Ordinance No. 74-52 CITY OF TIGARD, OREGON
ORDINANCE NO. 74-
AN ORDINANCE ADOPTING FINDINGS WITH RESPECT TO APPLICATION OF
FARMERS INSURANCE GROUP FOR A CHANGE OF ZONE CLASSIFICATION FROM
R-7, SINGLE FAMILY RESIDENTIAL, AND C-3, GENERAL COMMERCIAL, ZONES
TO CP, COMMERCIAL-PROFESSIONAL, AND ADOPTING ADDITIONAL FINDINGS
WITH RESPECT TO A COMPANIONATE REQUEST FOR APPROVAL AND AUTHORI-
ZATION FOR USE OF SUBJECT LANDS FOR A PLANNED DEVELOPMENT DISTRICT
PROJECT PURSUANT TO CHAPTER 15.56, TIGARD MUNICIPAL CODE, GRANTING
ZONE CHANGE AND APPROVING A PLANNED DEVELOPMENT DISTRICT PROGRAM
AND FIXING AN EFFECTIVE DATE.
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section 1: The Council finds that the lands hereinafter described
have heretofore been and are now classified R-7, Single
Family Residential, and C-3, General Commercial, pursuant to the
zoning ordinance of the City of Tigard.
Section 2: The Council further finds that pursuant to prescribed
procedures, application for change of zone of said lands
from R-7, Single Family Residential, and C-3, General Commercial,
to CP, Commercial-Professional, companionate Planned Development
District, was the subject of a public hearing held by the Planning
Commission on August 26, 1974, and the Commission has heretofore
filed its report with City Recorder, copy whereof is hereto attached
and by reference made a part hereof, recommending approval of said
application.
Section 3: The Council further finds that,after due and legal notice.,
a public hearing was held on September 9, 1974, before
an impartial council, and that at said hearing the applicant and all
interested parties were afforded an opportunity to be heard and to
present and rebut evidence with respect to said application.
Section 4: Based on the evidence both oral and documentary and the
record of said hearing before the City Council, the
Council makes the following findings:
a) That the comprehensive plan entitled "Tigard Community
Plan" includes the subject area, as described by Exhibit
"A", within the Residential-Commercial category of said
plan and said area is thus appropriate for CP, Commercial
Professional zoning and the granting of the applicant's
request is therefore compatible with the comprehensive
plan. The evidence further shows the existing R-7,
Single Family Residential, and C-3, General Commercial,
- zone designations are not justifiable or realistic in
that substantial changes have occurred in the neighbor-
hood, including the construction of State Highway #217,
the widening of Interstate 5 and adjacent non-residential
development, all of which render the subject site ill-
suited for residential purposes.
b) That the change of pre-existing zoning classifictions
from R-7, Single Family Residential, and C-3, General
Commercial, to CP, Commercial-Professional, and com-
panionate PD, Planned Development District, is con-
sistent with the public need for CP, Commercial-Pro-
fessional, lands within the Tigard community to provide
Page 1 `- ORDINANCE NO. 74-1ti2
for orderly and progressive growth of activities per-
missible in a CP, Commercial-Professional, zone, and
that in the CP, Commercial-Professional, zone will
permit the use of said property for purposes harmonious
with the general surroundings.
c) The council further finds that the granting of the
application and change of zone sought, subject to the
requirement hereinafter set forth, will not unduly
burden nearby areas or have an undesirable impact upon
the Tigard Community.
d) That public services, including water, sewer, electric
energy and gas are readily available to the subject site
and that the site is closely contiguous and readily
accessible to Oregon State Highway #217 and Interstate
5.
e) That it is consistent with the publ-ic irterest to
approve the use of said tract as a PD, Planned Develop-
ment District, pursuant to Chapter 18.56 of the Tigard
Municipal Code and thereby assuring that functional
and esthetic considerations will be accentuated as is
consistent with the public interest.
f) That the proposals of the applicant with respect to
dedication of right-of-way for streets, construction of
public improvements and review of each development stage
and execution of agreements for maintenance of landscaped
areas and other amenities, will enhance the acceptability
of the planned development concept as a part of the in-
tegrated development program for, the locality.
