4, � ''� �"x r�� {�h�"� .'r,,,,?,..„' 1.{ 4�' 11 kM1 4 Y,� 4.4:14,8"7,',r'd.'�T� , ' J � t i .M ' '' "�e . ,,,,;; . �1• ,f,∎w r�..t yT^h C4i 'j t J ∎1W1� g q' ` p w' . ,l 1. , 74 9 '�' �i4^ 1'dWt tlx• '�N�{v+�'�, r M b Y; ly,Yi ., If %x d,f. +qt k ;.� kY t x, 1 .�J'w '...„+1.�,, H; ... A!tc A Y��l�Lyi�� • ,A,.', „ Y�Yr',,41• ,� Yxo,, 0.0• .■ G;: "T , .4a1 ' " =d * r rah r -- v� Y ViiSyr 44 Y t" r n d { 7pt;4 1 ' " ',,,i.,.',IC::..,,,11".:1„,,,':'..;''':;.,,,:',. K 1 •' : ..' '',..iitt.1;"'' .t:49,,;,-fe. w't ro x• ■ _ '',f-7.;;;';,,' tom• x�a ? �'N,:. ;,+.to ',',t'''.; w %' 7 � A,x s �� t yw..e r .' n r 1i4�•YI' i ., 1 _ ,,, t .� t 2 e: h r" : +. t R w '.} .. ;.4..t.,,'...;-,•-4 a< c'. &° .7Fhh rr xl "a`" �' T'.' y t '�' '"*4.n;"" °,•M t� �« +i; ^" r»Ax"'t,.r t ^.`v `':',?';11-.'''' ''*by ;«ra+r��. . ^" `�+max. r .�ii�. a ,�'`� may_I {. t I :. t o• .1a,,r tl!SYAC1 INSUIYal11Nt !C»'1I1PUt DfSC�ottlC'Ma pr�51Vtt11 5101) ali 3 �C._ ° The axe p operty s r'ree irarn anrumtue�nnes e><rrpt 1,'4,14.4'4, ' 1 "•, a �+e� 1 � IT tiF;-r r '� w'ro J 1 .. .a to.x , �A'" 200.000,0° YY, ai,.,, 1 '..._,. ..":"1„.-TFm true conaederdriorl!03 thin conveyance is d (Herr oon/ply wr'rlh rM rmgl�rreasattrs r!l2i�S��ACl6) d + ,M" Ar' J. . u t ', ( 1 .y is " x 1 Y L''t"-:1'''''' •Y•-t.4,^kL 4{{��„��r�.,,... f �il.,....rS•i.�.i.`. / �,‘,/,',;,,..t. 1..�I+_ Yom '.("!• - . .... ......... �.,i',.4iii+ "' ;'{,>�4'• ��" rk„C �Ll!'L�C' � r. yy,yy ��y+ � � r+4f1Y{ .�.ur r ��"°�wK: x t „„„� STATE OREGON, .. 1A:LWAICY .V giY �' �ux"'7 4', 4w,.�..:yt ,,- w t a t. '' U� �. OP ��VQNI CQV�llty tl�. ��."�"' Y7�� ,�.Al .. .. .» i. e....�1�:.�...,•+ 4 ,:, Ai aY "d *"SY•11 u; Personally appc�l¢a''rd EORa nt ora ran � C x t"i a2,er 1)))/4174\6! „,x r J a » end' ....lyd i the lore 'ng instrument.o .',' rolhlnntsoy» ap'�.dfAf.. #i "i'`' r�`na "ir� „y ..,,..�"”" " k.y s!~N Via^ •.. Y ;�-� �fl'b s,ma: n. hS., I. / lusn. t'�L�'1!'"`-J ' �� W��'' 1 atL • ,x A x „ (0,1111:1M. t.� Notary Pudalrc lU Dr4�on—My dire . Y;°,,: „ /,734SIr21ral�P1 O3 f + 1;` * �}r II It *" ii 1 Yat 9s "1. 1 x � , �l111lVTal1 ,ti,:- x +M aG P x __. flABM'1/1d �r.. awn '� \ � iR �� {�• I �. 'w'� N.as k...+'_�y' x Cir i..FGcLII ^'. �t ,i,.,..',,,,`:;. f 1144 y �.�fit.'+� ::4'.::,a M �~`./,..,4 '' :.« a ,) x� .'1�; �• v+.�:. ,.a MII�.. Y Y MS .r.l.a ` I I.0 W .'I A 1 oaf iLfY,.'Ef�FV• ��+., ..,«<.. ^* �r+f b iw, gYdp'�hNa Y«"1�,.. w tasasati. d��i• 9 �r� �� "''- i arr's '11 �h`t * 11 � ,rr Yd M Adl me ;;';'6.-''''•.. w Y xa!, n a .'.` ` • '1 '. ' o,a . arwr,�s,• a.fw„.va..,yy,aa_r rd'4.N'•..,a,*J,h Y".F-t" .„y.u r ,M'Ef9, Q ,'p,dll , +" ., -.,,— :,«.,,,..+r.,,.,„_,. '' tl r „?*t tl , �.., F. 'W ur ..� ,rr .a.,.. 1-i. ,. r .. ;,..,..-,...f,,,,,,,..,_ ,� Y � y`x x ,`.�, Y ��♦ • .'4yMU�3;MM-u�.,F IAf'.`Y:hl'Ik*4?!i.;'i�k1.:II@I IM'1`h�5.'P: ,„, f ,li,y� ,N}+`� � � " o;' w .",'fit°' Y Y +M y x ..!fl' .d,. 1 'h` `gyp,+� Y , • .,v -,,,..-7,„,,,' , y a I kip i+ { 1 CIr r '"* ar �` - • ■ - -- .ill -�a ' - a�. i 1, I •� a°. �,N ly'�,,�'�IIN �.' ..-, ..-• .$ ,Y Malt. 4r- y "1c°]f>�rktt. Y 99 u T q`q{ '15L � 0 hry'.rE x�" Yf��gy 1,�''. !T'4.1- '��'S. I4,r6 t t'1 �'h:,,tp:,,,,)9;p.',y; ,'�.��,r tSy ...,/a "ty; i nJt M .1 ,4Y4t r +i M 1.uF a r.,� „,,, t4p,0'�!, R 4.1 uv+1:;!t 1 '.,. �. ,.,,;,:,,.,;1",',.:;,;.,4 r7t t,vii kyt{t t vl,K etsea F«� hH, it ,V,, 7, f ? Met C it r "� ty ' 4 ,fl a '1ABm '�� s a i, ts Yt..d ,.rti..". Y ken532+. Lk9M U!t2tii r;t" + +y', ML't r.�a 335S4 �� Z`v l z t ! ta4 t its iatass 1Kitta c'4."—at a capawat. .. .... • I C9 . :R� a.. r4 M t 4 ., wituat'W%tom R�a NPNFab� ! b t ;�. ) a Jy, - tar TuI�Pi SZDTS,ri ti V, ncct'x/,f' :f d rC�LCdc Lt JJL;:$ ' ',,,:,•„,','::'',','',4,,L.',,, ri as dtia ,..4., .ta.. a..•. t hm- irsastttr�tith,dt gt , •..a ++" Sac . 60„ , s+tatiod jr*!erred'. writ artd a,way unto — ,+.L:q `, iXa',t-u t I s1 h + ,and dada p s ro'r,Az�r s,atam aacars send aaefna all of that cirrtarn real ptoprrt'with Nos i ;'f,, .''.',..i. t and axia them/eta meta ba�at in anpirts.: :.:rtzening.,ttuatlorf•..!'.r ,••..,r,V .0%, +h+i of IV:: .`Sl'tttate of ae folhewa.to-wit' ‘D 3 ,Y`JJ +H 1 .ak m't�I Litt 18a 3iIS.[.O1� '@'ma¢�a, in Section IS, Township 2 rt ' South, C4. l West, Willamette Meridian, Washington County, Oregon, Ra b � ti ''..'",:'4,','",;*'"' rte a particularly described ne follows: Xr' ''''''''''''';'C''' $ otag at the 1 or ,at corner of said Lot 18 and rn'nning thence r ,�Tr '�, the North line of said Lot, a distance of 115 feet to a t €i :",} i .:"�:,.",��...�»j 3. t 2• a 6, .. ,,. ' . S, yu 44, x 1,117°,7;., Y . 4+"C k L'.a"N'� k'' AyA '' 1 t 7 N A - -� t,r'�*f„ a f" r 4Le }r 5,vk. �ytAr30 7, y AA r r. '�r, P«'.-,'7,1.,,,,,,,`4?