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MMD2009-00033
MMD2009 - 00033 WASHINGTON SQUARE TOO FRINGE PROPERTY .. . .. , , 'PI TIGARD City of Tigard December 16,2009 Rick Beason Macerich Company 16497 NE 74th Street Redmond WA 98052 RE: Minor Modification Request, Case File No. MMD2009-00033 Dear Mr. Beason: This letter is in response to your Minor Modification Application, received September 18, 2009, requesting a minor modification to the Washington Square Mall Expansion Site Development Approval (SDR2003-00012) located at 9585 SW Washington Square Road;WCTM 1S12600,Tax Lots 300, 301 and 400; 1S126CO3 Tax Lot 1107; 1S126BC,Tax Lot 900; 1S126CB,Tax Lots 100 and 500. You have requested to memorialize the unused vested trips ("Vested Trips") that were previously approved for the existing Mall, the expansion ("Expansion Area") and those that are tied directly to the unleased development at the Washington Square Fringe properties ("Fringe Properties"), inclusive of both the "Fringe" and "Square Too" properties as defined in the December 16, 2009 memorandum prepared by Kittelson &Associates, Inc. The objective is to memorialize these Vested Trips and enable future development and/or redevelopment of the overall Mall property. It is proposed that no additional traffic impact analysis be required for such development provided that the Vested Trips are not exhausted because impacts of the Vested Trips to the surrounding transportation system have already been evaluated and approved as part of previous development applications. The following analysis shows that the proposed development is a minor modification and is hereby approved, with conditions of approval. Analysis of Minor Modification Request: Section 18.360.060 of the Tigard Development Code Site Development Review chapter, states; "any modification which is not within the description of a major modification as provided in section 18.360.050 shall be considered a minor modification." Section 18.360.050 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. An increase in dwelling unit density or lot coverage for residential development. The minor modification request is to modify the previously approved Site Development Review (SDR2003-00012) by memorializing the unused vested trips that were approved through the Washington Square expansion. In addition the request is to memorialize the unused vested trips that are tied directly to the unleeased development at the Washington Square Fringe properties (Theater, Cucina Cucina). The minor modification request is for commercial development. Therefore, this criterion does not apply. 2. A change in the ratio or number of different types of dwelling units. The minor modification request is for commercial development. Therefore, this criterion does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. This request does not involve a change requiring additional parking. Therefore, this criterion does not apply. Page 1 of 4 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. This request does not involve a change in the type of commercial structure. Therefore, this criterion does not apply. 5. An increase in the height of the building(s) by more than 20 percent. This request does not involve a change in building height. Therefore, this criterion does not apply. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. This request does not involve a change in the type and location of accessways or parking areas.Therefore, this criterion does not apply. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. This request does not involve an increase in vehicnh r traffic. Therefore, this criterion does not apply. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. This request does not involve an increase in floor areas. Therefore, this criterion does not apply. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by the code or reduces the open space areas by more than ten percent. This request does not involve the reduction in open space areas. Therefore, this criterion does not apply. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. This request does not involve a reduction in project amenities. Therefore, this criterion does not apply. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria B1 through 10 above. This request does not involve a modification to the conditions imposed at the time of Site Development Review approval. Therefore, this criterion does not apply. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental or injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws and the following conditions of approval: ANALYSIS: The applicant requests to memorialize the unused Vested Trips that were previousl approved for the existing Mall,the Washington Square Expansion (SDR2003-00012) and those that are tied directly to the unleased development at the Fringe Properties including the theater building and Cucina Cucina restaurant . The objective is to allow redevelopment of Fringe Properties and/or development of currently unused or unleased space in the Expansion Area to occur without further impact to the surrounding transportation system that has already been evaluated and approved as part of previous development applications.The result would postpone the need for a formal transportation impact analysis until the Vested Trips were exhausted. The City agrees, in principal,with the applicant's assertion that the Vested Trips in the existing Mall, Expansion Area and the Fringe Properties exist and could be used within the overall Mall property. However, practically, it appears that existing Mall and Expansion Area trips would be used to supplement existing Fringe Property trips upon redevelopment of the Fringe Properties. Since the existing trips in the Fringe become available upon demolition of the existing buildings, and can be used within the Site Development Review process for those sites,there is no need to otherwise account for the Fringe Properties Vested Trips. December 17,2009 2 Minor Modification Request,MMD2009-00033 The Tigard Development Code (IDC) does not prevent the reassignment of Vested Trips. However,within the Expansion Area, the fact that an existing space is "unused" or "unleased," whether by an owner's choice or an inability to lease it, does not constitute a basis upon which the City can re-assign trips.Although development of some parts of the Expansion area may require the issuance of building permits, through which an allocation of Vested Trips could be made, other areas such as storage areas may not require a permit prior to their use. This suggests that the City could approve the applicant's request to transfer trips for spaces identified as "unused"if a means can be agreed upon to designate a space as "not leaseable"under this Minor Modification permit. In the future,a request to return the space to"leaseable" status would similarly require a Minor Modification permit. The applicant proposes a trip debiting memorandum to account for Vested Trips applied to future redevelopment. The City agrees that such a memo would be useful for tracking the use of the existing Mall Expansion Area Vested Trips for future redevelopment of Fringe Properties. Kittelson & Associates, Inc. memorandum dated December 16,2009 establishes that the unbuilt and unleased space in the existing Mall,Mall Expansion Area, and Fringe Properties account for 215 weekday PM peak hour trips (Vested Trips), with the Expansion Area only accounting for 50 Vested Trips. This minor modification applies only to the Washington Square Mall Expansion approval(SDR2003-00012). Any redevelopment of the Fringe Properties will require a site development review process that will determine the number of trips generated by the proposed use. If Vested Trips are available, a Trip Debiting Memo"will summarize the number of Vested Trips applicable to the proposed use and the number of remaining available Vested Trips for either the redevelopment of the Fringe Properties or the development of the Expansion Area. Any use/development of the "not leasable" Expansion Area will require the issuance of a Minor Modification permit(in addition to any required building permit) to determine the number of Pips generated by the proposed use. If Vested Trips are available, a "Trip Debiting Memo" will summarize the number of Vested Trips applicable to the proposed use and the number of remaining available Vested Trips. Once all of the Vested Trips have been exhausted, any redevelopment of the Fringe Properties and/or use of the Expansion Area may require a formal transportation impact analysis prior to site development review approval or the issuance of a building permit. In addition, the City understands that the Transportation Impact Fee (TIF) was not paid by Macerich for any Washington Square Expansion Areas that have not been leased(Kevin Apperson Email dated October 9,2009). Fees will be required to be paid at the current Transportation Development Tax (1'1)T) rate when Vested Trips are allocated to specific development projects at the time of building permit issuance. THIS APPROVAL RECOGNIZES 50 WEEKDAY PM PEAK HOUR VESTED TRIPS FOR THE WASHINTON SQUARE MALL EXPANSION AREA. PLEASE SUBMIT A COPY OF THIS LETTER AND A TRIP DEBITING MEMORANDUM WITH MINOR MODIFICATION PERMIT APPLICATIONS FOR REUSE/DEVELOPMENT OF THE WASHINGTON SQUARE MALL EXPANION AREA AND WITH SITE DEVELOPMENT REVIEW APPLICATIONS FOR THE REDEVELOPMENT OF THE FRINGE PROPERTIES. THIS REQUEST HAS BEEN APPROVED BY THE PLANNING DEPARTMENT SUBJECT TO THE FOLLOWING CONDITIONS OF APPROVAL. CONDITIONS: 1. The a plicant shall submit a Plan depicting the built areas and a Plan depicting the unused areas that identi "not leaseable" space ("Not Leasable Plan") of the Expansion Area previously approved throug SDR2003-00012. Future use of the "not leasable" areas will require a Minor Modification application that includes the amended Not Leasable Plan and a Trip Debiting Memorandum. December 17,2009 3 Minor Modification Request,MMD2009-00033 2. The applicant shall submit a "Trip Debiting Memorandum" for review and approval by the Planning Department for future use of Expansion Area Vested Trips at such time Vested Trips are allocated to redevelopment of the Fringe Properties through the site development review process. If you have any questions,please feel free to call me at 503-639-4171 ext.2434. Sincerely, Gary Pagenstecher • Associate Planner c: SDR2003-00012 Land use file December 17,2009 4 Minor Modification Request,MMD2009-00033 CRYSTAL ST - —J 1) MAYO ST ;I'. VICINITY MAP CRESTWOOD DR a a Algt( "(� 3 J �i W x m - c m i ALDENST MMD2009 00033 Q t 5 "%sr ` \ g cODww cr Washington Square Too & Fringe /(� j LESLIE ST g hi F ill ,I dOECT A 0 s1 y TA YLORS FENNY R 1 m D Subject Site I` z 4 1 V :"rrµ::::!°INii:iIt vaelwca,..� o JJP g L 9:.i z co I �u ili.�.!F I f £.I a I °n s a Is 7Ik T yI f f 1- /—Q W i •MAUICT ; A� - T! d a • Washington Square Mall �»., & n.10RDERSST Q 101 O LEHMAN ST €' ill CORAL ST a w+°� I,' 11 ei LANDAU si w I.W l-‘41-111 LOCUST ST 8 4RFR0 `CY? MAPLE CT G ? NAPLELEAF ST z REa Ekao OAK WAY OAK WAY cc a. en IRONWOOD LOOP �40„ OAK ST ELENA LN 4 Information on this map is for general location Q only and should be verified with the Development .Mililet•q Services Division. W J PINE ST Z Scale 1:14,839-1 in=1,237 ft di A s h r pP�. i Map printed at 18-Dec-09 02:49 PM cr snAar u+ a SPRUCE Si DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD ir I MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE COTTONWOOD 04 GENEVA Si S u yap' CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE ]r THORN ST p DATA PROVIDED HEREIN THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS OMISSIONS,OR INACCURACIES IN THE > < O INFORMATION PROVIDED REGARDLESS OF HOW CAUSED =ELL SON LN z 5 = i b MAN/ANITA ST < ------. w ` G 7, a �I- City of Tigard a i y vORiH DAKOTA °' o �� D 13125 SW Hat Blvd _ a TA ST 1 g TIGqR ApS Tigard,OR 97223 p _ A b �^ M 503 639-4171 i . ~ w G',, w 0 1159tt www.tigard-or.gov TWA`� 97TH CT Ti, KITTELSON & ASSOCIATES , INC . T R A N S P O R T A T I O N E N G I N E E R I N G / P L A N N I N G 610 SW Alder Street,Suite 700, Portland,OR 97205 503.228.5230 503.273.8169 MEMORANDUM Date: December 16,2009 Project#:8334.0 �.,cp PROF. To: Gary Pagenstecher ��o ' G%NFF > City of Tigard—Associate Planner 0 13125 SW Hall Boulevard 80404PE /.� F /- • Tigard,Oregon 97223 REGON From: Chris Tiesler,P.E.and Shing Tsoi 9� s'`17e 11,?.°°� ' sr d• Project: Washington Square Mall Trip Entitlements 0pHER B.Z\ 2/4,/°9 Subject: Trip Generation Analysis&Trip Bank EXPIRES:6/30/R010 The purpose of this memorandum is to document and summarize existing unused trip-based entitlements at Washington Square Mall inclusive of the "Square Too" and "Fringe" subareas of the property in Tigard, Oregon. The Macerich Company seeks to document existing unused entitlements (and the associated number of trips) to develop a "trip bank." This bank of entitled trips would then be drawn upon during future development and/or redevelopment, documenting and memorializing transactions through the land use process itself. It is the intent of this action to create flexibility for future development and/or redevelopment at the mall, recognizing that until such time that the level of development/redevelopment on the mall site (and the corresponding number of new trips generated) exceeds the entitled amount, no formal transportation impact analysis will be required. Figure 1 illustrates the mall's location and highlights the subareas of the contiguous property. The following sections details the specific trip generation calculations associated with existing entitled development and documents the total number of entitled trips currently available for the mall site. TRIP EQUITY As a regional center, visitors to Washington Square travel to/from the site in a manner dictated primarily by their origin/destination. Future application of vehicle trips tied to unused trip entitlements of the mall itself to other areas of the mall property (or vice a versa) will not result in additional off-site transportation impacts. For example, the most recent land use application on the site (2003 Mall Expansion TIA) distributed site-generated trips onto the study area roadway system based on existing turning movement patterns and the percentage of total site traffic being served by each of the existing access points.This approach appropriately recognized the mall's regional draw and the fact that the distribution and assignment of driveway trips are overwhelmingly dictated by the origin/destination of trips related to the entire site,not generally by individual land uses and their respective location on the site. FILENAME:H:\PROJFILE‘8334 - WASHINGTON SQUARE TOO DEVELOPMENTIREPORTIFINAL\8334 FINAL 12-16- 2009.DOC Washington Square Tnp Entitlements December 2009` # A ' 4 '''.1 } a -" TT-TT'.'t T AV Try 1» I.1 _ �-�— —+-- _ �(NO SCALED i ,�' ffo /Sty �, ' , -•., � J .�. r �-„,,,,, , .:„...,..,..„...._..., ...f ire. • 1 A Ab , •— a� r, k ; r. ..:,, . , fe'r."07 j ,.1 i . . itt,„ '. ft - .ea . -_” • * fir "'`LL`1 r _ -', i 1 //i/f///,'"°//7,74 L- -. ---; :: ft' r.,.., ,.,.4 ., (1 . 1 i ....il4 t,. /07 x,. 14•,4■/...4ii,.e, 7/., • : a I rf AlL4. . ji. tv X,/ e 410,00- ..4001„, tool:: 4, ,,, .... 7. v . leits..... ,; ' on. . t MALL �� I do,A0 4.,... .Y.,,,,:....,,, .... , . ,, ...,,,,,. 3, / /1 .7/ ,0 / ■ 0 ./:// ji.,„0 .. . .f, qv._ 4.0.0d... 4. .