Section 5: That the use classification of applicant's lands on the
attached Exhibit "A", by this reference made part hereof,
be and the same is hereby changed from the present R-7, Single Family
Residential and C-3, General Commercial zones to CP, Commercial-
Professional and companionate PD, Planned Development District, and
the use henceforth of said property shall be limited to, consistent
with and subject to all requirements of the CP, Commercial-Professional
classification as now or hereafter prescribed by the Tigard Municipal
Code, and further subject to the requirements of this ordinance.
Section 6: That the applicant's companionate request for PD, Planned
Development District, approval pursuant to Chapter 18.56
of the Tigard Idunicipal Code in the CP, Commercial-Professional, zone,
as embodied in or exhibited by the planned development documents sub-
mitted by the applicant and hereto attached and identified as follows
are hereby approved:
Exhibit "B" General Development Plan and Program
Exhibit "C" Proposed Streets and Drainage Layout
Design Criteria and Legend
Exhibit "D" Proposed Water, Sanitary Sewer,
Telephone, Electricity, and Natural
Gas
and each of the foregoing is hereby made a part hereof, and the
development and use of said land shall proceed consistent therewith
and be subject to each and all requirements of Chapter 18.56, Tigard
Municipal Code, and be subject to the further requirements and con-
Page 2 ORDINANCE NO. 74- ,`7
ditions as hereinafter set forth:
(a) Prior to issuance of building permits for each de.relop-
ment phase, the applicant shall submit detailed site
development plans for review by the Planning Commission.
The Planning Commission shall review said site develop-
ment plans to ensure conformance with the approved
General Development Plan and Program and the standards
of Title 18, Tigard Municipal Code.
(b) No parking shall be allowed on any portion of the
streets proposed for dedication by the applicant's
General Development Plan and Program. Mountable curbs
shall be allowed.
(c) Prior to issuance of building permits for construction
of structures upO-n parcels one two, three and four of
the applicant's "site plan"v portion of the subject
General Development Plan and Program, the property
owner shall dedicate a public right-of-way and con-
struct a street to standards set forth in the General
Development Plan and Program for said street. Standards
for said street shall recognize variances as granted
by Planning Commission or City Council action. Said
street shall conform to City street construction standards.
(d) Prior to issuance of building permits for any develop-
ment pbase, the property owner shall execute a formal
agreement with the City setting forth responsibility for
grounds maintenance of all common landscaped areas and
responsibility for landscape maintenance within the
dedicated right-o£-way.
Section 7: This ordinance shall become effective on the 31st day
after its passage by the Council and approval by the Mayor.
PASSED: By unanimous vote of all Council members present,
after being read three times by number and title
only this 9th day of September, 1974. ,g
f �CJ�r C¢ V.C cam•
Recorder - City of Tigard
APPROVED: By the Mayor this 9th day of September, 1974.
+
Mayor -` City of ,'igard
y
Page 3 - ORDINANCE NO. 74-
EXHIBIT "A"
That portion of land in the southeast quarter of section 1, Town-
ship 1 South, range 1 west, Willamette Meridian, Washington County,
Oregon, being more particularly described as .follows:
E:
Beginning at the east quarter corner of said section 1;
thence west, along the north line of the southeast quarter
of said section, a distance of 234.34 feet to a point of
intersection with the west right-of-way boundary line of
State Primary Highway No. I (Pacific Highway-Interstate 5),
said intersection point being the true point of beginning
of this description; running thence west along she north
line of the southeast quarter oz sectiun I, a di.s La.iice of
1280.66 feet to a point of intersection with the north-
easterly right-of-way boundary line of State Secondary
Highway No. 144 (Beaverton-Tigard Highway) , thence south-
easterly, along the said boundary line of State Secondary
Highway No. 144 (Beaverton-Tigard Highway) , a distance of
2029 feet, more or less, to a point of intersection with
the aforesaid westerly right-of-way boundary line of State
Primary Highway No. 1 (Pacific Highway-Interstate 5) ; thence
northerly, along the said boundary line of State Primary
Highway No. I (Pacific Highway - Interstate 5) , a distance
of 1825 feet, more or less, to a point of intersection with
3: the aforesaid North boundary line of the southeast quarter
of section 1, being the true point of beginning of this
description. Less, therefrom, that portion of land which
is dedicated to the public for roadway purposes (50' wide
S. W. Varns Street) . Containing 26.48 acres.
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Tn
purpose
The Farmers Insurance Group commissioned this study
i to generate a comprehensive plan to gest develop a
quality office park for their 27.72 acre property in
Southwest Portland, Oregon, which includes their
existing regional office building. The following
planned office park is the result. To proceed
requires a Commercial Professional-Planned Development
zone change.