-4.' " t''° 1 1'.., t a,'�fmt r r.Ai P ,�r ,r xW a Y c,r f q y P rt . t i r.,„ .i,L ! '"«y k ,, , if « �Y AAs."t '• s t f u �M1 i D f r}r w r t"+r.xtr P A�h f+ S�,n(t m RYb A 4 4 L rti N m iSyr � ........ ¢f , ° a t OA n.‘,,,,•:,.1 � r " S tV 11 "�?t411�7 M. �a soa•y ye�wp R*r pp" . i. , i ' r.aw++,J.wbu..e4 M1Utwa% . _ y„� „.—:a_.r w to r,�l q,J P ” . J7Je�G"451wa�6r/' p : . r 1 11 iR e .e t . + ny � ., ..:...: r • Y•+ ! < � � ,tA y k k ,,,.._.,., fli � O .ji ,?; 11. Y: t rL �} A— y \ ®R � '�` ' r • tt C w xP 4 r t ul 1 RM u 'i' . . .. .... ... G r ! 'r I w •�X r 1 % , ... .� ►i L T t5 �..._... ..�u Q '11,4404' W � � '�� . 411. �'> sf I •1 r.R ` f* , C ,l' ,�sy � 4 v"'.. 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'; 410443P P i r+tI ,... r CH too-Fro . ;* f f it �.fi i nt M1 ' w ,�) A' jJ� . - ': L . t'.•'.. ,--.i ,.,.. A A a ."` I 1'` e r, Y I 1 J P i ,tl .j' it.,, wr �{Ms I' I c I tl* .i A ..t�•A(„ xA t',1 r ■ K . ' 1 r . ' t 4q �e:Y� ''1 y�,7"�L r11'+ � E^r�'�M CI:J:1*T. ''':',.'''''''ii',4� � X 1 e k I v ',14;1",4 h tr t ' a ,' 4 b ''''`''''f.h 1 L.t v J`h^ Frr+x-`:� �f ✓x C n' hr 14i Pn 4�P e �„ yyG Phr rAyrC :.v R v,t t i, Ik A ,s+.. .. r v a � a' ' 'r w. F d f yP 4 d u I n,i A4W °.r�s m n .4 �4W 71 R1 T x v+rt w ' a , LL t P tw, rti r i. 'Pr;' 4 J�' " . c •1 Y r n .I d i r � i k Mx� 'A' thy. L k ti I P._E'�r ' .'4 N %s v t s An r h ! I,r @ t p k e, r .'`u+wru r' :r*t N ' M 1, ;,, . 't A .r■ � a r- 1 ,' .t, . .:�' °i., g rya y ��? J: ry , " t *a y "A k aq y tJ••v w ,7,,,,,,,:;:::.,;.ir,,T.„-,,,,,,,.,,,,;;,.,41...; , , I,: L: l,, rs li • • r. w+`Y" NVTMi i ."',.',,1/44:,'":.44i »r^2xr.wwW.;1 1. ' :, 74 u s, .:� ' �s,,s °' k}•:r+ xx a1»a-<r ,'ws ^�h «: � 4PP,rfS"„ i p1�n . i'.4 '14:. ,2,,, k '9'''IAN.a1 , 1r _.I'y„s5^Ini .P , .'''...:';'''':::'g; i"'t, a .,y . ;:,;:',..,'''',',e,',,g','1 1.1 1 1 '' 4� •�3+4 1 ,1,5UYre(irM•n .,m.,,p4,1 r'erx'r'e, �a.ter rAVtote A rA' '., N::: - )'o Have+ !to Hotd the mar*unto it*.said ran ar ar+r:, rnrrtrr'a ht-ir,suACC�seaAOre aaad as asa ,, ,„,.,,,,,,,I: /ind tag grantor hereby cuv,ranfa to and with the aid ran aer end �rxndea:r heaa. a m war. rr.. ;>�li ” :Aid1 eu real arty is Iran Ircurn riecaurt anoca cra etad us teeierroaf tPuereun by�r.�rtbr and tha(�t^matw aim G arr- ,, 1� r,' sapnt and drrland the saa.a and every I;vt and Eaa ttr:?sot aLkaitast n lawltrl cJartrted and a aA e µ11 yW� •. ,'1 i' ,„ r chi'l!The arse,sI ract i&cioun ikeralkn p hit Elite tienider,stated fn terms of dollars, ab iT aar,ce' the � consideration COnditata d or lnchaeht otlAer ' »der er� °+1G�rrry 4� volur �n Soy prlou is ,,, y''k�r eAdlelt aAf l�Jr ersaOrntt filot hats w&kh j.rA('7 as set race aetireen the.ra+ti,hrI,et rrml. ku2d..�a d tas .tl o sneZ'Pi ) , '','''''0.- '' i`n aswset7LWt t14is dea�dl and where tltr nuntnzt eci udes tha !� , ,„�I. ;� requires,the singular rsicl Drlkerael a�,dt! , "�° afihett e a ell he itssglt'er!'to rraabe the pravisloen hereof aPplX e+t ally to carpose,hu...n and to' �"+r°.v r e,,r`'� in vet* VWhseta'.e,tihe erantnr has ererittayl this itmtrvtnant this day qt ,1 ', ' '',I ii at rct Brats,aeerttmrr,it�caused its naive En he signed'erid end ae,z d by tt,, alticce.n d�ly t tya , „, t a, � oohs:-al`ite "morel'rd dirarcl.mr. i" ti, ! „,� „n k,, w ...+M,, t^Y,. 1_Y r 4t,„...„,....,....- y,.. ,,,tee` �Z d r t ✓j.e . Gk . � n , vs ,,�rr4 e ,, 37475 OP 0„„0„,44 lase w,. tb?6` x t Cti'tdlV, `t +1 ...0 dr! r q A''. lt'r� ,to " x h 1 r M 7 C� A rMw.:1t. t 11 7�• F:wom+sfh s rttenrel ." -44' + d '_e.. �,+ erA�64,41„ wow + .. '""� f �:a# v�v1�a `{�S P2sU ar,lAesra semi tar tllereelt ssd,a as,ter the etlea,Ad oat dog �"mnn;+rr'b .' , ,st.°a, '''I, r - jµ'"4.''..Ti' ; "' t, w .I.,L•''.' gall I.�'.1Y aP a tt�lal o `�,:a.v 4 a•i■ r yy� • 3 °.� w h. $''''''' .. s ,, sMQ' ,e r + r a� ".. ,,. , r t61 ,,,,,,,,, a 1i rt t s .,«!`a errit+a mot P "1 *1" ir:.... 'yll', r � �� ,�!^ '.,V... .,*; �.,. 'et�stdMf AlW� �aeratasae'�I'.��s- ". � � �+ � 4-tr.. ra . ,t"! e , "t °t t e sure sw ea+.ke Ate 7'or7119Y ed!ems: Yrt , ,� , a `a r i t +� '" a as r ^, R .A r w r 1 t � ".',s f s? "i�e `+, ,4 1 stave,..per _. « M::;""r ' �u .: yyyS��e�yyy J,qq��,� ... ... .,.. } y� �yy ,may, + a '''r..15„r 11',''' +{,e6yt, ' ,. �W�y�+y7.'+'y.,rt /{}. „,,.....,,,,,,,.....6—9 r �^1 ,h tl',,,' AAr fl :; ',l'"I" . * 's.pi'$WYnL''''— ,('f+'r''— ,�, 1� ''°�'N "q ^-' 1'T,,� M '1,11 ... ., +kM�e�h� ,, r.+.n�r's� _ w.ww.ew - ��^Y''ti T a n�•'�. � gg .. +� 'may w Ii ,:>t. . �7 I� yI M1M1�4®, Ac: !Lyam(' spy, yy.X1,1 y� yyy ,}elf ,.:DI�D r 1,' .--'^wM{{,..H e,71A � •.n.,,"" 1 yam,. Ml�f,lA V„1'OA J C .� 4,„J "',.