„47......: . . Atoll 01 8 1 4,::-...,,..:_, 0/;:ff 0/, ' 0/1/ -how • , .* , '4, 0 • .Y,3 ; ej 40 '‘,11rJ ., ,00.... c7I ...4* -% r I r. ; , ..t.die . . , Aglig:, '1 ' , . . ,..-; ::-..: -. - -74,. ) .,_ ,i .: . 40 c, let _ -e.: ' . ,*/.1 ,* 4 7. ' 7 10,4 .-vahlo''f will"... -- ''' .---/Ft i \ , *- ,7, ,, : //1. .., /'7; r1::"Ilrar*:;1:71";44-.. 17-*4:#.417011t• '-11AT-'14 iiiVat l' - ... ; of dy -. i SQUARE TOO , r j V♦"i• i :,,044,‘". \ilit .', ft, 41/4# 1,/ 4 Ng r r r ♦ i ', 4,- �y 2� 4' 7. FRINGE ' ' .• ,s Tv, 4 m r „, . 41,r ...• A `� J +. a • - N f r,. • LEGEND \ �� � , 3 r //A -MALL SUBAREA — , ;a. it ,e_ :►; + •A - FRINGE SUBAREA _-..., 1 s //-. SQUARE TOO SUBAREA WASHINGTON SQUARE MALL PROPERTY FIGURE TIGARD, OREGON 1 r<KITTELSON& ASSOCIATES,INC. TRANSPORTATION ENGINEERING/PLANNING Washington Square Mall Trip Entitlements Project#: 8334.0 December 16, 2009 Page 3 Entitled trips identified in the following sections have already been contemplated, analyzed, and approved by the appropriate jurisdictions through previous land use approvals. As a result, future development and/or redevelopment that generate up to an equivalent amount of trips will not result in additional off-site transportation impacts and should not require additional analysis. UNUSED TRIP ENTITLEMENTS Washington Square Mall Subarea A thorough accounting of previous land use approvals of the mall subarea determined that approximately 60,713 square-feet of constructed retail space have not been developed in the mall. Although development of some parts of the Expansion Area may require the issuance of building permits, other areas such as storage areas may not require a permit prior to their use. As such, the applicant proposes to designate 35,491 square-feet of the total entitled square-footage as "not leasable" under this Minor Modification permit. Should the applicant wish to develop and/or construct these entitled areas in the future, the designated square-footage (or a portion thereof) could be returned to "leasable" status through another Minor Modification permit process. Attachment "A" contains a detailed inventory of entitled square-footage deemed "leasable" and "not leasable." Weekday p.m. peak hour vehicle trip end estimates were prepared for the total 25,222 square-feet of entitled "leasable" retail space based on empirical observations at similar land uses. These observations are summarized in the standard reference Trip Generation, 8th Edition, published by the Institute of Transportation Engineers (Reference 1). Table 1 details the entitled trips available from the unused retail space. Table 1 Unused Mall Entitlement Trip Generation Credits Weekday PM Peak Hour Trips ITE Size - Scenario Land Use Code (square feet) Total In Out Shopping Center(Main Mall) 25 10 15 8201 6,342 Pass-by Trips(34%) (10) (5) (5) Unused Shopping Center(Expansion Area) 70 35 35 Entitlements 8201 18,880 Pass-by Trips(34%) (20) (10) (10) Net New Trips 65 30 35 1 Average rate calculation. As shown in Table 1, this unused "leasable" space is estimated to equate to 65 weekday p.m. peak hour trips (30 inbound; 35 outbound). Of these, 15 (10 inbound, 15 outbound) are attributable to the Main Mall, and 50 weekday p.m. peak hour trips (25 inbound, 25 outbound) are attributable to the Expansion Area. It should be noted that the average trip rate for the Shopping Center land use was used rather than the fitted curve equation to avoid overestimating trips in this square- footage range, and because the entitled trips may be used for future development in locations Kittelson&Associates, Inc. Portland, Oregon Washington Square Mall Trip Entitlements Project#: 8334.0 December 16, 2009 Page 4 other than the mall subarea. Trip generation estimates for future retail development and/or redevelopment should continue to use the average rate to ensure an apples-to-apples comparison. Fringe Subarea The Fringe subarea currently includes three vacant buildings - the former Cucina-Cucina and T.G.I. Friday's restaurants and the four-screen movie theater. Table 2 identifies entitled trips available for both restaurants and the movie theater. Table 2 Fringe Property Trip Credits Weekday PM Peak Hour Trips Land Use ITE Code Size Total In Out High Quality Restaurant(Cucina) 7,477 55 35 20 0 931 square-feet Pass-by Trips(44%) (20) (10) (10) High Quality Restaurant(TGIF) 8,948 65 45 20 Pass-by Trips(44%) 931 square feet (30) (15) (15) Movie Theater with Matinee 444 4 screens 80 30 50 Total New Trips 200 115 85 Net Pass-by Trips (50) (25) (25) Total Fringe Property Trip Credits 150 90 60 As shown in Table 2, the vacant restaurants and movie theater maintained an estimated 150 weekday p.m. peak hour trips (90 inbound, 60 outbound). These trips are vested, and per the current proposal, could also be used to offset future development/redevelopment on the mall property. Square Too Subarea The Square Too subarea is 100 percent constructed and occupied. Therefore, there are no unused entitled trips associated with this subarea of the mall. TOTAL ENTITLED TRIPS Table 3 summarizes the total number of entitled net new trip ends available for the entire Washington Square mall site, including the Square Too and Fringe properties. Kittelson&Associates, Inc. Portland, Oregon Washington Square Mall Trip Entitlements Project#: 8334.0 December 16, 2009 Page 5 Table 3 Total Available Entitled Trips -Trip Bank Weekday PM Peak Hour Trips Washington Square Mall Total In Out Main Mall Entitled Trips 15 10 15 ("Leasable"Unused Trips) Expansion Area Entitled Trips 50 25 25 ("Leasable"Unused Trips) Fringe Subarea Entitled Trips 150 90 60 Square Too Subarea Entitled Trips 0 0 0 TOTAL ENTITLED TRIPS 215 120 95 As shown in Table 3, the proposed "trip bank" would include a total of 215 vested weekday p.m. peak hour trips (120 inbound; 95 outbound) that could be used to facilitate future development and/or redevelopment of the mall property. TRIP DEBITING PROCESS Future land use applications for development and/or redevelopment on the Washington Square mall site would be required to submit a trip debiting memorandum, summarizing the trip generation impacts of the proposed development/redevelopment and providing a comparison to the currently available trips in the trip bank established herein. Until such time that the available entitled trips are exceeded, no formal transportation impact analysis would be required as a part of future development applications. Separate trip debit memoranda would memorialize the extent of each development and document how many entitled trips remain, if any. Once the trip bank is exhausted, normal jurisdictional standards and thresholds would be used to determine what addition traffic analysis,if any,is required for a particular development application. We trust this memorandum adequately documents the exiting entitled trips associated with the Washington Square mall property (all three subareas) and details the "trip bank" concept and process to document and memorialize remaining trips through future development applications. If you have any questions, please call us at(503)228-5230. REFERENCES 1. Institute of Transportation Engineers. Trip Generation,8f"Edition.2008. Kittelson&Associates, Inc. Portland, Oregon Attachment "A" Washington Square Entitlement Definition WASHINGTON SQUARE SITE STATISTICS 12/16/2009 Actual Committed Entitled or Occupied Variance/ Traffic Trips TRACTS,BLDGS&PARCELS SF GLA SF GLA Available SF Entitled Anchor Tenant Space SEARS&TBA Macy's(Meier&Frank) J.C.Penney&TBA 210,585 210,585 0 Dick's(Non-Leasable Atrium) 89,309 84,827 4,482 Leased(old Mervyn's)Storage 24,639 22,779 1,860 Nordstrom 180,000 180,000 0 Mezzanine 8,360 8,360 SUBTOTAL,Anchor Stores 512,893 506,551 6,342 Tenant Shops Space-Bldq Areas Specialty Shop Space 320,852 320,852 0 Common Area TOTAL-Existing(Main)Mall 833,745 827,403 6,342 15 Mall Expansion 1st Floor P 1,574 1,574 0 Q 16,832 16,832 0 R 9,862 9,862 0 S 16,061 16,061 0 T 32,074 32,074 0 TOTAL 1st FLR EXPANSION 76,403 76,403 0 Mall Expansion 2nd Floor-Shop Space U 12,987 12,987 0 ✓ 7,231 7,231 0 W 11,451 11,451 0 X 19,771 14,771 5 000 sub-total 51,440 46,440 5,000 Future Expansion-Connection to Food Court Y 3,722 0 3,722 Z 10,158 0 10,158 sub-total 13,880 13,880 TOTAL 2nd FLR EXPANSION 65,320 46,440 18,880 TOTAL EXPANSION 141,723 122,843 18,880 50 TOTAL SfTE(WI Future Exp) 975,468 950,246 25,222 65 Available SF Available Trips FRINGE PROPERTES SQUARE TOO Retail Center(Bldgs A.B.&C) 85,230 85,230 0 SQ TOO FRNGE B of A 5,378 5,378 0 TGIF 8,948 0 8,948 35 Theater(Vacant) 14,238 0 14,238 80 Cucina(Vacant) 7,477 0 7,477 35 TOTAL FRINGE 121,271 90,608 30,663 150 TOTAL WASHINGTON SQUARE 1,096,739 1,040,854 55,885 215 (with Expansion,Sq Too&Fringe) Available SF Available Trips 1.%1E: '2/16/2009 209 PY) (WTNOR:bb.ry) (LOTTER:CVf9P0E TMIt9r) (SME:RNP-11.3.0 Ptb) PATH:P:\Y66ad Cane.�T\O33921 \OM\S1926-RAN-E%02.d.V( (LAYOUT:3O 2) ri S SQ 4 ...........-.-- 1 1 at _.. .. �� .UM. - WN%8SN181NffYA8NS1iNS9 10� .. Ili � y( , wtrt awvM wHhwhwwe i 9. 1l 3 ,. ,1N 1„111.8 4 I,1 1--• ! 1r11N1"w"w"" .,,11 1 19M1889.I8.a-N188O :. . .•I.ibPAiili-Wln Ai m_NIi xb_ Q 171 1 etIMs:sI NwWiA7sSImON•o 7 G,gEFNeURG q iiitIItOHIti. it *-.„' 17"-1-, , 4' 74 4141%44!44#Ir- (■....... ttOMINA •' WNW , 0810011110111111/11188111118198 - ` L� _ f i „ X _ri -� 3 sA I-III I III sa'a T f l I r-; I I I _ x a r � I `-J I I 1 0o m P I I i- A 2 2 1 ii I j _ © w-. OfIDEd R• m - i -__.J r 1 LL IMBI * .o-2 •. �.' - C ''2 r I L_J I l r-i - '� -- 1 o r� y I I I I _ I I i I ' - F� II L_J I r I I L_J O b b"' _� I / y4 Jr___,N „_ ,/z ii [rih. . , 1 n n 1 l , I �N ! 0 • J a x _ we n /±1,1�LJ ii .E fit Ir 1 I. �f�l�Il�REVISIONS WASHINGTON SQUARE NO RV DATE REMARKS 1NHPacific X i NOT LEASABLE PLAN ""NT" B1 ' ' ""'. ""'°°"°° CHEMED I v MACERICH COMPANY APPROVED 9756 SIN TVA Pd.SPA X0 O WASHINGTON SQUARE ENTITLEMENT DEFINITION UST EDIT IST6a Por6i'0 OR 97t5 N RAWER WARIER DRAwNG TILT TMYF ...nd66 Tu 60J626011s SCALE PLOT DALE Tb16O1 �T Jllc.ran 33928 33928-PLAN-EX02 I 1'•30' 9URMA/ > .EE>t 4p .... "I— 11:114tio*.:11117 ,(4.41- 0::/....„.\ ..:1 .. z r' ; .1)-- ' Utt1)1 r Iii A , ,!∎ n\ C ! - Ui.....:1.1"; ix , EHRAYtd•N•R2lNNt& ..=• �(-� ` 1 VICINITY MAP • --w�.�_ lJ SLKE:N.15. _ 1 •'.- .1)1 -A. - .. -.. .a4. = ir , cc.rya 1 i Mil 3 OM 1 - I.: r� I ANAINAIIIIR:!I initiressinA j EIW 1 E Yn l 3fA saaN , . . AINIMMIASSW EXPAN9p1 AREA gp �°�•""A' ""lAamrnmir I i •.1, `• _ 3 i4' 1 �a F "' AREA P (1,574 SF) / I z a II 11<%AhNAIN1 1 �T. ✓ i.aa.a../ MIMI /i4 1 I I g - L oiii '/ AREA Q(16,832 SF)�j EAR 9 862 SF •NAN1ARR / ,� Lr--cc r i r-1 i1 r 1 r--1 Ir1-1 tl 3 3 < XC-_--i I I I I I I I h 1 1} > Ic■.,.or =NW TEN T ////AREAT(32: // REA S(16,061 SF)I 41 WASIiINCiON Alai �� ' """ W■I■ SQUARE TO / EXPANSION AREA FIRST FLOOR CLA %.. .... EIIWY SCALE N7 S. ly'[ILI 1 ir► \�2Y, NM 1 r ..Wail f .. 1 C - ' @g 9 1 f^ all y CO i-ii/ N11��/ �-i 1 1 F �_.1 / AREA U(12,987 5F) 1 1-i ` /4., Z• I I 'REA V 7,231 SF ' Q w g �7 ` P401 ♦ " C----i f , I :0 �� I I 1 II I ' 1: _I Q f '' dWASHINGTON / N IP AREA X(14,771 SF) - / AREA W(11,451 SF) n J w Ei e el N FRINGE I - ;/ / C7 Iil sTs ill R. I WASHINGTON SQUARE SITE PLAN Q Q.0 � Z(=F- EXPANSION AREA SECOND FLOOR cLA• Z U b SOLE scuE:N*s. E En�i.V(F T) W�1W S.30i rI. KK SHEET NUMBER EX-01 00 1S126CB00500 MACY"S DEPARTMENT STORES INC ATTN:TAX DEPT 7 WEST SEVENTH ST CINCINNATI,OH 45202 1 S 1260000300 caw n U s Q'f (ec0 rd PPR WASHINGTON SQUARE LLC BY THOMPSON PROPERTY TAX SERVUCES 121 ( Q Io9 2235 FARADAY AVE STE#0 b CARLSBAD,CA 92008 151260000301 PPR WASHINGTON SQUARE LLC BY THOMPSON PROPERTY TAX SERVUCES 2235 FARADAY AVE STE#0 CARLSBAD,CA 92008 1S126BC00900 PPR WASHINGTON SQUARE LLC BY THOMPSON PROPERTY TAX SERVUCES 2235 FARADAY AVE STE#0 CARLSBAD,CA 92008 1S126CB00100 PPR WASHINGTON SQUARE LLC BY THOMPSON PROPERTY TAX SERVUCES 2235 FARADAY AVE STE#0 CARLSBAD,CA 92008 151260000400 SEARS ROEBUCK AND CO DEPT 768TAX,B2-116A 3333 BEVERLY RD HOFFMAN ESTATES,IL 60179 I\ • City of Tigard • 1 `�,,.. Departfn' �f Community Development Ix Minor Moc'rfncation r' rte Development.Review)Application For: Washington Square Mall ,.., `, . d September 2009 f y+ r - . J r /, /...., . r 'F ,r �f / i s . � 1, / r / / / / f / i •. / /i ' ' ' / 1 / / f, . ; 4 ,(,. • / // , 'f , f r / f y r ' f y, ! / / / / r ./f 1 '1•,.',...:: / /. / '' yr' .; / / // / fi / / / / /r / f' / ` '/ f f ' //' // - ..,' /..//';,...,/ / ' /////1/ /' -w:'HA4Tlk I\i.i,/'//. /..// .•.„ /,/..•. .../.../,/''/,/ . rf i / "/ . , . .-0191h,TO 1 1 / / / i/ '/ ',) 41 Tr+• J i / 1'' {'`; Owner/Applicant:' ' ,' f( Macerich Company r 16495 NE 74th Street 1'7 """7"""—'� Redmond, WA 98052' -•' 'I•' ` :/// .. •. Imo` the Macerich Company Phone':"(425)869-2640 / / ;, Fay.(425)867-1577 . Contact:Rick Beason // V 't Applicant's Agent: /::, .`-' , • •//`/ . WHPacific,Inc. ""4-,,,,,;,.• . ;/ ' (_) ''' '.2.,-1 9755 S W Barnes Road,Suite 3 00 4 f`f.,/ 12 land,OR 97225 WHPaullt `��/.. - Pit (503)626-0455. ! / /' �y Pax:.(5b3)526-0775 ././ , , �-,-7 RECEIVEDContact:Brady Berry ,/ i. `% r /ff, t S E P 1 R 2009 / / ' --/ Li rr CITY OF TIGARD ,/ PLf,NNIPTENGINEERWC- • City of Tigard Department of Community Development Minor Modification (Site Development Review)Application For: Washington Square Mall September 2009 RECEIVED SD" 1 ; t009 CITY ( 'LARD PLANNING/ENGINEERING Owner/Applicant: Macerich Company 16495 NE 74th Street Redmond,WA 98052 Phone: (425)869-2640 A The Macerich Company Fax: (425) 867-1577 Contact: Rick Beason Applicant's Agent: WHPacific,Inc. 9755 SW Barnes Road, Suite 300 Portland,on (503)626-0 97225 WHPaTific Phone: (503)626-0455 Fax: (503)526-0775 • Contact:Brady Berry Table of Contents 1. Introduction A. City of Tigard Planning Division Land Use Permit Application Form B. Development Team Members C. Project Description D. Land Use Reviews Requested E. Application Fee Calculation 2. Applicable City of Tigard Development Code Standards Chapter 18.360 Site Development Review(18.360.050 and 18.360.060 Only) 3. Drawings EX-01 Trip Generation Exhibit 4. Appendices • Appendix A Comprehensive Plan Designations Map Appendix B Zoning District Map Appendix C Tax Map Appendix D Title Transfer Instrument/Deed Appendix E Trip Generation Analysis Memorandum "Washington Square Mall" September 2009 Site Design Review(Minor Modification)Application—Table of Contents P:lMocerich Company\0339281Design�Code ReviewWinor Modification�Table of contents (Washington Square).doc • • u o op 0 ,44_tA=' LA01+-Das • • 1. Introduction A. City of Tigard Planning Division Land Use Permit Application Form B. Development Team Members C. Project Description D. Land Use Review Requested E. Application Fee Calculation • 411 A. City of Tigard Planning Division Land Use Permit Application Form The required City of Tigard Planning Division Minor Modification Application Form is provided on the following page. In addition to this form, the application provides findings of fact for applicable criteria, exhibits and technical data which fulfill the applicable criteria of the Tigard Development Code. The contents of this application have been compiled by the project team, which consists of experts in the fields of land use planning, civil engineering and traffic engineering. Refer to Section B for Development Team Members. • • "Washington Square Mall" September 2009 Minor Modification(Site Development Review)Application-Introduction P:lMacerich Companyl0339281DesignlCode Review\Minor ModificationlApplication introduction (Washington Square).doc 41110 . A ii City of Tigard C r r:•�^ Minor Modification — Type ti e I App cation • GENERAL INFORMATION Iii addition, the Director must find that the proposed Property Add ressJLocation(s): 9585 SW change is in compliance with all applicable requirements of Title 18 of the Tigard Development Code. To complete Washington Square Road this review, the Applicant's proposal must include a Tax Map&Tax Lot#(s): (See Attached) discussion indicating how the site expansion/change will continue to comply with the maximum setback, building Site Size: 109.87 Acres . . height, parking, and landscaping standards. Other. requirements of this title such as clear vision, solid waste Applicant*: Macerich Company storage, non-conforming situations, signs, and tree Address: . 