consultants
E
Broome, Selig, Oringdulph & Partners, Architects and
Planners, AIA, Portland; Robert E. Oringdulph, partner-
in-charge; William S. Findlay, project administrator;
Richard K. Spies, design lead; Greg A. Williams, design;
Glenn E. Chilcote, estimator. . .Linden B. Bowman, real
estate counselor, Portland...Ralph Walstrom, property
counselor, Portland.. .Cornell, Howland, Hayes &
Merryfield/Hill , engineering consultants; Robert Allen,
traffic lead; William Johnson, traffic; Roger Budke,
planning; Otto Vydra and Bob Luke,- streets & utility
desiggn, Portland. ..Kemmons Wilson, Inc., motor hotel
,, counselor, Memphis.
j Broome,Selig,Oringdulph&Partners Architects and Planners AIA
1
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DATE: 26 July 1974
r
TO: Winslow Brooks, Planning Director
City of Tigard, Oregon
FROM: Robert E. Oringdulph, A.I.A.
RE: Farmers Insurance Group - Tigard Office Park
The enclosed description and analysis is in regard to and
supportive of the proposed zone change by Farmers Insurance
r Group for their Tigard Triangle Property. The zone would be
changed from the existing R-7 (Residential) zone to a CP-PD
(Commercial Professional-Planned Development) zone.
The Tigard Planning Commission at a public hearing on August 7,
1973, gave preliminary approval of the proposed plan. Since
that time, the City has amended their Planned Development
I ` District Ordinance to better handle larger and more complex
r ; developments than the standard residential PD. F.I.G. also
has restudied the economic feasibility of suburban office
complexes and has confirmed their belief that this was and
IL is an appropriate project.
The plan has been slightly changed to provide better circulation
4 and relationships of the various parcels. These changes have
i- been reviewed by the planning staff as they occurred.
This submittal will review and up-date past submissions. In
addition to this booklet, there are separate engineers
drawings describing the main streets and utilities.
l
i 'artners
John W.Broome
Charles E.Selig
iobert E.Oringdulph
ohn L.Henslee
Dennis J.07oole
Heinz K:Rudolf
r-Associates:
j iobert H.Belcher
t
,)in T.Ross
i3ichard K.Spies
Charles G.Petersen
.33 Northwest 201h
�Iortlan1_'Phone:2 6r15O .9�209
f _
index
property description
map: site location
location 1
' site 1
siooeo vegetation 2
geological data 2
streets 3
utilities 4
development program
map: site plan
comprehensive plan 5
common areas 6
design standards 7
oregon supreme court fasano decision 7
traffic study 10
triangle area freeway changes 11
public transportation 11
supplements
map: existing conditions
map: aerial view of site
traffic study
miscellaneous design standards
biblio ra h
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property.
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description
The site is located at the southern tip of the location
"Tigard Triangle". The Tigard Triangle is an
- area bnunded by interstate 5 on the west, the
newly completed Beaverton-Tigard Expressway
(State Route 217) on the southeast, and Highway
99W on the north. Interstate 5 connects the site
with downtown Portland, approximately 10 miles
northeast, and to other parts of the Metropolitan
Area by way of the Interstate system. State
Route G17 connects the site with Beaverton and
the Sunset Highway. Highway 99W (Barbur Boulevard)
is part of the Metropolitan system and extends
south to Newberg and McMinnville.
Lake Oswego is nearby to the east. To the south
via the freeway, are the developing communities
of Tualatin, Oregon City and Wilsonvil'ie. Forty-
five minutes to the south is Salem, the State
Capital .