+y�z• `YNM1�'',NWrYf+Wl4:E ::. �I +� t. Oder Ortiliatmorti. -y ..,,,:,,,,,,,, ,,;,,7„:,..d 1 A MFl * .wt be y Y .. 01` r ' ��m 61,1tc ,,,,,,,,,,,,,,,,,7,,,,,,,,,,:1„,.:::,,,,:::,,,, "ry ' , 4 �� _r r T . i , � 4 F p" e ' A µ. Y, 'l' ''�.2,* � a , r" w YP' :I ' ,risµ a 'Md 4 ill I, lo-z 't a wr, , q , .'#4*.' R '''n11-44"-''' J::, w * xi aa "' r xro { :,1 `7J+ 5:;.' +R'"- C 'A N 'Y i w `. .‘J-....,4;7*'' '',' ' ''‘i 4'414*+ .04,1t44..i,' „ ,.r, . ,. . iseser AMU „ ( 1 h b lisI.• f k ';, .,r , ', ,t 1 "t„', .x'M ,4.1 6w YA n w.a r', ' r '1,,, �7. + ." +fA ,^ye1",7'! i_ 'i T i K ',•PF'U w yxn'�,^m'"i�A i M { � c �, r t d •i�I t ri+ ' + 1, s w i �' +��, ..+.. a7�"«`�`' ; • � 1 J} .i ii'''•1'1 7. , :1-...:.;,:..,,-::',:,:,,i,.YI ':','..,n,,:.1. Yk S �f I r VI?" (� ''/',4;;;';':, 1 r 1 : .,:,,,,,,q,....,.. ,,,, y�1 ,...,,,,,,-.....1::::‘,-..;,,,.,-..t.,".>0:.„',,,!:::,„;,,.:=1.., W'111 ... , , „ 1 1P,. • ,r,::,-„'.,,::,.., µ . i i d ' :":„..',..:,,..::,,,e,,, wNd; b I ,, ,w x j ,:::•:-"1*-,*.*::::""1"::. , „:7,!";::, ,i,f,' . ,r4 'f� THIS, P,Bh"TRACT is made as of this_ of •n s;',.::''.1 it\ SALE Y;wa •• "t t.. 9;c, by A�RThUR H. LOW and A tH KMUE 4 , sba aria" ''e, r ose address r ,�'' 1.,',', ,i *j1:.,.''''''''''' Is .$ a �� ,,,. •?..'.+ ` thereinafter J „.-1,„'.;, 1 call e er a,. • g .' , a;.:1. I '.:. g1 n so , hsasband ,. �' ,. and wife, whose address Is a(, ti/ i 3 �r n �. �a a r:::!,';`,'''',..,”"'� IL' tp k x ., here na ter ca e r urchaser , t+ a x1 I. The Pr ert11'er agrees to sell tc� chaser, and Purchaser ' r • ;. ,A1 ,� agrees to pmrcEase ran Seller, for the price ��,,d on the Boon, a P k I, conditions set forth blow, that certain► real property, anti all ia� ,,o!° r:,1 ` � +amts thereon, s$turced in Washington County. St4tte of Or ton, c scribed ' sir ., It;r'tr 11 pool equ Ipment, drapes, ;l i 1"- on Ex and Se rs rid1nto lawn ower. Such property is referred ':�o ; herein as the nd Se arty•" fi w ,' ��... 2. Purchase Pi•ic�e and.Pa �aent. Purchaser premises to pay as the � w total purchase price off the roperty_the sum of HUNDRED THIRTY-KIha W; ) TWJUSARO lgt0 KO/100 DOLLARS S ($139,000,00)l Such amount shall be paid as ',� R y 1,'.:::',..„..;1 n,, (a) `the sum of $5* aged;as earnest monk'', receipt ti w `, of which is hereby acknowledged a .W "" !°r '''-:1*^ .' �, (h) the further sum of ;35,aOO.t�' � down .,soot �:tt>k be paid at closing: ps ,' (c' The bala�)ce of $98,700.00 sh211 be payablie in ," , ° monthly Col of not less than X89 1e�+ includi " • interest at the rate of ten percent (IOX) per annsaa. , �; .f '1 ») t* mntpr beginning October 15, 1980 and tontlnh day of each �' :, r ' t* �.,�s� sait�-until tine ,�.' , a�y�. S�ush p�yoe�nts shall be made inter* id in full; � �� ;."�i� �� .0'4' ' a:' entire balance, principal n • pr • d. ,. i `,' ®. ,� '�`4 In�Idl tints t'o the oo+�onthty payments ofprincipal ��, �, ��. ,• Shall, each month, pay 1/12th of � � � ��,�. cooed intar�ct, Purchaser ,N �. tae a ] t° property taxe>�, curnwntly asaritei at ww ,. CO .f � A par oEap , oeaktri� 418 .trotal monthly Pa nt for ttae �4t,� Ij ,r, ' ' ., „2 �, :. t tax ynrnr :r 18.13, ehich taxes Si ler wit 1 per+ ;, � W y1y ,{�,,,��' h;., 1"..7!„i'.4'',Sri 111. } '' yl y r . ,JAR .�. Y Purchaser agrees to pay, upon de and, any additional w "he it "t ''' .tam's 8e11.r i to 'il Iont y amount 211.1,::::,-,---44,1. ) .Ma I m ( . r r " x W�' f. �p lli I i1711Vsol i .. e' in 4M,IFFd +9 •t 76'.... 1 W } k} ) 7 i .• .J : r a Mai Slab' is ! lea tlra� ice . ,+�W r A .. J Grp «� J. a 1 :;..1 1 41'„!„-I;Ix A , r y J,4 ,/-�J, CC ,1 fez J•' UUM1M1 K +� ,, r � pp 1G Yak 'r ', Il awwuer agNnk Yl bk�Mr Wph r1. fib,n As n..kytm wu. • r N; w Yy _ _ _� � r �., k i�Y•.»1 ,�1 +M, ' R � e �W l ...,1 f Itir , t Nye ,r'�. , a .. r ' 4 ' , „,,,,,,,,,,,,:,,.,„:.,,:,,,,..,,„:„..., .. • .„,,, , ,„ ,,, , , ,,, r,::,,,triollp: k - r r. 1 l',4',1',' C �!�. 1,4;afi p ;, i !41 n F, r "w,de ° AA"",1 1 interest a earnings shall be payable by Seller to Purchaser ,`a a on any a►,.,,,nt accumulated hereunder; " (d) After January 1, 1951, Purchaser shall have the right to make balloon payments of not less the., tan . percent (10%) of the then remaining balance, without pre 4� payment penalty, and to adjust the monthly payments 7,.!'4,',.,..`Y.,;",,,, by an amount „..hich would be appropriate to amortize the '.: then remaining balance over the then remaining portion ' of twenty-five (25) years from the date of closing. a, ,' All such balloon paynenas received by Seller shall be ' ,, applied to payment of tae principal balances owed to . "r �:,,' the existing lenders. The application of said payments 774 to a specific lender 1'iall be at the 4:hoice of Seller. 