16495 NE 74th Street removal may also be applicable depending on the type and City/State: Redmond, WA. Zip: 98052 location of the proposed modifications. — .Primary Contact Phone:425-869-2640 Fax: 425-867-1577 E-Mail: Property Owner/Deed Holder(s)*: REOUIRED SUBMITTAL ELEM)3NTS (Attach list if more than one) See Attached (Applications will/Lot be accepted without the following required submittal elements) Address: Phone: • City/State:. Zip:, . ® . Application Form in Owner's Signature/Writteu Authorization *When the owner and the applicant are different people, the ® Title Transfer Instrument or Deed applicant must be the urchaser of record or a lessee in IL possession with written purchaser from the owner or an Site Plan(3 Large Plans&One—Reduced to 8t/a'x agent of the owner. The owners) must sign this application 11") i in the space provided on the back of this form or submit a ® Applicant's Statement/Narrative(3 copies) written authorization with this application. ® Ring Fee $579.00 T Minor Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) — Site Development ' Review or Section 18.330.020(B)(2)—Conditional Use. If the FOR STAPP USE ONLY modification exceeds the maximum allowed under any one or M Ill (f D�- 019 D more of the criteria, a Major Modification review is required. Case No.(s): Major Modifications are processed in the same manner as a new Site Development Review or Conditional Use Permit Other Case No.(s): Applicant's Statement: Receipt No• I iS 5 The applicant's statement must include a summary of the Date: ‘1111e9/ proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: 5- 0,01 r to each criterion. Failure to provide the information needed Date Determined Complete: to process the application would be reason to consider an xk ��-09 40 application incomplete and delay �,m�m.cte�:�h.a e a \ "moa+r,"t�R do« review of the proposal Y1 City of Tigard I 13125 SW Hall Blvd.,Tigard;OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 10 2 0 . • T consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANI'(S)SHALL CERTIFY THAT: s The above request does not violater any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the teams and subject to all the conditions and limitations of the approval • All of the above statements and the statements in the site plan, attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,and may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. 41111 . SIGNATURES of each owner of the subject property. DATED this 1 ' day of e7 ■1-e-i/ ,2O A 9 A. _Aiiirill i __ __.__Allb. . n. Owner's Sign / , ell • Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature ill . . . . . . . _ . . City of Tigard I 13125 SW Hall Blvd,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gav I Page 2 of 2 0 Tax Map and Lots Numbers: 1512600,TL 300, 301&400 15126BC,TL 900& 1000 15126CA,TL 700 &800 1S126CB,TL 100, 200, 300,400 &500 15126CC,TL 100 15126CD,TL 200&300 15135BA,TL 100, 101, 102, 1802, 3500&3600 • III • B. Development Team Members: Owner Macerich Company Contact: Rick Beason 16495 NE 74th Street Redmond, WA 98052 Phone: (425)869-2640 Email: rick.beason@macerich.com Legal Davis Wright Tremaine LLP Contact: Greg Hathaway 1300 SW Fifth Avenue Portland, OR 97201 Phone: (503) 778.5207 Email:greghathaway @dwt.com Civil Engineering WHPacific Contact: Brady Berry 9755 SW Barnes Road, Suite 300 • Portland, OR 97225 Phone: (503) 626-0455 Email: bberry @whpacific.com Land Use Planning WHPacific Contact: Kevin Apperson 9755 SW Barnes Road, Suite 300 Portland, OR 97225 Phone: (503) 626-0455 Email: kapperson@whpacific.com Traffic Engineering Kittleson &Associates Contact: Chris Tiesler 610 SW Alder Street,Suite 700 Portland, OR 97205 Phone: (503) 228-5230 Email:ctiesler @kittelson.com 4110 "Washington Square Mall" September 2009 Minor Modification(Site Development Review)Application-Introduction PAMacerich Company1033928\DesignlCode Review‘Minor ModificationlApplication Introduction (Washington Square).doc 410 C. Applicants Statement The applicant is requesting the approval a minor modification (of site development review)to memorialize the unused vested trips that were approved through the Washington Square Mall Expansion (refer to SDR 2003-0012) and those that are tied directly to the unleased developments at the Washington Square Fringe properties. These unused vested trips would then be used to offset potential redevelopment scenarios within the Washington Square Mall/Washington Square Too/Washington Square Fringe. The result would allow redevelopment to occur without further impact to the surrounding transportation system that has already been evaluated and approved as part of previous development applications. Below is a summary of the available gross leasable areas and entitled traffic trips: Tract, Buildings&Parcels Entitled SF Actual Const Variance/ Traffic Trips GLA &Occupied Available SF Entitled SF GLA WASHINGTON SQUARE MALL Anchor Tenant Space SEARS&TBA Macy's(Meier&Frank) • J.C. Penney&TBA 210,585 210,585 0 Dick's(old Mervyn's) 89,309 90,175 -866 Leased (old Mervyn's)Storage 24,639 17,431 7,208 Nordstrom 180,000 180,000 0 Mezzanine 8,360 8,360 Subtotal,Anchor Stores 512,893 506,551 6,342 Tenant Shops Space Specialty Shop Space 320,852 320,852 0 Common Area Subtotal, Tenant Shops TOTAL-Existing Mall 833,745 827,403 6,342 Mall Expansion 1st Floor Expansion P 1,574 1,574 0 Q 16,832 16,832 0 _ R 9,862 9,862 0 S 16,061 16,061 0 T 32,074 32,074 0 Subtotal,f Floor Expansion 76,403 76,403 0 4110 "Washington Square Mall" September 2009 Minor Modification(Site Development Review)Application-Introduction P:‘Macerich Company\0339281 DesignICode ReviewiMinor ModificationOpplication Introduction (Washington Square).doc 0 Tract, Buildings&Parcels Entitled SF Actual Const Variance/ Traffic Trips GLA &Occupied Available SF Entitled SF GLA 2nd Floor Expansion U 12,987 0 12,987 V 7,231 0 7,231 W 11,451 6,000 _ 5,451 X 19,771 4,949 14,822 Subtotal,2"d Floor Expansion 51,440 10,949 40,491 Future Expansion(Connection to Food Court) Y 3,722 0 3,722 Z 10,158 0 10,158 Subtotal,Future Expansion 13,880 0 13,880 I -- - TOTAL- Expansion 141,723 87,352 54,371 TOTAL Washington Square Mall(w/ 975,468 914,755 60,713 145 Future Exp) Available SF Available Trips III WASHINGTON SUARE FRINGE PROPERTIES Square Too Retail Center(Buildings A,B,&C) 85,230 85,230 0 Subtotal,Square Too 85,230 85,230 0 Fringe B of A 5,378 5,378 0 TGIF 8,948 8,948 0 Theater(Vacant) 14,238 0 14,238 60 Cucina (Vacant) 7,477 0 7,477 35 Subtotal,Fringe 36,041 14,326 21,715 95 TOTAL Fringe Properties 121,271 99,556 21,715 95 TOTAL(w/Expansion,Sq Too& 1,096,739 1,014,311 82,428 240 Fringe) Available SF Available Trips • "Washington Square Mall" September 2009 Minor Modification(Site Development Review)Application-Introduction P:\Macerich Company1033928\DesignkCode ReviewkMinor Modification\Application introduction (Washington Square).doc • D. Land Use Reviews Requested The City of Tigard identifies various public review procedures based upon the type of land use action being requested. Below is the requested review and approval procedure. Minor Modification (Site Development Review) Type I Process E. Filing Fee: Based on the City of Tigard Land Use Application Fee Schedule (2009 - 2010), the following fees are required to review the proposed site development review. These are outlined below. Requested Review/Approval Fee Site Development Review(Minor Modification) $579 Total $579 "Washington Square Mall" September 2009 Minor Modification(Site Development Review)Application-Introduction P:kMacerich Companyk0339281Design\Code ReviewlMinor ModificationlApplication Introduction (Washington Squore).doc City of Tigard Land Use Applications 09/ 10 Fee Schedule TIGARD PROCEDURE FEE + SURCHARGE ACCESSORY RESIDENTIAL UNITS $116 + $18= $134 ANNEXATION Moratorium on Annexation fees in effect until February,2010(Resolution 09-12)* $2,196 + $324=$2,520* APPEAL Director's Decision(Type II)to Hearings Officer $250 Expedited Review(Deposit) * $300 Hearings Referee $500 Planning Commission/Hearings Officer To City Council $2,209+ $327 = $2,536 APPROVAL EXTENSION $232+ $34= $266 BLASTING PERMIT $271 CONDITIONAL USE PERMIT Initial $4,570+$675= $5,245 Major Modification $4,570+ $675=$5,245 Minor Modification $504+ $75=$579 DESIGN EVALUATION TEAM (DET) RECOMMENDATION (DEPOSIT) _ $1,132 + $166 = $1,298 DEVELOPMENT CODE PROVISION REVIEW illSingle-Family Building Plan $46 + $6 = $52 Commercial/Industrial/Institution $290 + $42 = $332 HEARING POSTPONEMENT $261 HISTORIC OVERLAY/REVIEW DISTRICT Historic Overlay Designation $3,530+$522= $4,052 Removal of Historic Overlay Designation $3,530+ $522= $4,052 Exterior Alteration in Historic Overlay District $541 + $80 = $621 New Construction in Historic Overlay District $541 + $80 = $621 Demolition in Historic Overlay District $541 + $80 = $621 HOME OCCUPATION PERMIT(ORIGINAL PERMIT) Type I Home Occupation Permit $35 + $5 = $40 Type II Home Occupation Permit $249 + $36 = $285 INTERPRETATION OF THE COMMUNITY DEVELOPMENT CODE $576 + $36 =$612 LAND PARTITION Residential and Non-Residential(3 Lots) $3,277 + $484= $3,761 Residential and Non-Residential(2 Lots) $2,696 + $398= $3,094 Expedited $3,853 + $572= $4,425 Final Plat $784+ $115= $899 LOT LINE ADJUSTMENT $419 + $63 = $482 MINOR MODIFICATION TO AN APPROVED PLAN $504+ $75 = $579 NON-CONFORMING USE CONFIRMATION $238 + $35 = $273 PLANNED DEVELOPMENT Conceptual Plan Review $6,555 + $924= $7,479 Detailed Plan Review Applicable SDR Fee PRE-APPLICATION CONFERENCE $326+ $47 = $373 alSENSITIVE LANDS REVIEW With Excessive Slopes/Within Drainage Ways/Within Wetlands (Type II) I $2,116 +$312= $2,428 . City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov 1 Page 1 of 3 With Excessive Slopes/Within Drainage Ways/Within Wetlands (Type III) $2,276+ $337 = $2,613 Within The 100-Year Floodplain (Type III) $2,276 + $337 = $2,613 SIGN PERMIT Existing and Modification to an Existing Sign (No Size Differential) $35 + $5 = $40 Temporary Sign (Per Sign) $17 + $2 = $19 SITE DEVELOPMENT REVIEW AND MAJOR MODIFICATION Under$1,000,000 $3,873 + $572= $4,445 $1 Million/Over $5,083 +$750 = $5,833 +$6/Each$10,000 Over$1 Million MINOR MODIFICATION $504 + $75 = $579 SUBDIVISION Preliminary Plat Without Planned Development $4,498 + $643 = $5,141 + $93/Lot Preliminary Plat With Planned Development Add$6,267 + $924= $7,191 Expedited Preliminary Plat Without Planned Development $5,182+ $643 = $5,825+ $93/Lot Expedited Preliminary Plat With Planned Development Add$6,267 + $924= $7,191 Final Plat $1,441 + $212=$1,653 Plat Name Change $274 TEMPORARY USE PERMIT Director's Decision $265 + $39 = $304 Special Exemption/Non-Profit Organization -0- TREE REMOVAL $163 + $25 = $188 VACATION(STREETS AND PUBLIC ACCESS) $1,933 + $276 = $2,209 Deposit +Actual Costs VARIANCE/ADJUSTMENT Administrative Variance $541 + $80= $621 Development Adjustment $238+ $35= $273 Special Adjustments • Adjustment to a Subdivision $238 + $35 = $273 -Reduction of Minimum Residential Density $238 + $35 = $273 -Access/Egress Standards Adjustment $541 + $80= $621 -Landscaping Adjustment(Existing/New Street Trees) $272 +$40= $312 Parking Adjustments -Reduction in Minimum or Increase in Maximum Parking Ratio $541 + $80= $621 -Reduction in New or Existing Development/Transit Improvement $541 + $80= $621 -Reduction in Bicycle Parking $541 + $80= $621 -Alternative Parking Garage Layout $238+ $35= $273 -Reduction in Stacking Lane Length $541 + $80= $621 Sign Code Adjustment $541 + $80= $621 Street Improvement Adjustment $541 + $80= $621 Tree Removal Adjustment $238 + $35 = $273 Wireless Communication Facility Adjustments -Setback From Nearby Residence $541 + $80= $621 -Distance From Another Tower $238 + $35= $273 ZONING MAP/TEXT AMENDMENT Legislative—Comprehensive Plan(CPA) $7,812 + $1,154= $8,966 Legislative—Community Development Code(DCA) $3,071 + $453 = $3,524 Quasi-Judicial(ZON) $2,814 + $415 = $3,229 ZONING ANALYSIS(DETAILED) $504+ $75= $579 ZONING INQUIRY LE'!"1'ER(SIMPLE) $59 + $8= $67 JOINT APPLICATION PLANNING FEE 100%of Highest Planning Fee + 50%of All Additional Fees Related to the Proposal • City of Tigard 1 13125 SW Hall Blvd.,Tigard, OR 97223 1 503 639-4171 I www.tigard-or.gov I Page 2 of 3 EFFECTIVE DATE: OCTOBER 29.2003(Updated annually according to Resolution No.03-59) (Resolution No.QL59, Repealing Resolution No.02-3a,Repealing Resolution No.98-58,Repealing Resolution No.96-30,Repealing Resolution No.91-01) 41111 *-Established by state statute NOTE 1: WITHDRAWN APPLICATIONS: In cases of withdraw of an application;refund of fees may be applicable,less costs incurred, as determined by the Director. Generally, refunds of 80 percent will be made for applications received and withdrawn prior to sending out request for comments to agencies and notice of public hearing being sent. Fifty-percent refunds will be made where notice of public hearing has been sent but no staff report has begun. NO REFUNDS WILL BE PROVIDED FOR APPLICATIONS FOR WHICH A STAFF REPORT I-IAS BEGUN. NOTE 2: PROPERTY OWNER NOTICE REQUIREMENTS: For all Type II,III and IV applications,applicants must submit two (2) sets of pre-stamped, pre-addressed envelopes for all property owners of record within 500 feet of the subject properties. The very most current records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. Contact the City of Tigard to request 500-foot property owner mailing labels. NOTE 3: LONG RANGE PLANNING SURCHARGE: A Long Range Planning surcharge of.1476 x the application fee has been added by the City Council Resolution No.04-99,passed and effective on 12/28/04. (update effective:7/1/09) ID 4110 City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 3 of 3 e_ci-i'ov) 2.,. 0„,mw,u,, ,,ly c _veloPvyte�--i-- Oode Sfavacueris z Applicable City of Tigard Community Development Code Standards The following narrative is intended to meet the code criteria requirements for the site development review—minor modification application. Code narrative contained in this section includes: Chapter 18 Land Uses Chapter 18.360 Site Development Review (18.360.050 and 18.360.060 Only) • P:lMacerich CompanA033928‘Design\Code ReviewlMinor Modificationlintro Pages(section 2,3&4) (Washington Square).doc 2. • Applicable City of Tigard Community Development Code Standards The following information responds to Tigard Community Development Code requirements. Responses to individual sections are highlighted in bold for each applicable development standard criterion. Chapter 18.360—Site Development Review 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request.An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the Director with three copies of the proposed modified site development plan;and Applicants Response: Based on the City's initial input, the proposed modification is not • considered a major modification. Therefore, this criterion is not applicable to this application. 