The location is in the center of a great deal of
development activity. Beyond the Triangle,
adjacent areasarethe scene of new construction
for offices, retail commercial , warehousing and
z housing. Between Tigard and Beaverton is the
new major shopping center, Washington Square,
which will compete with Lloyd Center on the
east side.
Ji
The total site is 27.76 acres. The "study area" site
amounts to 21.95 acres and excludes the existing
Farmers building site of 5.81 acres. Of the study
area, 16.35 acres are designated for development
after removal of road, greenways, ravines, etc.
Site characteristics that influence planning include:
u
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1. Interstate Freeway I-5 to the east, with a site
traffic count approaching 40,000 cars per day.
(Nnta- I-5 is beinq developed from a 4 to a
6 large highway and both traffic count and noise
should be anticipated higher in the future.)
2. Highway 217 to the south and west dividing the
property from l otyer density lues to the
southeast by a 4 lane highway (increasing load
and noise) .
3. Existing and proposed office buildings to the
north (Lincoln Properties development, Lamb-
Weston, etc.) .
In addition, the Farmers building provides a highly
visible focal point on the site. Existing
development within the study area scheduled for
removal consists of one dwelling and related out-
building.
The site slopes on a two percent grade from north slope, vegetation
to south. A small ravine, tniCkly wooded and
ranging in depths to 30 feet, runs through the site
covering 3.9 acres. It is an asset to the office
park and should be retained in a natural state as R
the core of an open space system, while providing
natural drainage for storm water.
t
The site contains a variety of plant life and 6
existing trees. The trees, mainly fir, oak, cedar
and alder, range to 48 inches in diameter.
Based on available information, subsurface geologic geological data
conditions should not prevent economic building
construction.
To briefly summarize this site, the surface soils are geological data
sandy and clayey silts overlying weathered clays of
Boring lava and Troutdale formations. At the south-
eastern end of the site, someooring lava o4tcro�S
at the surface as boulder clusters. Silt depths
vary from 6 to 10 feet at the east end of the
property, with clay overlying weathered basalt
found at depths of 10 to 12 feet. At the central
and west end of the property, power borings
indicated silty clay to depths from 7 to 15 feet.
The test hole at the extreme west end of the site
r v encountered water-bearing sandy silt at depths
between 11 and 12 feet.
The sandy and clayey silts can support buildings of
light to moderate load. Heavier multi-story structures
should be designed with footings extending into the
weathered Troutdale soils at depths below 13 feet, or
where available, into the Boring lava at depths of
_5 to 12 feet.
t
Groundwater comes with 9 to 10 feet of ground level
during winter months. The development should not
consider building below this level. However,
construction methods are available for buildings
JIM
that do penetrate below the water tables.
The high moisture content soils will require slope
` protection in most areas and care must be taken to
avoid large scale earth movement.
Access to the Triangle commercial area is provided streets
by exits off both I-5 and State Route 217.
Y
7
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66th Avenue presently serves the site directly streets
and the Triangle Plan calls for the full
I'-
imn"miamant and PXtension of 68th Avenue to the
properties as the area develops. These two
avenues will be linked by a loop road on the
site and will provide good circulation for the
area.
Varns Street presently divides the site. All
., f
of this right-of-way will be vacated.
Existing utilities on the site present no utilities
problem for future development.
The site is served by the Metzger Water District
soon to be consolidated with the Tigard District
for improved service. The property can be served
by lines both on and near the site. The private
utilities supplying electricity, natural gas and
telephone service have all indicated by letter
that there will be no problem in providing
underground service.
The site is served by 8 inch and 10 inch lines
by the Unified Sewerage Agency; however, because
the existing system's plants are near capacity,
M a moratorium on new construction is now in
effect and will not be lifted until the
t. completion of a new plant approximately in
December 1975. The City, however, has shown
interest in issuing a non-occupancy building
dh
permit for the Farmers development which
would allow construction to start without a
sewer permit. Consequently, construction
could start 5 to 9 months ahead of sewer
availability.