7' Except as to the adjustatent of the amount, no additional 1! ,1 1;, principal payments made b, Purchaser shill in any way as excuse or relieve Purchase, from making the monthly c} payments as provided in paragraph 2(c) a4:ove. : all payments by Purchaser shall !ae made to the United States National ' Bank of Oregon y(Centur Tower Branch as collection escrow agent pursuant " ," to escrow instructions mutuutly executed by United States National Bank 9" t of Oregon, Seller and Purchaser, including distribution of Purchaser's payments to Seller's mortgagees as appropriate. In the event the monthly , `m mY. pa nt as set forth herein is not made within fifteen (15) days after , .! it becomes due, Purchaser shall pay to Seller a late payment penalty equal to 5% of the principal and interest amount of such payment. At such time as qeller has fully paid the encumbrances set forth in paragraph ry' 8 hereof, Seller, at Seller's option, may terminate the collection ,; escrow and have the payments paid directly to Seller. Seller shall give ten (10) days written notice to Purchaser of the election to terminate •'' the collection escrow. t-! 3. , Closi and Possession. ThR sale shall be closed on or before ry , 19Ja,,et Chicago Title Insurance Co., 5650 5. 9.. ,),,,„•;', teave ton ' _.a Wighwey,, Beaverton, 'regon. Possession shag l be • ` granted as of ' , + 4. Proration, The real estate taxes and insurance'preani ., of possession. usBS shall po ;., delinquent,be prorat�o�LD►e date o agrees to before q . r 5. Taxes and Liens. Purchaser ag pay and before any pens-Tti"es, intet'ost or other charges accrue t Seller are naddec0 i t aodancenwith Paragaph�s2(altove), ssesasmentds, paid eeno ' t charges for the assessments which W ` .,, �', 'Lite of meter on the Property and any other charger Dresses clear of .� { .r may btccuae liens thereon and wili keep said Property free and ',< any and all liens for latter and materials or any liens whatsoever that 'y Might mitt any time rest gain Property. 1 . in _, q sit said . torithstand' foregoi, 1, if any lien of any nature, except such as Purchase y .. , ia w iw µ a. a PAGE 2. fAflTIEAci Of 3ALC ' ` ' L ....1 1_ ter, �s� + �- , a �; , • �' 4 7 h i. k r r t,+ „.,tea:• .' - , rJ '' x r �, e „a Jr 1 > , good faith and at his sole ex sense contest, is filed against the Property J, ee 1 or any part thereof as a result of the actions of the Purchaser, it .,,, �` Y, shall be discharged by the Purchaser at Purchaser's expense by payment or by filing bond issued by an insurance company llceesad to do buslnese • .e in Oregon. In the event any such lien is not discharged by Payment or h, as herein specified, it shall be a default under this Contract and 'r'>. Seller shall be entitled to all the rights and remedies herein provided ' ' in the event of default o:eder Paragraph 11. including but net; limited to r , the right to commence ftrrec►osure proceedings forthwith and ehe right to 1' costs and attorneys' fees as set forth in Paragraph 15. If .1ny future law is passed taxing or assessing this Contract or the Seller on account , + of its ownership in this Contract, then said costs will be charged to ° • : the Purchaser and payable bar him within thirty (30) days after demand. . ;, V, , t date and tNaintenance and :nsut�ar:.ce. Carpmencfitxg with the possession Vii. hereafter at a tines nuring the term of this Contract, t Purr:teaser shall with respect to the Property do the following: •?;` p r (a) Keep all buildings, other improvements and lend- a ! , ,, seeping now existing or which shall hereafter be placed ''' ' ” ooh the Property in gccdi condition and repair and not permit any waste or removal thereof, nor make any substantial 4 tt etrP rty or alterations witthoutt theapriorf n 15 ti r" Britten consent of Seller. ti• `►• , „ (b) Promptly comply with all laws, rkdinances, regu- .Y lations, directions, rules, requirements of all goveremental' \-e7 authorities applicable to the use or occupancy of the «e*, w Property, and in this connection promptly make all required repairs, ilteratfons and additions. J (c) Keep all improvements now existing or which 1.4• '.1 shall hereafter be placed on the Property insured against , , fire and other casualties covered by a standard policy P. of fire insurance with extended coverage erdorsemrents. ",, '$ The policy shall be written in an amount not less than ' required by the ur:ler1ving y roc gagees, t price er isegreater, with loss Flyable to & " • 4' a tive�ri Seller's mortgagee appr, and ceerrtif1cat.. evidencing , ., the policies bee liv"ad to Seller and shall contain pp lai o shall ga that t o cancelled„� a stipulation providing them. cetvera�pe will not !m '"�` .,,..,, r or dtei eiaherd without a mini of ten (10) s wr°itt�r ', , x {` i oofftloss,�Kurchaser shall give mortgagee.mis immediate Seller . mw *.4.. � ` I Ji Seller' mortgagee. Seller or Seller's mortgagee may > �: , , w fifteen (IS) days off the casual fails to do within % �I ^' mike .may , Ot proof r xy ! �• tN;�,MeMYS.".K, ",pyo-R . {$+�':ti'^1 yy�,SfidpYl.W Ye,Hi#CSM.oAC4.