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B below. Applicants Response: Again, the proposed modification is not considered a major modification. Therefore, this criterion is not applicable to this application. B. Evaluation criteria.The Director shall determine that a major modification(s)will result if one or more of the following changes are proposed.There will be: 1. An increase in dwelling unit density,or lot coverage for residential development; Applicants Response: The proposed minor modification does not include any residential development. As a result, there is no increase in dwelling unit density or lot coverage. Therefore, this criterion is not applicable to this application. 2. A change in the ratio or number of different types of dwelling units; • "Washington Square Mall" 1 September 2009 Minor Modification(Site Development Review)Application—Applicable Code Standards P:lMacerich Company1033928\DesignlCode Review\Minor Modification\Code Responses (Washington Square).doc Applicants Response: Again, the proposed minor modification does not include any residential • development. As a result, there would be no change in the ratio or number of different types of dwelling units. Therefore, this criterion is not applicable to this application. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Applicants Response: There is no development proposed as part of this minor modification. As a result, there would be no changes that would require additional on-site parking. Therefore, this criterion is not applicable to this application. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Applicants Response: As previously mentioned, there is no development proposed as part of this minor modification. As a result, there is no change in the type of commercial structures or industrial structures. Therefore, this criterion is not applicable to this application. 411) 5. An increase in the height of the building(s) by more than 20%; Applicants Response: Again, there is no development proposed as part of this minor modification. As a result, there is no increase in the height of any buildings by more than 20%. Therefore, this criterion is not applicable to this application. 6. A change in the type and location of access ways and parking areas where off-site traffic would be affected; Applicants Response: There is no development proposed as part of this minor modification. As a result, there would be no changes in the type and location of access ways and parking areas where off-site traffic would be affected. Therefore, this criterion is not applicable to this application. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Applicants Response: Again, there is no development proposed as part of this minor modification. As a result, there would not be an increase in vehicular traffic to and from the site or an increase that would exceed 100 vehicles per day. Therefore, this criterion is not applicable to this application. "Washington Square Mall" 2 September 2009 Minor Modification(Site Development Review)Application—Applicable Code Standards P:\Macerich Company\033928\Design\Code Review\Minor Modification\Code Responses (Washington Square).doc • 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Applicants Response: As previously mentioned, there is no development proposed as part of this minor modification. As a result, there would not be an increase in the proposed floor area for a nonresidential uses by more than 10%excluding expansions under 5,000 square feet. Therefore, this criterion is not applicable to this application. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Applicants Response: There is no development proposed as part of this minor modification. As a result, there would not be a reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%. Therefore,this criterion is not applicable to this application. • 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b. Screening; and/or c. Landscaping provisions. Applicants Response: Again, there is no development proposed as part of this minor modification. As a result, there would not be reduction of project amenities(e.g. recreational facilities,screening or landscaping)below the minimum standards or by more than 10%where specified in the site plan. Therefore, this criterion is not applicable to this application. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of B1 through 10 above of this subsection. Applicants Response: There are no proposed modifications to the conditions of approval. Therefore, this criterion is not applicable to this application. "Washington Square Mall" 3 September 2009 Minor Modification(Site Development Review)Application—Applicable Code Standards PAMocerich Compony\033928‘DesignICode ReviewlMinor Modification�Code Responses (Washington Square).doc C. When the determination is made. Upon determining that the proposed modification to the • site development plan is a major modification,the applicant shall submit a new application in accordance with Sections 18.360.030 and 18.360.070 for site development review prior to any issuance of building permits. Applicants Response: The proposed modification is not considered a major modification. Therefore, this criterion is not applicable to this application. 18.360.060 Minor Modification(s)to Approved Plans or Existing Development A. Minor modification defined.Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. Applicants Response: Because the proposed modification does not meet the description for a major modification, it is considered a minor modification. Based on this determination, the applicants request will need to fulfill the requirements of a minor modification. This criterion has been satisfied. B. Process.An applicant may request approval of a minor modification in accordance with Section 18.360.030B and as follows: 1. Providing the Director with three copies of the proposed modified site development plan; and Applicants Response: The City indicated that the applicant request would be processed as a minor modification. The intent of the minor modification is to memorialize the unused vested trips that were approved through the Washington Square Mall Expansion(refer to SDR 2003-0012)and those that are tied directly to the development at the Washington Square Fringe property. Refer to the attached exhibit for an illustration on the impacted area and the available entitled areas. This criterion has been satisfied. 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in Section 18.360.050B. Applicants Response: A Trip Generation Analysis Memorandum has been prepared by Kittleson &Associates, Inc. that outlines the unused trip entitlements. Refer to Appendix E, Trip Generation Analysis Memorandum. This criterion has been satisfied. C. Approval criteria.A minor modification shall be approved, approved with conditions or denied following the Director's review based on the finding that: "Washington Square Mall" 4 September 2009 Minor Modification(Site Development Review)Application—Applicable Code Standards P:\Macerich Company1033928‘DesignICode Review`Minor Modification\Code Responses (Washington Square).doc 1. The proposed development is in compliance with all applicable requirements of this title; and Applicants Response: The proposed modification is in compliance with all applicable requirements of this title. This criterion has been satisfied. 2. The modification is not a major modification. Applicants Response: The proposed modification is not a major modification. Refer to applicants narrative responses to Section 18.360.060. This criterion has been satisfied. • "Washington Square Mall" 5 September 2009 Minor Modification(Site Development Review)Application—Applicable Code Standards P:lMacerich Company10339281DesigniCode Review\Minor Modification\Code Responses (Washington Square).doc • 3 ec.ttor) D ram i • • i 3 Exhibit Drawings The following exhibit drawing is intended to meet the plan and graphic requirements for the site development review—minor modification application. The exhibit drawing contained in this section includes: Site Drawings EX-01 Trip Generation Exhibit • PAMacerich Companyk033928‘DesignICode ReviewlMinor Modificationkintro Pages(section 2,3&4) (Washington Square).doc _, _ �= . , _ I D • ' =., • !/ 11111117�: ' 1-71:211------ • ... _ _ ® ) (( __Te *1 W..� ‘ IC----111 I -�-- ' SITE 1 err 4IFF-4149 ,A!9>.� e ;NJ— _ SCAM ItTi. pEadiol fliffolPr 1;16111 Plilti 41:11161 11 1 I il::#ill 1 rot4;4411 It r,roeowor �"y,tj ►,' ` p 41,4 _. _. EIPANSIDN AREA r o Fr _IF 100;41 ' : AREA AREAZ_a-4-zro,A4mor—J I . ,I''� ���, -�f°"0101 1��� i I ' sihgg Mli -0,\_A., 'T ,yam �� 1(�► ( 1 1 AREA U(12':7 SF) ( I L LRJAREA V a 3 a 1 ; '� f''..'.'.. Al 7 f lf 1 ` — — 8,188 SF.1 L,799 SF — J I = = 1 L,231 SF — f • (, 'I.�(i�/p/��-/� WASHINGTON I , tllllt{R1�E SQUARE / ♦ , L____i I .... L 1 L J I© I�-! J i. J IL Li \II 1 �� I�� ' 1 \\ �. I I L_J _J _ L.F JI _ _ ILH C-it �+, l f 1 �`�"'���I /i , ( ) r� 5,451SF^^~ o I,� �(((v 'v AREA X 19,771 SF 1 ' I`'I' 1'1,822 SF ' r-1 — 1 �! `'-' L�, ( IAREAW(11,$51SF f� aI, �J SQUARE Too f • 1,349 SF I �_� l • „ �� —�� I I ��r� 3,000 SF _ ,3,000 S' 3,000 SF w. i�a'. E Ir mi ,•9 ':4004,00100;40,07---�. -_.-__�=��- EXPANSION AREA GLA PLAN ♦ ?' ''-�L'/�"I'�AVreierr �' sr. VA. Z ♦.' ,, // /1 "7� TRIP BANK ACCOUNTING z ���_� �, J ''. • ENRT euENr LAM USE AVAILABLE wnnm SF mlPs / �,�1.��'44� Q NALL AND EIAANSKN %WING CTR 60713 145 w G' /rte— ` t ��1yI /y WA SCI FRINGE 8 - ter . 4 rA .4 10. : n,•41 ^ PAD 1-QgNA-Q1DNA DUALITY RE5111RANT 7717 55 0101 ``V.P' V PAO 3-HEATER NOME HEATER 3 SCREENS 60 Cr� '.4. ': L/ i �A+�1? TOTAL mP BANK Z '16! l'. sa pp liLOCATFD iPoPS �y 24,3 Z KI >> � I 'W LLI ter•� ', `�' $n , l41�` ' i v TOTAL w w a ako �'1 ee tY 1 WASHINGTON Q Q "'M " SFRIARE D FRINGE ao Q��e/ ��az • WASHINGTON SQUARE SITE PLAN ��• I—I—p w m scru:,..or I I 0001:3 ZZ3� ¢ a _=U SCALE U3U)wa W' _SI 10 a 19 lab 1 Q Q Q LDQ' SI IFF[T) d o Nth.X0 FT. n/ 1 N SHEET NUMMI rt EX-01 m l/,.:!:',x..Am,.,,.1. vv:evwynm t o ,,,z,I.° .e.o]rz,am x7 I 0 9 i _���-�` ��' `,``�� jam; L- 1,. "�� ..... `\! ,,,,, ' "11/4,' V*,;.1 .4.11t11! vr..y,w.,rw f g �� lel �1 r�1lxlt-1' � bra raw i��i���►'�►...� a ��:+ Res \f t1�l,4)t vl,vsk, ,,I� 1, ak, X11116,.A -4NI wlw,�lr . 1 Ao...4EANN\v§tioN1 . vi.lti..-4p.....tr.ti. q \,%,„,,44tils,Nst_7* AN*. GREENB �� @ x+11 URG RDA ,..►i 11 8V _ -----� • 6g 4 . 1P tli I le 1 ! iI I ILA 1 c 'I;-1 ' I I r..%/..1g .. ' ' 7,,,, ,, --\\_Tifl u y y Y I L ' 1.... 3_ ifs � : - J/- lt\ r —il :‘,1 i .ice iisu e �I �, — I�'A N ; � � �® h TI A IN v-.11 II II _ -.--,-,. :.. 1I 11 lN\ WASHINGTON SQUARE ,o,,,,, X WASHINGTON SQUARE ENTITLEMENT DEFINITI ° MACERICH COMPANY — W HPais C:' PROPERTY DEFINITION NW On PM ° _. � 3J92&PInN-SP0, '"-----1 .___..30.I, P. +.V re, _ sa--319DuaCicy Uo .4:sa9 T/ • • • 4 Appendices The following appendices provide background documentation and technical data that support the application approvals.These include following: Appendices Appendix A Comprehensive Plan Designations Map Appendix B Zoning District Map Appendix C Tax Map Appendix D Title Transfer Instrument/Deed Appendix E Trip Generation Analysis Memorandum S • P:■Macerich Company10339181Design\Code ReviewVMinor Modificationllntro P ages(section 2,3&4) (Washington Squore).doc ..iiS ■: �Iv i.� Ef_��1: �•:a �t�r�=i •i���+. `'`3••+ �S..Y Yu " 7 4n'C.• .... _ .. _-__ ■ y '� IY �i rill. t:. t _....ry.'1♦ .. o, ,.l S1t -9'•11:5.` 1•"mi itte:ti REii$yiiif► 'f'4.lty III C ary fir._ _i���`�(6:14-,�II n.■u. .,, t.' = s a-,._ (� ��!. rp ►.2(w. y.' ♦ lw* ,:lit: : 1► '� "!•:I 4";'4 „ �� Y► ■. r I j [' s/i��� r. .. ...r. rr w, . , r-..1 , S' ;, �' '-� G .....:.Y A,= 7;L►.,.•; s Zoning Districts i••1••- .■\\ '•11 ►11` •!/Ii:'1 'ti.is \. -11 •1.^ � 1u� - ` . 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Map areas delineated by&Me,gray shading or a cross-hatched lim ' pattern are for reference only and may no t indicate the most arrrent pcperty boundaries.Please consult The apprnpcate meP gill Min illimmeim 131WAIIIV li 11 AI imr ni ini, ,,i Lois -,,.- ww, 0 ''4, -,..' s• 1:001 am 11 t. ... i=g-7-171-0,,,„ar ,,,....: 1 , ,,, ,T. will___7____.7,_ IV- BEAVERTON TIGARD 1S 1 26 1S 1 26 dim slw26 1S 1 35BA 1S 1 35BA w,ti;r L -.<'',.:'-,-"-..-",,,-',..:<- . 4•',;''>:" :P...;;-.,•'_ .. •:<' ' V '>,'`,:":-.."..-:\:: `,: ' ':+' ,<, `.t' `,,'`,,' `,'' '< y .S►FP`) ;�Int;< -."..4.:‘ — , ' 0 {{ tNiitc I_ 5 ;:)':• 300 ( , , , 8., ,I. .f'`.'"'.' ,.,s we n0-. 1'°i*;: / , 1 , ;;`) •,' i,•' >1r-':` •' .0-].::;t ^'Y1,; :;). �'`.:'`•., I. / ; :;:,�;:' >:,, ;`' ,.;' II 2').r,' ' ',, ',,,,/, •39. i4: 'i „',14L,;‘;;,'-',,' 4 R / �`,; ] `.' �• p ' 7 : a E 7 E 6 F. 5 a.oa. 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Transnation' • -" �,�w,.vU«..�, TRANSNATION TITLE INSURANCE COMPANY 1515 SW 5th Avenue Suite 850 Portland, OR 97201 Ph: (503)223-5910 Fx: (503)553-5679 LandAmerica NCS Attn: Sean Cruz 888 West 6th St, Fourth Floor Los Angeles, CA 90017 Date Prepared: August 22, 2003 PRELIMINARY TITLE REPORT FOR ISSUING TITLE INSURANCE ORDER NO : 1231514w PARTY REFERENCE : NCS 03-006154 PROPERTY ADDRESS: • OTHER REFERENCE : Washington Square TRANSNATION TITLE INSURANCE COMPANY is prepared to issue title insurance as of the effective date and in the form and amount shown on Schedule A, subject to the conditions, stipulations and exclusions from coverage appearing in the policy form and subject to the exceptions shown on Schedule B. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued and the full premium paid. This report is for the exclusive use of the persons to whom it is addressed. Title insurance is conditioned on recordation of satisfactory instruments that establish the interests of the parties to be insured; until such recordation, the Company may cancel, amend, or supplement this report for any reason. Thank you for placing the order with us. If you need assistance with this report, please contact: Kenneth F. Mayer, V.P. & Sr. Legal Counsel, 503-553-5662 Ill PRELIMINARY TITLE REPORT DATED August 22, 2003 ORDER NO. 1231514w III SCHEDULE A, Page No. 1 1 . The effective date of this preliminary title report is 5:00 P.M. on August 8, 2003 2. The Policy or Policies to be issued: Policy/Endorsement Description Charge ALTA Extended Owner's for (to come) $ Local Govt. Lien Search 475 . 00 III 3. Title to the land described herein is vested in: PPR WASHINGTON SQUARE LLC, a Delaware limited liability company 4. The land referred to in this report is described as follows: As fully set forth on Exhibit "A" attached hereto and by this reference incorporated herein. III Order No. 1231514w al EXHIBIT "A" Legal Description PARCEL 1 : (LANDLORD TRACT) That tract of land situated in Sections 26 and 35, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at the intersection of the Easterly line of that tract of land conveyed to D.W. Creary by Deed recorded November 5, 1965, in Book 576, Page 195, Records of Washington County, Oregon, with the Southwesterly line of Hall Road (State Highway Number 217) ; thence along said Southwesterly line South 64°12' 59" East 73 .30 feet; thence South 1°03' 00" West 331.79 feet; thence South 88°57' 00" East 177 . 00 feet; thence South 01°03' 00" West 532 . 68 feet; thence South 88°55' 05" East 233 .55 feet to a point of curvature; thence 48 . 18 feet along the arc of a 45 . 96 foot radius curve to the left through a central angle of 60°03' 50" (the long chord of which bears North 61°03 ' 00" East 46 . 00 feet) to a point of compound curvature; thence 11 . 93 feet along the arc of a 146 .77 foot radius curve to the left through a central angle of 04°39' 25" (the long chord of which bears North 28°41' 23" East 11 . 93 IIIfeet) to the Westerly line of SW Greenburg Road; thence tracing said Westerly line South 11°22' 29" West 8 .31 feet; thence South 11°11'38" West 134 .21 feet; thence South 11°22' 12" West 12 . 90 feet; thence South 02°53 ' 18" East 26 . 12 feet; thence South 14°51' 23" West 250 .25 feet; thence South 32°36' 03" West 26 . 12 feet; thence South 14°51' 23" West 82 . 08 feet to the non-tangent intersection with a 66. 00 foot radius curve to the left (the radial center bears South 41°49' 52" West) ; thence leaving said Westerly line of SW Greenburg Road; thence Northwesterly tracing the arc of said 66 .00 foot radius curve to the left 46 . 00 feet through a central angle of 39°55' 57" (the long chord of which bears North 68°08' 06" West 45 . 07 feet) to a point of tangency; thence North 88°06' 05" West 685 .06 feet to the beginning of a tangent 400 . 00 foot radius curve to the left; thence Southwesterly along the arc of said curve 640 . 17 feet through a central angle of 91°41' 52" (the long chord of which bears South 46°02' 59" West 574 . 00 feet) to a point of tangency; thence South 0°12' 03" West 258 .78 feet; thence South 89°40' 00" West 630 . 75 feet; thence South 0°20' 00" East 784 .34 feet to a point on the Northeasterly right-of-way line of the Oregon State Highway (Beaverton-Tigard Freeway) ; thence along said right-of-way line as follows : North 45°10'42" West 5 . 07 feet; North 37°07 ' 00" West 164 . 80 feet; North 24°20' 47" West 387 .35 feet; North 12°55' 20" West 298 . 00 feet; North 7°49' 50" West 303 .41 feet; North 11°21' 59" West 298 .42 feet; North 2°22' 32" West 250 .25 feet; North 8°49' 08" East 172 .44 feet; thence leaving said Northeasterly right-of-way line of the Oregon State Highway North 89°40' 00" East 394 . 11 feet; thence North 00°49' 14" East 5. 00 feet; thence North 89°40' 00" East 64 . 97 feet; thence North 00°20' 00" West 0 .42 feet; thence North 89°40' 00" East 123 . 00 feet; thence North 00°20' 00" West (Continued) Order No. 1231514w Page 2 Exhibit "A" 111 Legal Description 43 . 58 feet; thence North 89°40' 00" East 68 . 00 feet; thence South 00°20' 00" East 3 . 58 feet; thence North 89°40' 00" East 107 . 00 feet; thence North 00°20' 00" West 190 . 58 feet; thence North 89°40' 00" East 70 . 00 feet; thence North 00°20' 02" West 100 . 00 feet; thence North 89°40' 00" East 123 .40 feet; thence North 00°20' 00" West 369 . 28 feet; thence South 87 °28' 25" East 850 . 15 feet; thence North 01°03 ' 00" East 333 . 37 feet to the point of beginning. (ACCESS ROAD NO. 6) TOGETHER WITH a strip of land over a portion of OAKBURG, a duly recorded plat in said Washington County and a portion of said Sections 26 and 35, described as follows : Commencing at a point on the Northerly prolongation of the Westerly line of Lot 25, OAKBURG, a duly recorded plat in said county, distant thereon North 0° 18' 12" East 25 . 00 feet from the Northwest corner of said lot; thence North 89°41' 48" West 37 .28 feet; thence North 00°20 ' 00" West 340 . 83 feet to the true point of beginning; thence continuing North 00°20 ' 00" West 62 . 02 feet; thence North 00°12' 03" East 35 . 94 feet to the non-tangent intersection with a 40 . 00 foot radius curve to the left (the radial center bears South 89°47 ' 57" East) ; thence tracing the arc of said 40 . 00 foot radius curve to the IIIleft 62 .75 feet through a central angle of 89°53' 17" (the long chord of which bears South 44°44' 36" East 56 . 51 feet) to a point of tangency; thence along a line that is parallel with and distant Southerly 4 . 00 feet, measured at right angles from the North line of said Section 35, South 89°41' 14" East 858 .26 feet to the Westerly line of SW Greenburg Road; thence tracing said Westerly line South 14°48' 04" West 61 . 78 feet; thence leaving said Westerly line and tracing the arc of a non-tangent 29 . 00 foot radius curve to the left (the radial center bears South 22°31' 08" West) an arc distance of 10 . 23 feet (the long chord of which bears North 79°14' 20" West 10 . 18 feet) to a point of tangency; thence North 89°41' 14" West 872 . 01 feet to the true point of beginning. (ACCESS ROAD NO. 7) TOGETHER WITH a strip of land over a portion of OAKBURG, a duly recorded plat in said Washington County and a portion of said Section 35, described as follows: Beginning at a point on the Northerly prolongation of the Westerly line of Lot 25 of OAKBURG, a duly recorded plat in said county, distant thereon North 0°18' 12" East 25 . 00 feet from the Northwest corner of said lot; thence South 00°18' 12" West 30 . 00 feet; thence South 89°41' 48" East 32 .44 feet to a point of curvature; thence 139 . 07 feet along the arc of a 320 . 00 foot radius curve to the right through 41110 (Continued) Order No. 1231514w 0 Page - 3 Exhibit "A" Legal Description a central angle of 24°53' 59" (the long chord of which bears South 77°14' 48" East 137 . 97 feet) to a point of tangency; thence South 64°47 ' 49" East 405 . 94 feet to a point of curvature; thence 111. 00 feet along the arc of a 930 . 00 foot radius curve to the right through a central angle of 06°50 ' 19" (the long chord of which bears South 68°12 ' 58" East 110 . 94 feet) to a point of reverse curvature; thence 23 .26 feet along the arc of a 49 . 08 foot radius curve to the right through a central angle of 27°09 ' 29" (the long chord of which bears South 58°03 ' 23" East 23 . 05 feet) to a point of non-tangency; thence South 44°18' 24" East 1. 18 feet to the Westerly line of SW Greenburg Road; thence tracing said Westerly line North 14°51' 35" East 84 . 64 feet to the non-tangent intersection with a 41.00 foot radius curve to the right (the radial center bears North 23°33'21" West) ; thence 30 .45 feet along the arc of a 41. 00 foot radius curve to the right through a central angle of 42°33 ' 27" (the long chord of which bears South 87°43 ' 22" West 29 . 76 feet) to a point of compound curvature; thence 93 . 3 feet along the arc of a 862 . 00 foot radius curve to the right through a central angle of 06°12 ' 05" (the long chord of which bears North 67°53 ' 51" West 93 .25 feet) to a point of tangency; thence North 64°47 ' 49" West 388 .71 feet to a point of curvature; thence 165 . 14 feet along the arc of a 380 . 00 foot radius curve to the left through a central angle of 24°53 ' 59" (the long chord of which bears North 77°14 '48" West 163 . 84 feet) to a point of tangency; thence North III89°41'48" West 89 . 04 feet; thence South 00°20' 00" East 30 . 00 feet; thence South 89°41' 48" East 37 .28 feet to the point of beginning. (ACCESS ROAD NO. 1) TOGETHER WITH that portion of Section 26, Township 1 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, being more particularly described as follows : Beginning at the intersection of said Easterly right-of-way line of the Beaverton-Tigard (Oregon State) Freeway with the North line of that tract of land granted to Gust Olson by Deed recorded March 2, 1892 in Book 33 at Page 334, Deed Records of said county; thence North 19°19' 29" East 14 . 23 feet; thence North 00°41' 08" East 671.49 feet to a point of curvature; thence 129 . 13 feet along the arc of a 500 . 00 foot radius curve to the right through a central angle of 14°47'50" (the long chord of which bears North 08° 05' 03 " East 128 . 77 feet) to a point of non-tangency; thence North 88°21' 11 " West 13 .43 feet; thence North 34°47'25" West 46 .50 feet; thence North 88°45' 53" West 45 . 82 feet to the Easterly right-of-way of SW Scholls Ferry Road; thence tracing said Easterly right-of-way North 19°56' 09" East 57 . 62 feet; thence leaving said Easterly right-of-way South 68°45' 35" East 84 . 68 feet to a point of curvature; thence 42 . 62 feet along the arc of a 30 . 00 foot radius curve to the left through a central angle of 81°26' 05" (the long chord of which bears North 70°31' 22" East 39 . 14 feet) to a point of tangency; thence North 29°48'20" East 183 .34 feet 11111 (Continued) Order No. 1231514w - 4 Exhibit "A" ePage Legal Description to a point of curvature; thence 163 .43 feet along the arc of a 95 . 00 foot radius curve to the left through a central angle of 98°33' 55" (the long chord of which bears North 19°28' 37" West 144 . 01 feet) to a point of tangency; thence North 68°45' 35" West 82 . 00 feet to the Easterly right-of-way of SW Scholls Ferry Road; thence tracing said Easterly right-of-way North 21°14' 26" East 105 . 00 feet; thence leaving said Easterly right-of-way South 68°45' 35" East 12 . 00 feet to the non-tangent intersection with a 70 . 00 foot radius curve to the left (the radial center bears South 68°45' 35" East) ; thence 109 . 96 feet along the arc of a 70 . 00 foot radius curve to the left through a central angle of 90°00' 00" (the long chord of which bears South 23 °45' 35" East 98 . 99 feet) to a point of reversing curvature; thence 223 . 62 feet along the arc of a 130 . 00 foot radius curve to the right through a central angle of 98°33 ' 55" (the long chord of which bears South 19°28' 37" East 197 . 06 feet) to a point of tangency; thence South 29°48' 15" West 121. 15 feet to a point of curvature; thence 123 .79 feet along the arc of a 445 . 00 foot radius curve to the left through a central angle of 15°56' 17" (the long chord of which bears South 21°50' 12" West 123 .39 feet) to a point of tangency; thence South 88°21' 02" East 0 .08 feet to a point of curvature; thence 66 . 89 feet along the arc of a 437 . 00 foot radius curve to the left through a central angle of 08°46' 14" (the long chord of which bears South 13 °09 ' 02" West 66 . 83 feet) to a point of non-tangency; thence South • 88°20 ' 02" East 24 .22 feet; thence South 21°17'45" West 81. 15 feet; thence South 00°41' 08" West 670 . 05 feet: thence North 89°13 ' 49" West 67 .55 feet to the point of beginning. (ACCESS ROAD NO. 2) TOGETHER WITH that portion of Section 26, Township 1 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, being more particularly described as follows : Commencing at the most Westerly Northwest corner of that tract of land described in Deed recorded in Book 576, Page 196, Deed Records of Washington County, Oregon; thence North 00°12' 03" East 86 .28 feet to the true point of beginning; thence North 00°12' 03" East 214 . 57 feet; thence North 00°19' 18" East 656 . 11 feet to the Southwesterly right-of-way of SW Hall Boulevard; thence tracing said Southwesterly right-of-way North 46°19' 50" West 8 .78 feet to a point of curvature; thence 61 .38 feet along the arc of a 924 . 93 foot radius curve to the left through a central angle of 03°48' 08" (the long chord of which bears North 48°13' 54" West 61.37 feet) to a point of non-tangency; thence leaving said Southwesterly right-of -way of SW Hall Boulevard South 01°16' 28" East 229. 38 feet; thence South 00°19' 18" West 322 .27 feet; thence South 88°21' 11" East 3 . 50 feet; thence South 00°19 ' 18" West 110 . 04 feet to a point of curvature; thence 40 .10 feet along the arc of a 430 . 50 foot radius curve to the left through a central angle of 05°20' 15" (the long chord of which bears South 02°59' 25" West 40 . 09 III (Continued) Order No. 1231514w - 5 Exhibit "A" *Page Legal Description feet) to a point of non-tangency; thence North 88°21' 11" West 3 . 51 feet to the non-tangent intersection with a 427 . 00 foot radius curve to the right (the radial center bears North 84°18' 22" West) ; thence 14 . 58 feet along the arc of a 427 . 00 foot radius curve to the right through a central angle of 01°57 ' 23" (the long chord of which bears South 06°40 ' 19" West 14 . 58 feet) to a point of tangency; thence South 07°39 ' 01" West 203 .73 feet; thence North 89°40' 00" East 75 . 93 feet to the true point of beginning. PARCEL II : That portion of Section 26, Township I South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, described as follows : Beginning at a point lying North 0°12' 03" East 86 .28 feet and South 89°40' 00" West 75 . 93 feet from the most Westerly Northwest corner of that tract of land described in Deed recorded in Book 567, Page 196, Deed Records of said Washington County; thence South 89°40' 00" West 573 . 13 feet, to a point on the East line of Access Road Number 1; thence North 0°41' 08" East 236 . 97 feet; thence South 88°21' 11" East 599 . 35 feet to a point on the arc of a 427. 00 foot radius curve to the right, the long chord of said curve bears South 6°40'20" West 14 . 58 IIIfeet; thence Southerly along the arc of said curve 14 . 58 feet through a central angle of 1°57' 21" ; thence South 7°39' 01" West 203 .73 feet to the point of beginning. PARCEL III : That portion of Section 26, Township 1 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, being more particularly described as follows : Commencing at the intersection of the Easterly line of that tract of land conveyed to D.W. Creary by Deed recorded November 5, 1965, in Book 576, Page 195, Records of Washington County, Oregon, with the Southwesterly line of Hall Road (State Highway Number 217) ; thence along said Southwesterly line South 64°12' 59" East 73 . 30 feet to the true point of beginning; thence continuing along said Southwesterly line South 64°12 ' 59" East 194 . 88 feet; thence South 01°03 ' 00" West 22 . 22 feet; thence North 64°12 ' 59" West 160 .72 feet to the intersection of a 45 . 00 foot radius curve to the left, (the radius point bears South 17°02 ' 57" East) ; thence 56 . 47 feet along the arc of said curve through a central angle of 71°54' 03" (the chord of which bears South 37°00' 09" West 52 . 84 feet) ; thence North 01°03' 00" East 79 .29 feet to the true point of beginning. III (Continued) Order No. 1231514w Page 6 Exhibit "A" 1110 Legal Description PARCEL IV: A tract of land in the West half of Section 26, Township 1 South, Range 1 West of the Willamette Meridian, located in the City of Tigard, County of Washington and State of Oregon, said tract described specifically as follows: Beginning at the intersection of the East right-of-way line of the Beaverton-Tigard (Oregon State) Highway with the North line of that tract of land granted to Gust Olson by Deed recorded March 2, 1892 in Book 33 , Page 334, Washington County Deed Records; thence, North 19°19 ' 29" East, 14 .23 feet; thence, North 00°41' 08" East, 671 .49 feet to a point of curvature; thence, along the arc of a 500 . 00 foot radius curve, concave Easterly, the central angle of which is 14°47' 50" , the long chord of which bears North 08°05' 03" East, 128 .77 feet, an arc distance of 129 . 13 feet; thence, nontangent to the last described course, North 88°21' 11" West, 13 .43 feet; thence, North 34°47 ' 25" West, 46 . 50 feet; thence, North 88°45' 53" West, 45 . 82 feet to the East right-of-way line of Southwest Scholls Ferry Road; thence North 19°56 ' 09" East, along the East right-of-way line of Southwest Scholls Ferry Road, 57 . 