`'tl+q.::. . � �. '. 4 Yi+; fix. ''I,,,„. '4 i L ...1., „. ,4. , , r. ri¶i S' fEa, k.s Am.G+rk:2:- wwF '''',,,',";',;.i...''.- '`fir« W.: ..rva.,,,,-.;, 1,1i..: as . i•r„�.,,, ';* 1 of ` t w a ; w ..3 :,, M�j ,,. �, •, yk e ,, Y , `y.4 ` T. Title Insurance. Seller shall furnish at Seller's expense a ,w � Purchaser's t(tle insurance policy in the amount of $135,000.00 within 1 ten (10) days from the date of closing, insuring Purchaser against loss ..' �, ,-, or damage sustained by Purchaser r by reason of the unmarketabil i ty of '.' '• Seller's title, or liens or encm brances thereon, excepting matters , contained in the usual printed t+xceptions in such title insurance policies F'' z and easements and restrictions Of record. 8. Existing Encumbrances. The Property is presently subject to ' t,. the fol loan n`g encum rances: ' (a) Mortgage, including the terms and provisions a he �° thereof with Benj. Franklin Federal Savings and Loan . , Association of Portland, a corporation, as mortgagee, • dated March 7, 1972, recorded March 13, 1972 in Book 857, Page 746, Records of Multnomah County, Oregon, with an � existing balance of approximately $28,000.00 plus interest at the rate of 7-1/2% per annum; (b) including terms provisions ns thereat' Benj. Franklin and Loan `$L Association of Poril3nd, a co rp oration, as a rt 9 g ee, . Y dated July 26, 1976, recorded August 5t, 1976 6,in with an Book 1103, Page 97, Records of Mil tnomah County, +` " at the rate of 10% r annu�a, ,500.00 plus interest , existing balance of a roximatel $7 9 pp Y (c) Mortgage, including the terms at,4 provisions thereof with UnitEd States Rational Bank of irregon as. . mortgagee, dated January 25, 1978, recorded February 1, 1978, Fee Mo. 78 5080, Records of Multnomah County, Oregon, with an existing balance of approximately $16,500 plus interest at the rate of 13% per annum; '' '` (d) Mortgage, including the terms and provisions ' thereof with U. S. Crnditcorp as mortgagee, dated July 26b ,^` " 1979, recorded July 270 1979, Fee No. 79029999, Records of RaI+,noeah County, Oregon, with an existing balance of .rt 1 r,annua, plus o roxtlmately $2,000.00 lus interest at the rate f s Seller covenants that Seller will make all payments under the above mortgages when due. If Sayler should receive notice of breach of any of ;` the terms of such instruMent, Seller shall immediately forward a copy of ,a Y"iw . Such notice to Purchaser. a ' In the event Seller fails to make en nt , Y �Y� a�eguired by such y inst ts, Purchaser, at.Purchaser a option, may osake any or all of ' the par is payable to Sailor t1:: nder directly to the mortgagee until '^ such Yi tibn is Satisfied Such • � n be creed i tad oar the , , t shall 1 OA4E 4. CCIIINIACT OJ SALE y "'..::';',:„.,,,,:,,'L.:..,:::r,,,J.,,;:,.,,,. '. ''- : '' ' "--' — ' T.', . - ' .. ilji . . . -'' '..,,,,,::: w I . 3 - �"�'1' ' _ Ana `W _ � .z. c e ,bl • � x ' ''"�., p + i _ 51 •.N .::„.••,. r— , i..,,,,:rts„, .. . .,. ... „,..,,,,,,,:. ,,.,,. ..,,,,. .. y.,: . ,. ,•.• .,,,. .,,, , :„.• . ,-., M 4,,,I. ,,,,..... 'P i "Irp 1, f': re t t 4 ',, r r� r ',1171' . r balance of the purchase, price hereunder as though paid directly to x' + `, Seller. Provided, however, except in the case of such a default, Purchaser 3 , shall make or tender no such payment or contact Seller's mortgagee without Seller s prior written consent. 1'7-, 9, Indemnification. Purchaser shall lode^'~''y, w.7d ,.a,.„I..... tm. ;,' ,, defend Seller rT om a'ny c'faim, loss or liability arising out of or relating ,a '� d:, ,,, + , � to any activity of Purchaser on the Property or any condition of the ,' m Property. '.