62 feet to the true point of beginning of the tract herein described; thence, North 19°56' 09" East, along the East right-of-way line of Southwest Scholls Ferry Road, 192 . 53 feet to an IIIangle point in said right-of-way line; thence, North 07 °16' 04" East, along the East right-of-way line of Southwest Scholls Ferry Road, 61 .72 feet to an angle point in said right-of-way line; thence, North 21°14' 26" East, along the East right-of-way line of Southwest Scholls Ferry Road, 63 . 60 feet; thence, leaving the Southwest right-of-way line of Southwest Scholls Ferry Road, South 68°45' 35" East, 67 . 00 feet to a point of curvature; thence, along the arc of a 95 . 00 foot radius curve, concave Southwesterly, the central angle of which is 98°33' 55", the long chord of which bears South 19°28' 37" East, 144 . 01 feet, an arc distance of 163 .43 feet to a point of tangency; thence, South 29°48' 20" West, 183 .34 feet to a point of curvature; thence, along the arc of a 30 . 00 foot radius curve, concave Northwesterly, the central angle of which is 81°26' 05", the long chord of which bears South 70°31' 22" West, 39 . 14 feet, an arc distance of 42 . 64 feet to a point of tangency; thence, North 68°45' 35" West, 84 . 68 feet to the true point of beginning. PARCEL V A) TOGETHER WITH those certain non-exclusive easements as set forth in that certain Construction, Operation and Reciprocal Easement Agreement dated April 25, 1972, by and between Washington Square, Inc . , Sears, Roebuck and Co. , and the May Department Stores Company recorded May 2, 1972 in Book 865 at Page 12, and amended by instruments recorded July 19, 1973 in Book 936 at Page 284, and recorded February 20, 1990 at Recorder' s Fee No . 90-08131, and recorded June 29, 1994 at Recorder' s (Continued) Order No. 1231514w OPage - 7 Exhibit "A" Legal Description Fee No. 94-062510 Records of Washington County, Oregon. S) TOGETHER WITH a non-exclusive easement as reserved in that certain Deed from Square Land Co. Inc . , Ltd. , a Washington limited partnership to the May Department Stores Company, a New York corporation, recorded February 20, 1990 at Recorder' s Fee No. 90-08126 . C) TOGETHER WITH a non-exclusive easement as set forth in that certain Easement Agreement dated September 30, 1993, by and between Washington Square, Inc . and The May Department Stores Company recorded October 29, 1993 at Recorder' s Fee No. 93090210 . D) TOGETHER WITH a non-exclusive easement as set forth in Easement Agreement dated October 26, 1999, by and between Washington Square, Inc. , a Washington corporation, and PPR Washington Square LLC, a Delaware limited liability company, recorded October 29, 1999, at Recorder' s Fee No . 99-122267 . PRELIMINARY TITLE REPORT DATED August 22, 2003 ORDER NO. 1231514w SCHEDULE B, Page No. 1 Except for the items properly cleared through closing, the proposed policy or policies will not insure against loss or damage which may arise by reason of the following: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easements or encumbrances, not shown by the public records reservations or exceptions in patents or in acts authorizing the issuance thereof; water rights, or claims or title to water. 4. Any lien, or right to a lien, for unemployment taxes, workman's compensation, services, labor, equipment rental or material, heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose. NOTE: Exceptions 1 through 5 may be modified or eliminated from the policy based upon receipt and review of additional evidence of insurability, including, but not necessarily limited to, the following: (a) A survey of the subject property meeting ALTA/ACSM guidelines for commercial property surveys. In addition to the survey, the company may inspect the subject property, for which there may be a nominal charge. NOTE: The company has on file a survey dated February 17, 1999 by W & H Pacific Job No. 04.1276.0001 which may be sufficient to remove or modify the exception regarding survey requirements. An affidavit regarding no new additions or alterations to the property or an updated survey will be necessary. (c) Proof that there are no statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for workmen's compensation which have not gained or hereafter may gain priority over the lien of the insured mortgage, which liens do not now appear of record. (b) Proof that there are no parties in possession or claiming the right to be in possession other than the vestees herein and that there are not existing leases or tenancies. 6. 2003-04 taxes, a lien in an amount to be determined, but not yet payable. 1110 (Continued) SCHEDULE B, Page No. 2 Exceptions, Continued Order No.: 1231514w 7. Municipal liens, if any, imposed by the City of Tigard. We find none, per the public records, as of August 8, 2003. 8. Taxes, including current year, not assessed because of an exemption relating to a transit facility located on Parcel I. Exemption : County Account No. : R2049792 Map No. 1S126C-02000 9. Limited access in deeds to State of Oregon, by and through its Department of Transportation, Highway Department which provides that no right or easement of right of access to, from or across the State Highway other than expressly provided therein shall attach to the abutting property, as follows: RECORDED BOOK PAGE April 19, 1961 443 170 April 27, 1961 443 434 February 5, 1964 505 529 September 24, 1964 523 644 October 19, 1964 527 167 and 169 November 12, 1964 530 79 November 30, 1966 623 161 4110 February 15, 1967 630 393 August 22, 1967 656 39 October 11, 1967 663 506 August 17, 1971 831 423 August 17, 1971 831 424 September 13, 1971 834 956 Affects access onto the Beaverton-Tigard Highway from Parcel I only. 10. Limited access as set forth in decree entered in Circuit Court, Washington County, in favor of the State of Oregon, by and through its Department of Transportation, Highway Department, which provides that no right or easement of right of access to, from, or across the State Highway other than expressly provided therein shall attach to the abutting property Case No. : 27-135 Affects access onto the Beaverton-Tigard Highway from Parcel I only. 11. Limited access in deed to State of Oregon, by and through its Department of Transportation, Highway Department which provides that no right or easement of right of access to, from or across the State Highway other than expressly provided therein shall attach to the abutting property, Recorded : August 3, 1967 Book/Volume : 653 Page : 183 Affects access onto the Beaverton-Tigard Highway from Parcel I only. (Continued) SCHEDULE B, Page No. 3 Exceptions, Continued Order No.: 1231514w 12. An easement created by instrument, including the terms and provisions thereof, Dated : February 28, 1968 Recorded : March 12, 1968 Book/Volume : 684 Page : 590 In favor of : Progress Sanitary District For : Sewer Location : Over a 10 foot strip which crosses the Northerly access area of Washington Square Affects Access Road No. 1 of Parcel I. 13 Easement rights, benefiting the property described in a deed recorded at Recorder's Fee No. 91008316, arising by reason of the following recorded documents and by use and/or unrecorded agreement, for ingress and egress over Access Road No. 1, including the terms and provisions thereof, A)Dated : December 28, 1968 Recorded : December 31, 1968 Book : 728 Page : 762 B)Dated : January 12,1971 Recorded : March 6, 1972 Book : 856 Page : 885 14. Covenants, conditions, restrictions, easements and/or setbacks, including the terms and provisions thereof, imposed by instrument Recorded : September 13, 1971 Book/Volume : 834 Page : 956 NOTE: This exception omits from said instrument any covenant, condition or restriction based on race, color, religion, sex, handicap, familial status or national origin, unless and only to the extent that the restriction is not in violation of state or federal law or relates to a handicap, but does not discriminate against handicapped people. Affects a portion of Lot 18, Oakburg, on the Southwest, adjacent to the Beaverton-Tigard Highway. 15. Agreement, including the terms and provisions thereof, Dated : September 28, 1968 (Continued) SCHEDULE B, Page No. 4 Exceptions, Continued Order No.: 1231514w 11111 Memorandum of Agreement, including the terms and provisions thereof, Dated : February 7, 1972 Recorded : February 14, 1972 Book/Volume : 854 Page : 274 By and between : Crescent Grove Cemetery Association, a non-profit corporation; Winmar Company, Inc. , a corporation; Winmar Pacific, Inc. , a corporation; and Gordon R. Martin Affects Parcel I. 16. Construction Operation and Reciprocal Easement Agreement, including the terms and provisions thereof, Dated : April 25, 1972 Recorded : May 2, 1972 Book : 865 Page : 12 The above document was amended by instrument, Recorded : July 19, 1973 Book/Volume : 936 Page : 284 Second Amendment, 1110 Dated : November 1, 1987 Recorded February 20, 1990 Recorder's Fee No. : 90-08131 And thereafter Third Amendment, Dated : April 22, 1994 Recorded : June 29, 1994 Recorder's Fee No. : 94-062510 Affects Parcel I through V. Assignment of Reciprocal Easement Agreements, including the terms and provisions thereof, Dated : February 1B, 1999 Recorded : February 22, 1999 Recorder's Fee No. : 99021508 From : Washington Square, Inc. To : PPR Washington Square LLC Request for Notice of Mortgagee, including the terms and provisions thereof, Dated : February 18, 1999 Recorded : February 22, 1999 Recorder's Fee No. : 99021512 By : Metropolitan Life Insurance Company (Continued) 1110 SCHEDULE B, Page No. 5 Exceptions, Continued Order No.: 1231514w 111/1 17 . Non-exclusive Road Easement Agreement, including the terms and provisions thereof, Dated : April 20, 1972 Recorded : May 2, 1972 Book/Volume : 865 Page : 197 Affects Access Road No. 2. The above document was amended by instrument, Recorded : November 15, 1974 Book/Volume : 999 Page : 396 18. Easements for existing public utilities in vacated street area reserved by Resolution and Order No. 72-256, and an easement created by said instrument for sewer purposes 7 1/2 feet wide on each side of the center line of said vacated street ( SW Locust Street) , Dated : November 14, 1972 Recorded : December 18, 1972 Book/Volume : 901 Page : 820 Affects Access Road No. 7 of Parcel I. 19. An easement created by instrument, including the terms and provisions thereof, • Dated : June 7, 1979 Recorded July 2, 1979 Recorder's Fee No. : 79025766 In favor of : Washington County For : Traffic control facilities, slope and drainage Location : Over the area adjacent to SW Greenburg Road Affects Access Roads 6 and 7 of Parcel I. 20. A non-exclusive easement created by instrument, including the terms and provisions thereof, Dated : December 20, 1985 Recorded : December 27, 1985 Recorder's Fee No. : 85051367 In favor of : Adjacent property For : Vehicular and pedestrian access Affects Access Road No. 2 of Parcel I. 21. A non-exclusive easement created by instrument, including the terms and provisions thereof, Dated : December 20, 1985 Recorded : December 27, 1985 Recorder's Fee No. : 85051370 In favor of : Adjacent property For : Vehicular and pedestrian access Affects Access Road No. 2 of Parcel I. 1110 (Continued) SCHEDULE B, Page No. 6 Exceptions, Continued Order No.: 1231514w 111/1 22. A non-exclusive easement created by instrument, including the terms and provisions thereof, Dated : December 3, 1985 Recorded : December 27, 1985 Recorder's Fee No. : 85051371 In favor of : Adjacent property to the North of Parcel I For : Roadway Location : Over the Roadway No. I easement area. 23 . A non-exclusive easement created by instrument, including the terms and provisions thereof, Dated : December 20, 1985 Recorded : December 27, 1985 Recorder's Fee No. : 85051373 In favor of : Adjacent property For : Sign Affects Parcel IV. 24 . Access Road Maintenance Agreement, including the terms and provisions thereof, Dated : July 18, 1987 Recorded : December 8, 1987 Recorder's Fee No. : 87060164 Between : Winmar Pacific, Inc. , Square Land Co. , Ltd. , Washington Square, • Inc. And Nesbitt Partners Portland Venture, Ltd. The above document was modified by instrument Recorded : July 31, 1989 Recorder's Fee No. : 89-35019 Affects Access Roads No. 1 and 2 of Parcel I. The effect, if any, of the Second Modification to Access Road Maintenance Agreement, Dated : July 27, 2002 Recorded : October 18, 2002 Recorder's Fee No. : 2002-122680 Executed by : Portland Office Associates, an Illinois general partnership AND Portland Hotel Associates, an Illinois general partnership 25. An easement created by instrument, including the terms and provisions thereof, Dated : November 15, 1988 Recorded : January 24, 1989 Recorder's Fee No. : 89-03319 In favor of : Oregon Department of Transportation For : Slopes and traffic control facility Affects Parcel IV. (Continued) 1110 SCHEDULE B, Page No. 7 Exceptions, Continued Order No.: 1231514w 26. An easement created by instrument, including the terms and provisions thereof, Dated : April 17, 1989 Recorded : April 18, 1989 Recorder's Fee No. : 89-17134 In favor of : Portland General Electric Company, an Oregon corporation For : Electric power line Location : Over the dogleg adjacent to SW Hall Blvd. Affects Parcels I and II. 27. An easement created by instrument, including the terms and provisions thereof, Dated : November 15, 198B Recorded : May 31, 1989 Recorder' s Fee No. : 89-24472 In favor of : Department of Transportation, State of Oregon For : Slope, traffic control facilities, and temporary construction Affects Access Road No. 1, adjacent to Scholls Ferry Road. 28. An easement created by instrument, including the terms and provisions thereof, Dated : December 4, 1989 Recorded : November 15, 1990 Recorder's Fee No. : 90-63000 In favor of : Portland General Electric Company For : Underground distribution line Location : Over a portion of Access Road No. I and Parcel IV 29. Non-exclusive Easement Agreement, including the terms and provisions thereof, Dated : September 30, 1993 Recorded : October 29, 1993 Recorder's Fee No. : 93090210 Between : Washington Square, Inc. , a Washington corporation And : The May Department Stores Company, a New York corporation Affects Parcel I. 30. An easement created by instrument, including the terms and provisions thereof, Dated : September 8, 1993 Recorded : January 7, 1994 Recorder's Fee No. : 94002128 In favor of : Tualatin Valley water District For : Fire hydrants, water lines, meters and appurtenances Affects Parcel I. 31. Restrictive covenants, including the terms and provisions thereof, to waive rights of remonstrance, Recorded : August 14, 1996 Recorder's Fee No. : 96072860 For : Street improvements Affects a portion of Parcel I. (Continued) 1110 SCHEDULE B, Page No. 8 Exceptions, Continued Order No.: 1231514w 11111 32. An easement created by instrument, including the terms and provisions thereof, Dated : November 5, 1997 Recorded : November 19, 1997 Recorder's Fee No. : 97108988 In favor of : The Public For : Traffic control facilities Affects a portion of Parcel I, Access Road 7. 