-.4 N1 z5 i 10. Deed. Upon payment of the total purchase price for the Property tj ,• 1"' i as provided herein, and performance by Purchaser of all other terms, R'' �.; ,'s f conditions and provisions hereof, Seller shall forthwith delive"� to , '�"",,d Purchaser a good and sufficient warranty deed conveying the Property 4Y. i" ° free and clear of all liens and encumbrances, except those placed upon , ' `, ,,'. '":l the Property or suffered by the Purchaser subsequent to the date of this :" r i Contract and easements and restrictions of record. Such deed shall be L. executed Purchaser upon xECUted herewith and held in escrow to delivered to Purchas ,...11.,.,',', � t - their full performance of this Contract., ":4'!1'..:1""i'' r 11 fau l t. � ,� k_) (a) Time iS of the essence of this Contract, A »h "� default shall occur ifs (1) Purchaser fails to make any payment * ,'��M»;;a at t he time required or after ten (10) days thereof. (7) Purchaser fails to perform any other ,.'if�`, , 0 obligation imposed by this Contract and does '�` n `" not correct or commence correction of such 1• 1l failure within thirty (30) days after receipt , of written notice from Seller specifying the a ,- fault; or msnner in which Purchaser is in default; µ (3) Purchaser beeorraS insolvent, a receiver ' ''''4i ,' is appointed to take possession of all or a .,, . substantial part of Purchaser's properties, Purchaser makes an assignment for the benefit of k F 7, creditors or files a voluntary petition in " bankruptcy, or Purchaser is the subject of an ,•Y . . ,� involuntary petition in bankruptcy which is not dismissed within ninety (90) days. If Purchaser ,•" consists of more than one person or entity, the t 'Nt occurrence o,',any of these events as to any one ` such person or entity shall constitute a default hereunder, Y . (b) In the event of a default, �..Scl,ler may take any one er more of the following steps: ',' 4, PAGE 5. CONTRACT OF SALt ,`,4 ,' *• ' ' ', U * 1R u A ' tl y A 1 IP •.f � ! 6 '�� f Y 1 •i T r rr , T 4 !t a !, ,, . .,,,.,:,,,, .„.,,,,,,. . ....„„.,, �� r —1 �k ., .:;ttie'i.i.r.:A.,...,-,,,::;..: ,-.÷..,...,,,At.,......,... . .. . 1,. .,.....,,, tl !V k0. T ,r.' �k � Ir 4 .� 1 f ,. A 7 !Nils 4i. R 1 ,,,.. . 3,,,,rpm �.�a■ , Y r �! x ter _ i (1) Oeclere the entire balanca! of the purchase • . mail i price a interest 9adiately due and payable; til ',w •'. ;"` (2) Partclrns2 this Contract by suit in equity: t p.�a .,!"'1,,,Y.:,''',".*' r (3) Specifically enforce the terms of this '`� :j Contract by suit in equity, - (4) In the event of abandornrent of the property by Purchaser, declare this Contract null and void ,c.".,'.,,,,,,,'„ as of the date of the breach and retain as li uidated 4; •. ' .' damage; the aa,ount o' the payo uts previously made .. p hereui%ter. In such event, all of the right, title ' . . . and interest of the N1'rrhaser to the Property+ shall '. , �;' revert to and be vested in Seller without any act :::::V of re-entr-. or without any otter at:t by Sailor to wa s be perform and Purchaser a r. s to peaceably surrender r ^ t!. nroperty to Seller Should Purchaser faits to so f {: s�errender the Property. Sal Ter may at ser x �, � � + ,` §� y �,.,.an treat ;: 4., �q Purchaser as a tenant holding over unlawfully after the ;•k `; expiration of a leaso and Purchaser nay be otcst&vd and w °` raoovetd as 241‘".. v f,, (c) to the event of default. Seller shall be entitled ' to the appoint nt of a receiver as a matter of right rT `,.. r .. ,,' the may oft the hale-- an receivvee(1) inted ` \ may serve without bond« I3eployment by Setter shall not disqualify � " of�all or any parties the Prop'eCrty,athe upon ei eri y: (ter an ,,°!, 4 ` user, raany Pa control arxi conduct business on the !' ' Property and make a ndit r ss�rall maintenance and improve- ra nts as in its ud collect all rents. =, revenues, Ancona. issues and profits; from the Propert and .< t apply euch stares to the expenses of use, oporation and �: * 4. .' a aroa rrnt; (3) at Seller's rrption, complete any construction ,, j M _, in progress tray thte Propaerty, end In that connection pay w 4, • ":' L.-'° 4 - mills, borrow funds employ as Seller a and awoke any char�es WSJ - , k in plant or specifications as Seller dt�+rs appropriate, If ` the revenues produced by the Property are insufficient, ' : to pa users: the receiver may eth ar, from Seller r, • aletter's*,sSuch r s as it dales necessary for f „ " ` pa r 9-- ,r� r. pa►rprr t�0 in this r era '� and repayment oi= a�� yam : s sir shall set;oared by this port act The a rcrrrrte �,, t7 advanced shall' bear itoere t at the highest ' ra▪ ts �rmit db law fry the date of e n 4thie until td anri shat Y � �' f' ire` �'a�1MI by lhao�rha>tr' blr 8 . a r W i(nd% the ies pther dl above shall be rtone clusiva " r`4. +d iGiano + other ies provided by'tear. �t : rii ! . : ..:.,,..: LLB* 4, �rk 1 ,,, , i fx Ia if4 G } ' rTv } `�-��) t 4 AI P E * ,d9 ` `!",�;'i°`MK"r;.c.. ..k+;`„t,9"'if1U':fl. r r ra3.{y.raru r:p.`.. aa,-,r•- rz ., m� xa•.��rhY z.,.l+< ,L.^� S'+ e yaw ve ��' y +'1 1 .1 ' + I r� , 4*, `,JrIW ,y,* w `,yn •e' .+' ■ ,, t• d., w a t "i� � . J 'MP '' .`a', .. 1„,,,,,,,,,,,.,,,„„r q� t, F .ra,n�r4+ w� ... 'r 1 t r 'k l j o ,,,,,..',•,,,,,,,,,,,,,..„:,,,, „,,,..,::,,,,, ,,,.,,,,..,,,,,,,,,,,,.y..,,,, ,.,'„, '-‘' •-,. ,...,•,,,,.:,.. . ." ,i, .,,,.,,,,,::,,,,,''.7.-: ,,",,;,....,r,)'t tk, i �. , , Jr ,'�4 ,,,,y .. ,,„..„ _s,,,,....,,,,,....;;,, , �. .,, {r__ ..„ .''' ;41{. , „..,.. !•' a t, u ,' a i, ..'t:iaer, Y a ,� .1 r4 .,1 '! . ail ",dSYti�'�' . 4"" ' "- d, ';'...:':/!'''.1'1'.;:::''''''''.� i ,�' ";, K 12. Re re5entations and Condi tioai of Pr Purchaser accepts ,., „S ' the land, ings. fmpro4eraents'and al o €r aspects of the Proper°ty e .: .° in their present condition. AS IS, including latent defects, without any "'h .,;' t ,- ",;,`; representations or warranties, expressed or itn al iad, less they are in ,�K G � writing signed by Seller. Purchaser agrees that he has ascertained free ' , , . ,` 4 ,' sources other than the Seller, the applicable zonin', building, housing y','''''''''';',';:-::+,:;'','a ''' and other regulatory ordinances and laws and that he accepts the Property 1' with full awareness of these ordinances and laws as tkey racy affect the r x "; :, Y;r present use or .;,' intended and future use of the Property, and Seller ,, ,f has caber ;no represente�;ions With respect thereto. b 'f` l3. Notice. Any notice under this Contract shall be in writing �'. 4 ; and shall tie effective when actually delivered or when deposited in the await, registered or certiffied, addressed to the parties at r addresses , '1 R stated in thls Contract, or such other addresses as either party may : �'; designate by written notice to the other. After Purchaser takes possession, ;fF e«: ,41,x. y „;,',...".1,8.-i,,'”.„ any notice to Purchaser should be sent to the following address: � z . ."v f r ,h ' ;; l4. Waiver. Failure of Seiler at any time to r+ q+aire perfors°.snce y x, of any prow on of this Contract shall not limit he right of Seiler to b y° y enforce the provision, at?'''' shall any waiver by Seller of any breach of =q}} w� any provision bar a waiver off ,any succeeding breach of that provision or ` , ” a weia$r of that prorvislon tself or any other provision. ,� ,,a 5. Costs and ►�ttorne s' Fees. In the event suit or action is > ins t" red orce any o terms of this Contract, the prevailing , party shall l br en to recover from the other party such sum as the u ' court a adjudgra reasonaddi i attorn s fees at trial or on appeal in ,. ` sucie sarlt or att'oeo, in addition to all other sus provide by law. ' > i 16. This Cantcsct shall be binding upon an Suucerssr,r interns . C Yy'p ," parties, the ' re tra eT bvnr their sec,es..ors and assign. no idtsrest of ikuv aa+8r shell bas easelg need, 'u.bcak.trected or otherwise tril: or involuntaril without the prior written 'y �':� tra�>r9er�d voGunta y a y� pr � F -' ' of seller, which consent shall not be unreasonably withh�ld. A. q �t S'etler to tracesfaer'aha11 not constitute consent to otioef' �, . ; le t wager of this section. ,.r�e 11 Prier a rl This document is a2 ".� �,��t :'" �� Th the tlottir�, final...ar�9 .'1,'.R..*,,,,.:�; '�: a; 1s1t n a parttees rtaini to the sale sea! rchasee of ' r tatl t by and tween igwa roes or their representatives entatives q / thwt f.1 , ae t daa laces ail written and ore e r ee ,�. a� ' .. lne4fer ale the Pr rty i s concernead. `, �. µ.,. try. d , , � i 1� .M �«k t tla �. 111v aw r � � a � . used IIrettra, the sit tiler } , � F `? smell t 1..,<�� J" a era. 7 P'orsl sin. end The o as a f u, , *: r 11 Inci t e ma cul ine, fe�iai+Jwe and B te*, as � e , ,,,,,, 1 , r r .� t .�. '' tyr `Sri, :� . w' ''Ya wY:to��„ �r.�'.p.g .u. p. ; d z w ., emu' �, , .., , +4' I'4 '! ' - L , 'R:--,,,,, -, , ,. , ,,,,,„,,.,,',.,.,. ... ' a g~ d�, YN,dt ,.2 ♦w t ` ?a 4 a i* r r A «;t a a `'' i '+ ' , 3 w k '..i:i i41:':::7.,:. , ' ' r , , . . , , --1 ., ...,:.,.., ...,,,,,.... ,,.: . . ,r.,.,--,i2,,,,,,,,::, 4.,.,„,„,,,,.:. . ..::.,.4:.,,:.--..,:::,,,,,,,,,,,,,,,,,c,:,.,,,::,,,.., ','...-4,,,;',„i,.4 ' ,, ' :ilf::;:,:.: ;:t.','.::::Li_ st ' -;' 4� Y!'04! . ' ' i'..H''''''''--.H:::::;,:.,:-:.:t:..,,,..„-..,::::,4,,,..:.f.: ...x r ^ r! r , ,r�i�� ^..:•x k. r � , :d : context requires. All captions used ►rerein are 'intended solely for ,L,�4 convenience of reference, and oral l in no way limit any of the provisions aw. r of this Contract, t d. ■ *,1. ' IN WITNESS WHEREOF, the parties hrNe caused this Contract to be } executed in duplicate as of the day and year't' 'st above written. ;I 'a 4i , SELLER. ,µ•J, ','. d I- .! fir} i I ''''::::''''''''''''';':;')t''''''': ' '''''' ' PURCHASER; /'i/ 14. ) (4.4, /,t,-1,4,. l't Crl".