33 . Rights or claims of the following parties in possession, as disclosed in the rent roll, as tenants only, with no rights of first refusal or options to purchase, as disclosed by Bargain and Sale Deed, Recorded : February 22, 1999 Recorder's Fee No. : 99021506 A. Abercrombie & Fitch B. Ashley Avery's Collectables C. Ann Taylor D. Bachrach E. Babbage's F. Banana Republic, Inc. G. Eddie Bauer H. Bath & Body Works I. Baskin Robins J. Trade Secrets K. Ben Bridge Jeweler L. Latitudes M. Bank of America N. The Bombay Company 0. Binyon's P. Brookstone Q. Garden Botanika R. Cache' S. California Closet Company T. Camelot Music U. Shoe Mill V. Casual Corner W. Mark's Hallmark Shop X. Christian Supply Center Y. Cinnabon/Zuka Juice Z. Coach AA. Colorado BB. Colorado Pen Co. CC. Cool Temptations DD. Crabtree & Evelyn (Continued) 111/1 SCHEDULE B, Page No. 9 Exceptions, Continued Order No.: 1231514w 11110 EE. B. Dalton Bookseller FF. Deck the Walls GG. The Disney Store HH. Newport Bay Restaurant II . Edo Japan The following affects tenant owned or leased fixtures only, Landlord' s Lien Waiver, including the terms and provisions thereof, Recorded : August 18, 1995 Recorder's Fee No. : 95066260 Between : Washington Square, Inc. And : Edo Japan Development Corporation, a Washington corporation and First Interstate Bank of Oregon, N.A. JJ. Embassy Suites Hotel KK. Enzo Angiolini LL. Afterthoughts Boutique MM. Field of Dreams NN. Wells Fargo Bank 00. Day & Night Teller PP. Made in Oregon QQ. Footaction USA RR. Footlocker SS . Friedlander TT. The Gap UU. GapKids VV. Glamour Shots WW. J.K. Gill XX. Gymboree YY. Gyros Gyros ZZ. General Nutrition AAA. Hickory Farms BBB. Excalibur Cutlery & Gifts CCC. J. Riggings DDD. Just Sports EEE. K/B Toys FFF. Baby Gap GGG. Kelly's Cajun Grill HHH. Koala Blue III. Kobos Kitchen JJJ. Kits Cameras KKK. Kinney Shoes LLL. La Bottega Mamma MMM. La Rog Jewelers (Continued) 11110 SCHEDULE B, Page No. 10 Exceptions, Continued Order No.: 1231514w 11110 NNN. Lane Bryant 000. Lady Footlocker PPP. Lenscrafters QQQ. Lerner RRR. The Limited SSS. Liz Claiborne TTT. Mervyn's Also disclosed by: Unrecorded lease, including the terms and provisions thereof, Dated : May 24, 1973 Lessor : Washington Square, Inc. , a Washington corporation Lessee : AMFAC Merchandising Corporation, a California corporation Disclosed by Memorandum of Lease, Recorded : October 30, 1974 Book : 998 Page : 480 The lessee's interest in the above lease was assigned by numerous documents and by Assignment, Acceptance and Consent, including the terms and provisions thereof, Dated : June 1, 1979 Recorded : August 17, 1979 Recorder's Fee No. : 79033263 From : Marshall Field & Company 111, To : Dayton-Hudson Corporation (Mervyn's Department Store) UUU. Macheesmo Mouse VVV. Mark's Hallmark Shop WWW. McDonald's Restaurant Also disclosed by, Unrecorded lease, including the terms and provisions thereof, Dated : May 23, 1989 Lessor : Washington Square, Inc. , a Washington corporation Lessee : McDonald Corporation, a Delaware corporation As disclosed by Memorandum of Lease Recorded : February 7, 1990 Recorder's Fee No. : 90-06400 XXX. Meier & Frank YYY. Monograms America ZZZ. Motherhood Maternity AAAA. The Museum Company BBBB. Natural Wonders CCCC. Naturalizer West DDDD. Nine West EEEE. Nordstrom 1110 (Continued) SCHEDULE B, Page No. 11 Exceptions, Continued Order No.: 1231514w Also disclosed by: Unrecorded lease, including the terms and provisions thereof, and such other matters, interest, or exceptions as may appear necessary upon examination of the original lease, Dated : May 14, 1993 Lessor : Washington Square, Inc. , a Washington corporation Lessee : Nordstrom, Inc. , a Washington corporation As disclosed by Memorandum of Lease Recorded : May 20, 1993 Recorder's Fee No. : 93039236 Subordination, Non-Disturbance and Attornment Agreement, including the terms and provisions thereof, Dated : February 10, 1999 Recorded : February 22, 1999 Recorder's Fee No. : 99021513.2 By and between : Metropolitan Life Insurance Company, Nordstrom, Inc. , and PPR Washington Square LLC FFFF. Northern Reflections GGGG. The Tux Shop HHHH. OMSI Science Retail Store IIII. Orange Julius JJJJ. Panda Express KKKK. The Paper Station LLLL. Petite Sophisticate MMMM. J.C. Penney As disclosed by, Lease, including the terms and provisions thereof, Dated : July 20, 1973 Recorded : July 19, 1973 Book : 936 Page : 321 Lessor : Washington Square, Inc. , a Washington corporation Lessee J.C. Penney Company, Inc. , a Delaware corporation Lease Amendment Agreement, Recorded : February 20, 1990 Recorder's Fee No. : 90-08130 (Continued) • SCHEDULE B, Page No. 12 Exceptions, Continued Order No.: 1231514w NNNN. Radio Shack 0000. Prints Plus PPPP. Rainier Roaster QQQQ. The Real Mother Goose RRRR. Regis Hairstylists SSSS. Rose's Deli & Bakery The following affect tenant owned or leased fixtures only: Financing Statement, Recorded : November 20, 2000 Recorder's Fee No. : 2000-093698 From : The Square Rose LLC To : Bank of America, N.A. TTTT. Sam Goody UUUU. The San Francisco Music Box Company VVVV. Sbarro's WWWW. Sears XXXX. See' s Candies YYYY. Select Comfort ZZZZ. Shutterbug AAAAA. Silver Street • BBBBB. Sizes Unlimited CCCCC. Sunglass Hut DDDDD. Starbucks Coffee EEEEE. Swim In FFFFF. Structures GGGGG. Stride Rite HHHHH. Sweet Factory IIIII. Suncoast Motion Picture Co. JJJJJ. Talbots KKKKK. Talbot's Petites LLLLL. Things Remembered MMMMM. The Tinder Box NNNNN. H.C. Ellicott 00000. Claire's PPPPP. Track'n Trail QQQQQ. Tri Met RRRRR. Victoria's Secret SSSSS. U-Bank TTTTT. Kay Jewelers UUUUU. Watch World International VVVVV. Warner Brothers Studio Store WWWWW. Wazwan XXXXX. Wishes and Dreams YYYYY. Zales Jewelers ZZZZZ. Bailey, Banks & Biddle (Continued) SCHEDULE B, Page No. 13 Exceptions, Continued Order No.: 1231514w AAAAAA. Zumiez BBBBBB. Beauty Secrets CCCCCC. Electronic Boutique DDDDDD. Gracie Homes, dba J. Crew EEEEEE. Helzburg Jewelers FFFFFF. Imaginarium GGGGGG. Mr. Rags HHHHHH. Store of Knowledge IIIIII. Your Northwest 34 . Deed of Trust, Security Agreement and Fixture Filing, to secure an indebtedness in the amount shown below, and any other obligations secured thereby, Dated : February 18, 1999 Recorded : February 22, 19999 Recorder's Fee No. : 99021509.3 Grantor : PPR Washington Square LLC Trustee : Transnation Title Insurance Company Beneficiary : Metropolitan Life Insurance Company Amount : $120,000,000.00 35. Assignment of Leases, including the terms and provisions thereof, Dated : February 18, 1999 Recorded : February 22, 1999 Recorder's Fee No. : 99021510 From : PPR Washington square LLC To Metropolitan Life Insurance Company given as additional security to the Trust Deed Recorded : February 22, 1999 Recorder's Fee No. : 99021509.3 36. Financing Statement, Recorded : February 22, 1999 Recorder's Fee No. : 99021511 From : PPR Washington Square LLC To : Metropolitan Life Insurance Company 37. Terms, provisions and conditions, including, but not limited to, maintenance provisions, and a covenant to share the costs of maintenance, contained in Easement Agreement, Dated : October 26, 1999 Recorded : October 29, 1999 Recorder' s Fee No. : 99-122267 (Continued) SCHEDULE B, Page No. 14 Exceptions, Continued Order No.: 1 231514w 38. Access Road Agreement, including the terms and provisions thereof, Dated : May 2, 2001 Recorded : May 7, 2001 Recorder's Fee No. : 2001042542 By and between : PPR Washington Square LLC, SFP-B Limited Partnership AND Les Schwab Tire Centers of Portland, Inc. , an Oregon corporation Affects Parcel I. 39. Unrecorded Easement, as disclosed by Water Line Easement, Recorded : November 26, 2001 Recorder's Fee No. : 2001-121304 And amended by instrument, Recorded : June 25, 2002 Recorder's Fee No. : 2002-072307 NOTE: We find no recorded grant of easement by PPR Washington Square LLC, for that portion of the easement which lies across Parcels I and IV herein. 40. Existing leases and tenancies, if any, and any interests that may appear upon examination of such leases. No examination has been made as to matters affecting lessee and tenants. 111/1 NOTE 1: No search has been made or will be made for water, sewer, or storm drainage charges. Buyers should check with the appropriate City bureau or water/sewer district and obtain a final reading. Such charges are not adjusted in escrow. NOTE 2: The property described herein is subject to a Washington County Transfer Tax of $1.00 per thousand, based on consideration, payable on transfer of property. Failure to pay the tax or apply for an exemption shall result in a penalty equal to the amount of tax owed, plus possible criminal prosecution punishable by a fine of not more than $500.00. NOTE 3: A copy of the Articles of Organization and of the Operating Agreement of PPR Washington Square LLC, a Delaware limited liability company, any amendments thereto, and assignments of members' interests should be furnished to us prior to closing. Any conveyance or encumbrance must be executed by all the members unless otherwise provided for in the Articles of Organization. (Continued) 111/0 SCHEDULE B, Page No. 15 Exceptions, Continued Order No.: 1231514w NOTE 4 : Taxes paid in full for the year 2002-03, as follows: Levy Code 050.94 Amount Account No. Map No. Affects $3,394.02 R235588 1S126BC-00900 North part of Access Rd. 2 $2, 890.81 R235597 1S126BC-01000 Parcel IV Levy Code 023 .81 $1,045.48 R236523 1S126C-00400 Parcel III Levy Code 050.94 $240,099.27 R2034755 1S126C-01112 Portion of Parcel I Levy Code 023.81 - Exemption - County-Government $0.00 R2049792 1S126C-02000 Levy Code 050.94 . $680,578.94 R236596 $ 1,101.99 R236649 1S126C-01107 Portion of Parcel I 1S126C-01300 Portion of Access No. 2 $ 19,153.43 R236658 1S126C-01301 Portion of Parcel II $ 9,035.85 R236667 1S126C-01302 Portion of Parcel II $ 4,761.92 R1187432 1S126C-01303 Portion of Parcel II Amount Account No. Map No. Affects Levy Code 023 .81 (Code Split) $100,316.73 R236587 1S126-00300 Portion of Parcel I (Continued) SCHEDULE B, Page No. 16 Exceptions, Continued Order No.: 1231514w Amount Account No. Map No. Affects Levy Code 050.94 New Account - Code Split $ 38,621.44 R1299543 1S126CD-00300 Portion of Parcel I Levy Code 023.81 New Account - Code Split $ 99, 947.74 R1299552 1S126CD-00300 Portion of Parcel I Levy Code 023.81 New Account $ 32,447.84 R1326924 1S126CA-00600 Portion of Parcel I $ 0.00 R2118336 1S126CD-00200 Formerly part of Tax Lot 402 $ 0.00 R2118340 1S126CA-00700 Formerly part of Tax Lot 1109 Levy Code 050.94 - New Account $ 0.00 R2118337 15126-00301 Portion of Parcel 1, Access Road No. 1 elEnd of Report SD/mah Daniels 4613 , ___ • APP efi\d„; ›( • • KITTELSON & ASSOCIATES , INC . 411 N TRANSPORTATION Po rtlEanN,GOR I 9N72E05 E R5IN.2G 28./5 2P 3 0 L A 5 0N 3.N 2 7I 3 N G 6 9 MEMORANDUM Date: September 17,2009 Project#: 8334.0 To: Kim McMillan PRD,c City of Tigard C?"c3 tiv‘G1 NE 'gy F 13125 SW Hall Boulevard 80404PE Tigard,Oregon 97223 `' ' „ , /- From: Chris Tiesler,P.E.and Shing Tsoi �y OREGON Ana Ooh '9 Project: Washington Square Mall Trip Entitlements -P HER�.$ 9/17/69 Subject: Trip Generation Analysis&Trip Bank EXPIRES:8/30/2010 I The purpose of this memorandum is to document and summarize existing unused trip-based entitlements at Washington Square Mall inclusive of the "Square Too" and "Fringe" subareas of the property in Tigard, Oregon. The Macerich Company seeks to document existing unused entitlements (and the associated number of trips) to develop a "trip bank." This bank of entitled trips would then be drawn upon during future development and/or redevelopment, documenting and memorializing transactions through the land use process itself. It is the intent • of this action to create flexibility for future development and/or redevelopment at the mall, recognizing that until such time that the level of development/redevelopment on the mall site (and the corresponding number of new trips generated) exceeds the entitled amount, no formal transportation impact analysis will be required. Figure 1 illustrates the mall's location and highlights the subareas of the contiguous property. The following sections details the specific trip generation calculations associated with existing entitled development and documents the total number of entitled trips currently available for the mall site. TRIP EQUITY As a regional center, visitors to Washington Square travel to/from the site in a manner dictated primarily by their origin/destination. Future application of vehicle trips tied to unused trip entitlements of the mall itself to other areas of the mall property (or vice a versa) will not result in additional off-site transportation impacts. For example, the most recent land use application on the site (2003 Mall Expansion TIA) distributed site-generated trips onto the study area roadway system based on existing turning movement patterns and the percentage of total site traffic being served by each of the existing access points.This approach appropriately recognized the mall's regional draw and the fact that the distribution and assignment of driveway trips are . overwhelmingly dictated by the origin/destination of trips related to the entire site,not generally by individual land uses and their respective location on the site. 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TRANSPORTATION ENGINEERING/PLANNING Washington Square Mall Trip Entitlements Project#: 8334.0 September 17, 2009 Page 3 • Entitled trips identified in the following sections have already been contemplated, analyzed, and approved by the appropriate jurisdictions through previous land use approvals. As a result, future development and/or redevelopment that generate up to an equivalent amount of trips will not result in additional off-site transportation impacts and should not require additional analysis. UNUSED TRIP ENTITLEMENTS Washington Square Mall Subarea A thorough accounting of previous land use approvals of the mall subarea determined that approximately 60,713 square-feet of constructed retail space have not been developed. Attachment "A" contains a detailed inventory of unused mall square-footage based on previous land use approvals. Weekday p.m. peak hour vehicle trip end estimates were prepared for the remaining 60,173 square-feet of entitled retail space based on empirical observations at similar land uses. These observations are summarized in the standard reference Trip Generation, 8th Edition, published by the Institute of Transportation Engineers (Reference 1). Table 1 details the entitled trips available from the unused retail space. Table 1 Unused Entitlement Trip Generation Credits ITE Size Weekday PM Peak Hour Trips Scenario Land Use Code (square feet) Total In Out Shopping Center 225 110 115 8201 60,713 Unused Entitlements Pass-by Trips(34%) (80) (40) (40) Net New Trips 145 70 75 1 Average rate calculation. As shown in Table 1, this unused space is estimated to equate to 145 weekday p.m. peak hour trips (70 inbound; 75 outbound). It should be noted that the average trip rate for the Shopping Center land use was used rather than the fitted curve equation to avoid overestimating trips in this square-footage range, and because the entitled trips may be used for future development in locations other than the mall subarea. Trip generation estimates for future retail development and/or redevelopment should continue to use the average rate to ensure an apples-to-apples comparison. Fringe Subarea The Fringe subarea currently includes two vacant buildings - the former Cucina-Cucina restaurant and the three-screen movie theater. The existing bank and T.G.I. Friday's restaurant are still operational. Table 2 identifies entitled trips available for the Cucina-Cucina restaurant • and movie theater. Kittelson&Associates, Inc. Portland, Oregon Washington Square Mall Trip Entitlements Project#: 8334.0 