- 1-- ::'''''''''''''1,:,:i''''' :- ,, WILLIAM 0. BROWNS „—.. _, ,�,; r fb. ►,r, �tie.. 4,_.4 OAF OREGON . J r_ '3 STATE ss. 4.454, l 0 >, ,:� ounty el � , .,.,','..,.7,-..,.r.::4:::., i, C .Irr� Porlonall a ared the above-na�rred ARTHUR ,�> :`, . . � y R FiUR MJ LOW and ANN MARIE ° ' LOW, hrtsba►►d and wife, and acknowledged the foregoing instrment to ' `` be their voluntary act and deed. ,' � k, K ,�:, `rr� BEFORE VIE: ♦,r, di,.,, . 4 My Caaaoi s >~n Expires t,.,,,� /i STATE OF.OREGON L., „. ,d Personally a=' arad the Ive-nom WILLIAM 0. 8 tOWRSOi9 II aewi '- ° ' ,, n4► " '' �� ,1UDITil ii. yuk1,°•: i�, iUabar�d and wife, and �kni�lad . fo of � , s �' . .;:. a lnst tnt to bat their voltffitary act and deed. °W , k y. 1,;: ',, ItFoLi NEi ',ell �/ y: �YI i::':1'°'.w w c + " K v ♦ lei C.cus1 es''' E*pl re8 t 1i e 4�** Fa^ y fir. I.F Y 'i*'t i K r 'J. H J'.'''-'6,::,,,,,:,,,,,.:0,,. . .. molt. c(xtlinmet,or,/.sikLit : ' H. . , , V-,-,;',:;'-::.,,,;.'.,;,,,:,,"''.'',77,;",,,:,-:',:.,,..L.:,, '' ° fir lHfbyf,.m � u '� n� ., Y ? ,� ,r y`k z. �I * , � 4"*":''=''� - : a L ' . ' ' ' --j: ' . .. ' H. ';'1:,''' '.:'::::,...::::::::::-.,...H, . . . .:. .L.,,,,.., . . . , , .. .. H '. ..1',,,,,1 t hr, '➢ ` M a .' {� a i . ! $K ;' ,a . .,, 4t , , '....... ,,,„..,„ w . it �}•.,. ti , , ,,,..„,,..:„.,:,,,„:„:,,, ,..„...„.„...„.,.:.„.. . , tr ` t' Order No. 333-73950 ;.,,,r a> EXII I t iT "d.' ,'w; • - PARCEL I rys, ir . . That portion Of Tr/2=C 19, WILLOW BROOK FARM, Washington County Oregon, situated `1 vr'ee the Northeast corner thereof and more fully descr. ed as follows: .,; ,i boundary a distance of 75 feet; thence South in a line parallel with the,West boundary tiECLNNltaG at the Northest corner of said tract and extending West on the North y a ,fir ,, of scald tract a distance of 140 feet thence East a distance of 75 feet to a point on M the Northeast corner and point of •o ':` '' the East bounds°;y of said tract thence North to ' z'' eginning. . PARCEL II: , , , , ,,,,,,:,:i 4 „{ „ ' portion of Lot 19, WILLOW BROOK FARM, a subdivision of recnre in Section 15, �'” pownehupa2lSouth, angeas West, Willamette Meridian, Washington County, Oregon. more ' : emu`' 1 11ECtsstsC at the Northwn:s Y e Door Co.,. by deed recorded August 25, Book conveyed to Valley Sash and '- g , 288, page 295, Washington County ` , ! ,', Deed Records; thence West along the North line of said Lot 19, a distance of 374 feet; r , . ' thence South parallel with the East line of said lot a distance of 140 feet; thence ceeeee J } East perailel with the North line of said lot a distance of 374 feet to the Southwest , �'; corner of said Valley Sash end Door Co. tract; thence North ala"ing the,West line of • . �, said Valley Sash and Door Co. tract a distance of 140 feet to the place of beginning. w �..:'e TOGETHER WIT a 20 foot easement more particularly described es follows: r ..' ?'k' , RECilfef11 C at the Southeast cornet of that tract of land in Tract 19, WILLOW BROOK " . r " `'� FARM, ineveyed to Valley Sash and Door Co., by deed recorded August 25, 1948 in Book ' ; 299, page 295. Vas:aineton County, Oregon Deed Records, thence West along the South ' ,', flee e.f said Valley Sash and Dcer Co. tract a distance of 75 feet to the.Southwest '' ' ,.. =� corner thereof; thence continuing West parallel with t',e North lieu of said Lot 19, a i x .` distance .f 154 feet. to a point; thence South 20 feet; thence East parallel with the , North line of said Lot 19', a distance of 164 feet, to the point 20 feet South of the 'F '" ., � Southwest corner of said Valley Sash sad Door Co. tract; thence continuing East parallel with the South line of said Valley Sash and Door Co. tract a dietancc of 75 ` in leaat to the &pet Ilse of said Let 19; thence North 20 feet to the point of beginning. 1 �`; r, lit tts$1i1C at the Northeeaat corner of Lot 19 WILLOW BROOK, FARM Washington �. , t"ountlt, '" 1 0eeagse thet a teeth D°01'30' West 190 feet to the true point of beginning: thence :: E. r of Lot 19; thence North 4ong the bast line thereof ,,� �ttis dk'r�7iT' burst to: th+s i�st line o o the Nortlewaet corner of said Lot 19; thence Reeet along the Worth line of said let : , k°. . r Ltd ROrth*W et corner of the Sue tract recorded July 15i 1969, in Webb 49$ pagee! . ,,„„e teener frLoto10 themes: Beath parallel. to the fast line of said Lot 19 140 40ea Northeast. ,,,"7 , y the ce Kate 44 feet.ate or lees parai�el with`thegNorth�line Of! said let`+taoethes } r p � � � ,�4 �Yw l of tete1 Let 19$ thence:So tth tee' the tree point of beginning ; "e, K ' S C 3W w r� ,_ ,^n �,yFn' k�fi.WN• k, Y,�i'Ar .x`N:rk4r R'iNn'fiWtMe M H. � - Y ,, , ,. ,,. , L ,,,., , , w ttt,,it t:,,...., ,,...:,,,. ....1 , „ . . 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