September 17, 2009 Page 4 • Table 2 Fringe Property Trip Credits Weekday PM Peak Hour Trips Land Use ITE Code Size Total In Out High Quality Restaurant 7,477 55 35 20 Pass-by Trips(44%) 931 square feet (20) (10) (10) Movie Theater with Matinee 444 3 screens 60 25 35 Total New Trips 115 60 55 Net Pass-by Trips (20) (10) (10) Total Fringe Property Trip Credits 95 50 45 As shown in Table 2, the vacant Cucina-Cucina restaurant and movie theater maintained an estimated 95 weekday p.m. peak hour trips (50 inbound, 45 outbound). These trips are vested, and per the current proposal, could also be used to offset future development/redevelopment on the mall property. Square Too Subarea The Square Too subarea is 100 percent constructed and occupied. Therefore, there are no unused entitled trips associated with this subarea of the mall. TOTAL ENTITLED TRIPS Table 3 summarizes the total number of entitled net new trip ends available for the entire Washington Square mall site,including the Square Too and Fringe properties. Table 3 Total Available Entitled Trips-Trip Bank Weekday PM Peak Hour Trips Washington Square Mall Total In Out Mall Subarea Entitled Trips 145 70 75 (Unused Mall Trips) Fringe Subarea Entitled Trips 95 55 40 Square Too Subarea Entitled Trips 0 0 0 TOTAL ENTITLED TRIPS 240 125 115 As shown in Table 3, the proposed "trip bank" would include a total of 240 vested weekday p.m. peak hour trips (125 inbound; 115 outbound) that could be used to facilitate future development and/or redevelopment of the mall property. Kittelson&Associates, Inc. Portland, Oregon Washington Square Mall Trip Entitlements Project #: 8334.0 September 17, 2009 Page 5 TRIP DEBITING PROCESS Future land use applications for development and/or redevelopment on the Washington Square mall site would be required to submit a trip debiting memorandum, summarizing the trip generation impacts of the proposed development/redevelopment and providing a comparison to the currently available trips in the trip bank established herein. Until such time that the available entitled trips are exceeded, no formal transportation impact analysis would be required as a part of future development applications. Separate trip debit memoranda would memorialize the extent of each development and document how many entitled trips remain, if any. Once the trip bank is exhausted, normal jurisdictional standards and thresholds would be used to determine what addition traffic analysis,if any,is required for a particular development application. We trust this memorandum adequately documents the exiting entitled trips associated with the Washington Square mall property (all three subareas) and details the "trip bank" concept and process to document and memorialize remaining trips through future development applications. If you have any questions,please call us at(503)228-5230. JURISDICTIONAL OUTREACH The project team met with Washington County staff(August 27, 2009) and ODOT staff (August 31, 2009) to explain the approach outlined in our application and this memorandum. Both jurisdictions indicated their concurrence with the general concept and our approach. We will continue to interface with the agencies during the City's processing of this application as needed. REFERENCES 1. Institute of Transportation Engineers. Trip Generation,8th Edition. 2008. • Kittelson&Associates, Inc. Portland, Oregon • 0 Attachment "A" Washington Square Entitlement Definition 1111 • WASHINGTON SQUARE SITE STATISTICS 9/14/2009 Actual Const Entitled &Occupied Variance! Traffic Trips TRACTS,BLDGS&PARCELS SF GLA SF GLA Available SF Entitled Anchor Tenant Space SEARS&TBA Macy's(Meier&Frank) J.C.Penney&TBA 210,585 210,585 0 Dick's(old Mervyn's) 89,309 90,175 -866 Leased(old Mervyn's)Storage 24,639 17,431 7,208 Nordstrom 180,000 180,000 0 Mezzanine 8,360 8,360 SUBTOTAL,Anchor Stores 512,893 506,551 6,342 Tenant Shops Space-Bldg Areas Specialty Shop Space 320,852 320,852 0 Common Area TOTAL-Existing Mall 833,745 827,403 6,342 Mall Expansion 1st Floor P 1,574 1,5/4 0 Q 16,832 16,832 0 R 9,862 9,862 0 S 16,061 16,061 0 T 32,074 32,074 0 TOTAL 1st FLR EXPANSION 76,403 76,403 0 Mall Expansion 2nd Floor-Shop Space • V 7,231 0 12,987 7,231 V 7,231 0 W 11,451 6,000 5,451 X 19,771 4 949 14,822 sub-total 51,440 10,949 40,491 Future Expansion-Connection to Food Court Y 3,722 0 3,722 Z 10,158 0 10,158 sub-total 13,880 13,880 TOTAL 2nd FLR EXPANSION 65,320 10,949 54,371 TOTAL EXPANSION 141,723 87,352 54,371 TOTAL SITE(wl Future Exp) 975,468 914,755 60,713 145 Available SF Available Trips FRINGE PROPERTIES SQUARE TOO Retail Center(Bldgs A,B,&C) 85,230 85,230 0 SQ TOO FRINGE B of A 5,378 5,378 0 TGIF 8,948 8,948 0 Theater(Vacant) 14,238 0 14,238 60 Cucina(Vacant) 7,477 0 7,477 35 TOTAL FRINGE 121,271 99,556 21,715 95 TOTAL WASHINGTON SQUARE 1,096,739 1,014,311 82,428 240 (with Expansion,Sq Too&Fringe) Available SF Available Trips ADDITIONAL DOCUMENTS • CITY OF TIGARD. RECEIPT II -" � 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 175265 - 09/18/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2009-00033 Minor Modification to an Approved Plan 1003100-43116 $504.00 MMD2009-00033 Minor Modification to an Approved Plan- 1003100-43117 $75.00 LRP Total: $579.00 PAYMENT METHOD CHECK# CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Credit Card 04530B STREAT 09/18/2009 $579.00 Payor: Kevin Apperson Total Payments: $579.00 Balance Due: $0.00 Page 1 of 1 NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 2003-00012 ..44X .i CITY OF TIGARD WASHINGTON SQUARE MALL EXPANSION Community Deve(opment Shaping l7 Better Community (Includes a 20-day extension) 120 DAYS = 3/3/2004 SECTION I. APPLICATION SUMMARY FILE NAME: WASHINGTON SQUARE MALL EXPANSION CASE NO.: Site Development Review (SDR) SDR2003-00012 PROPOSAL: The applicant is requesting Site Development Review for a 198,494 square foot expansion of retail space to the Washington Square Mall, as well as a 197,930 square foot two-level parking garage west of the proposed expansion, and and 161,490 square foot four-level parking garage to the south of the expansion. APPLICANT: Macerich Company APPLICANT'S W&H Pacific, Inc. do Rick Beaton REP.: do Brady Berry 16495 NE 74`" Street 9755 SW Barnes Rd., Suite 300 Redmond, WA 98052 Portland, OR 97225 OWNER: PPR Washington Square LLC do Chuck Davis 401 Wilshire Boulevard, #700 Santa Monica, CA 90401 LOCATION: 9585 SW Washington Square Road; WCTM 1S12600, Tax Lots 300, 301 and 400; 1S126CO3 Tax Lot 1107; 1S126BC, Tax Lot 900; 1S126CB, Tax Lots 100 and 500. ZONE: MUC: Mixed-Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 unites per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.630, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2003-00012NVASHINGTON SQUARE EXPANSION PAGE 1 OF 43 The proposed development is an expansion to the existing Washington Square Mall. The existing Mall and surrounding other retail buildings on the project site have an approximate gross floor area of 992,882 SF. This floor area includes all anchor stores, retail buildings, restaurants, and cinema building, but does not include the Meier & Frank and Sears anchor stores. The proposed expansion is a 2-story expansion of approximately 198,494 SF of gross floor area. This constitutes a 19.99% expansion to the existing Mall. The matrices below provide the detail of the existing and proposed square footages. Existing Mall Building Gross Floor Area SF Nordstrom 180,000 .JC Penney 210,585 Mervyn's 89,309 Meier & Frank Excluded Sears Excluded Specialty Shop Space 304,959 Common Area 174,164 Second level Mervyns storage 25,505 Mezzanine 8,360 Total 992,882 Building Expansion Gross Floor Area js� i/�� 1st floor 1S 6,710 of,/ � rr�� 2nd floor (Phase II)* 77,446 Overbuild connection to food 14,338 court** Total 198,494 % Building Area Increase SF Existing Building Floor Area 992,882 Expansion Building Floor Area 198,494 % Expansion 19.99% As the proposal represents less than a 20% expansion, only substantial compliance is required. The applicant may deviate from the standards only to the extent that the improvements that are made will decrease the degree of non-conformity or will not result in further non-compliance. It shall be noted that there are only 82 square feet of expansion area remaining before full compliance with the Washington Square Regional Center Standards would be required. This does not ertain to Meier and Frank or the Sears buildings which may still utilize up to 20% expansion of their current square footage, as they are excluded from this proposal. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing shall provide public street connections at intervals of no more than 530 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. NOTICE OF TYPE II DECISION SDR2003-00012/WASHINGTON SQUARE EXPANSION PAGE 10 OF 43 In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is the TIF divided by 0.32. The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. While the applicant will be required to pay TIFs only for the square footage of the retail shell building, subsequent tenants have the ability to improve the second floor for retail or storage space, and the assessment of impact should examine the total square footage and resulting TIF. The TIF is based on first determining the land use type. In this case, the total gross square footage is used to find that "Shopping Center between 1,000,000 and 1,200,000 square feet" is the right land use type, generating 32.82 weekday average trips per thousand gross leasable square feet. In this case, the expansion will add 141,720 leasable square feet. The trip charge for commercial uses is $64 per trip. Based on these figures (32.82 X 141.72 X $64), the TIF would be approximately $297,680. A fee that would cover 100% of the unmitigated impact would be $930,250 (297,68040.32). The unmitigated impact of this project on the transportation system is therefore, $632,570 ($930,250-$297,680). For purposes of evaluating the proportionality of the required exactions, the city uses an estimated value. The final value of these exactions may differ based on a fair market appraisal. The following lists the off-site exactions that are being imposed on the applicant and their estimated value: Right-of-way dedications to Hall: 1,748 s.f. @ $15.00 s.f $ 26,220 Right-of-way dedications to Greenburg: 8,700 s.f. @ $15.00 s.f $130,500 Right-of-way dedications to Scholls Ferry: none. $ 0 Signal timing evaluation and correction: lump sum $ 50,000 Sidewalks on Scholls Ferry 1,425 I.f. for a 10' wide sidewalk @ $3.75 s.f $ 53,438 Bike Lane Striping $ 6,343 Transit Center Improvements $ 74,000 TOTAL: $340,501 ,L.1fv;c i A . °�� .40 �h-/lecr As the value of the proposed improvements is less than the remaining unmitigated impact, it is clearly proportionate to exact these improvements. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed the proposal and their comments have been incorporated into the findings under Sections 18.360. The City of Tigard Urban Forester has reviewed the proposal and his comments have been incorporated into the findings under Chapters 18.745 and 18.790. NOTICE OF TYPE II DECISION SDR2003-00012/WASHINGTON SQUARE EXPANSION PAGE 36 OF 43 Gary Pagenstecher • From: Apperson, Kevin [KApperson @whpacific.com] Sent: Friday, October 09, 2009 1:07 PM To: Gary Pagenstecher Cc: Berry, Brady; Beason, Rick Subject: TIF Payments Hi Gary, I spoke with the Macerich Company and Kittelson &Associates regarding the TIF receipts for the unoccupied/unbuilt space. Macerich indicated that they received approval for all entitlements but agreed to not pay TIF's on un-occupied or un-built space. It was understood that as additional square footage was used, Macerich would pay the TIF at the increased rate at the time the permit was issued. It is their opinion that the vesting of trips occurred with the land use decision. So, in essence, when the City approved of the Mall Expansion, they vested the trips associated with it. The payment itself is a building permit issue. Hope this clarifies things. If you have any questions, please give me a call. Thank you, Kevin Kevin Apperson Landscape Architect(ID, OR,WA) kapperson @whpacific.com WliPaTifit 9755 SW Barnes Rd,Ste 300 I Portland,OR 97225 D 503.372.3646 0 503.626.0455 I F 503.526.0775 Enhancing communities through creative, exceptional service NA please consider the environment before printing this e-mail 1 33 MMD2009 00033 WASHINGTON SQUA ' TOO FRINGE PROPERTY INDEX: . rii) 4 (....) tn =( \ "- •4 / k // GOLF COURSE LESLIE 1 c-=F r a , ® t.Z:, .- AZ 6, '35 rs g 1 0.0 ... t2 V LA Z CPI* C‘ N E Q DR. ci4 M.P. 3.t Bradley w: 0) d y go / ?j y� \� CT. in tG � `\ Corner ° c BIRC m p \ arm 03 ca '!' CREST �` CEDAR ST. 0 zo _---C u:t ho .1 �� 141 b„_ ! ' BORDERS ST. P w C • I .s M.P. 9.11 �� \\\ , t „ , LEHMAN ST. e �_ a' Ti GREEN-WAY tt� - L°�.1 (° _ M.P. 4.44 CRESCENT GROVE L.' 1 ? sr :. 4.08 1 I 0 D J --4- _% 0 c:4 Co 9 NOT IN CITY) J MAPLELEAF ST. y/ 4 MAPLEL�` °F•• ► OAKVPAY ST._pc, 0 U O ENGLEAODD 9� ST. 0p���s PARE �1/ d O I �� LRaxwooD � �� SITE r7 '� Gp I tr!11 � \\\\` ► p Creek _ ' oa ,���SG,t. \ o SHADY LN. •\#1 w L46 )SOR AVE. d Teo ST.fAAø . L// 4' • ONWOOD LN) o r C IST l a _ g g ■ ►IE M ( l.i 111 ur1p„ '�: T. �s ► as , / .' — � ,, ., Aid ' = .,�v i ;• c - VICINITY MAP /2) of 10 ■ ,4 -. 0°7 : • SCALE: N.T.S. X / ' r i i J. -EN S I -' - ; A• :4, _ A { ; / 4 i �-t X11 I� .r Al. c i _ ( 4 r i ' pral Ail .,_.,.. I, . Ad ,4 4 , _ \, v \ f A : • VV�/�/�� WILL 3 COURT 3 Q CO Y 171 /./ //,1. iipp, - r I If fl dpi c EXPANSION AREA �'..`V- - 7-, J'.PE. lYS /����� uJ 4 AREA Y AREA Z o 4.40$10. 0 pt.-- \A \ - 4 , /IP• -7:- ...-7- aril ,I4 w O I .` U..\ v 'C _ III II II IIGUllijll E s� N V °Ot _., 01 ik A .1 .0.-- ,. A.,' _i I� I w 1 111,11 ~ m . _...4, / :44 AREA U (12 '87 SF) AREA V = w = a J =Et!% VA v.'; ( / /� / 8,188 SF J11,799 SF — — L7,231 SF______i _____ ___I p- 0,,pisir-, a t "t VA: / / IL . �. r WASHINGTON • A4 4�'i` -� T' rH rt-1l _ r--1 r-7 Irn wv-- �, ____ I I 1 1 © If111111111II-IIII1II® II 1 I 1 �\ II ;1 ■ �e, 1 1 L—J L L L4_I I L—J L—J IL.�J Cam— 1 ,I„:, r I 1 -r - 1 Df! '' �— 1 _—�� I 5,451SF i. _A. \'cay:1 L , �- AREA (19,771 SF} Al • 1=1,822 SF r ,� REA W 11, 51 SF ' r ' WASHINGTON 1,349 SF �� L-J Iy AR " SQUARE TOO - u) I r----.... w i X€��RRIDOR' s ui 1 1- - - ` 3,000 SF Lb:::::- 3,000 SF 3,000 SF �--..- f Aar • 4, -• 4-e---- -.. .-- Aar: ,' - -44, - , .. =s..C! ? T1 •#1 , _ / z ' Al , : Z .., :.: 0 0 :-. _C- Yp.. .; .. , , _ O ... .. ' - TRIP BANK ACCOUNTING ■ 4 ,,na / i f ' ENTITLEMENT LAND USE AVAILABLE ENTITLED SF TRIPS Zd ...,-4 , 5 : DG ____ / 1 � r -o X r=- �;,4 .� „� O MALL AND EXPANSION SHOPPING CTR 60713 145 LLJ -� ,r, WA SQ FRINGE: 0 5 ti I [ `ORS - "� ' �� PAD 1 — CUCINA-CUCINA QUALITY RESTURANT 7747 55 . V-cn �: TBA "' � ' �� 1-- � O , , v.. 1 7-4,-lb. PAD 3 - THEATER MOVIE THEATER 3 SCREENS 60 , I I : __ - T Z= Q `!/ TOTAL TRIP BANK 7 20 y J W I 4 / PA, DEVELOPMENT PROPOSAL ALLOCATED TRIPS REMAINING TRIPS ii �,, e ;4 1 . i.rn • Z � Z CD j ,,,�' TOTAL s -, ,, �W/ W/ LU 'RI 0 to er• .-->,- 0) WASHINGTON . Q M SQUARE D D (.9 C FRINGE NI ac) z 0 (/) CO > O o . . �i4'`� ��_ Z Z < z 0 WASHINGTON SQUARE SITE PLAN 1 � I F° F•— p w = N �n SCALE: 1"=200' X-01 �J (9 0 Q t•O u 0 ® z = Efl � 0 W h SCALE _ _ C/) (/) U O 0 200 0 100 200 400 < '- M 0 c7, . ( FEET ) la. a O U 0 1 INCH = 200 FT. CV SHEET NUMBER 0) 0- Q Q ci, ± EX-01 ,__ ,_ o � uu MI‘11;)200 9 ® 60033