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ISAMOM
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develop ent
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p - ra
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The proposed comprehensive pian is intended as a comprehensive plan
long-range development framework allowing orderly
ro
deve�upme�t
on the Farmers p part
Y
Simply defined, the proposed comprehensive plan is
a continuation of the Tigard Triangle development
plan. The 21.95 acre segment of property has a
Y' maximum exposure to two major freeways and is
divided by a wooded ravine. The proposed program
divides the site into four segments of from 2 to
5 acres. Envisioning three segments to be V.
developed in office related use in 2 to 4 story
buildings with a maximum of 175,000 square feet of
building and a fourth segment to be developed into
a 166 unit motor hotel with related supportive
x. facilities of restaurants and meeting rooms.
Due to possible delays in construction, because
U of public utility limitations and the resulting
effect on the needs of the competitive motor
i hotel industry, the fourth segment has an alterna
Mil
tine listed use. That use will be a maximum of
95,000 square feet of office and office services
including restaurants, office supply stores, book
stores, etc.
The property will be equally accessible from either
Southwest 66th'or 68th Avenues. The site's vehicular
CircU7atiOn -lam e peto link thesA twn avenues
circulation is developed r. d
and provide access to the existing Farmers building
and to the new building areas. The roadway was
developed to emphasize the park setting. In the
same manner, a system of pedestrian walkways connect
the various sites, two public transit stops, and
the ravine area.
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3„2�;
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Parking would be provided at a ratio of 3.3 spaces/ comprehensive plan
' 1,000 square feet of net rentable office space with
261 cars being provided on the motor hotel site.
iia Lighting, signing, bus stops, seating areas,
pedestrian walks, bridges, etc. , will be designed
to complement the natural wooded setting and office
campus atmosphere.
Roadside planting, existing stands of trees, and common areas
the ravine should be utilized in the siting of
parking and buildings to respect the road system
and views from the offices.
Maintenance for the common open areas, pedestrian
ways and streets will be the responsibility of the
Farmers Insurance Group.though financially supported
directly through basic leasing fees or by a separate
monthly charge to the officeparkparticipants.
Mr. Mike Oberhofer of the Farmers Portland Regional
office notes the following standards for maintenance
quality control=
The regional office makes quarterly inspections with
deficiencies corrected before the next inspection.
" In addition, annual inspections will be made by the
Director of Building Maintenance from the corporate
headquarters. His recommendations will be included
in the ensuing years' budget, if not corrected
immediately. All building and properties are also
' inspected to meet OSHA requirements.
; '
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it
Design standards are a key to making this project design standards
better than its competitors. The natural amenities
® of this site give it the potential of offering one
the f],.rt and
of the finest office park coiiiplexes .n �,�� 'Fort
area. A north-west character of lush greenery
surrounding carefully designed structures will add
to this development's saleability. This value,
however, will only be accomplished with careful
consideration and high standards applied to all
development aspects.
The Tigard City Code Section permitting a zone
change to a Planned Development District requires
the naming of the PDD's Architect. (Broome, Selig,
a` Oringdulph & Partners were named as Architect at
All the August 7, 1973 Tigard Planning Commission
hearing.) BSO&P's responsibility will be to
coordinate all design aspects of the development _
whether or not they are the selected Architects
for a specific building such as the motor hotel unit.
Some of the items required b
� q y the City of Tigard
for consistency of design are: site plan, building
scale, materials, graphics, lighting and landscaping.
The Farmers review process will keep in mind the
two important factors of the individual identity
of tenants and economics while maintaining a unified
character to the project.
The Planning Commission hearing of August 7, 1973, oregon supreme cour�l
mentioned above, gave preliminary approval of the fasano decision
proposed plan. This set the scope of the program,
density, general layout, land use, and the
professional design team. None of these can experience
a major change without going through the full hearing
process again. To finish the zone change process,
both the Planning Commission and City Council must
each hold a hearing to finalize standards for the
development.
E,
f
The August 7 hearing required following a procedure oregon supreme court
outlined by the Oregon Supreme Court. Recently the ffasano decision
court handed down the landmark Fasano Decision
concerning zone changes and land use planning.
The Court reversed a County's Planning Commission
and Board of Commissioners zone change and then,
as requested, laid down guidelines for the future.
Besides requiring a more court-room approach to
zone change hearings, a list of questions were
developed for zone change applicants to answer.
The questions actually are ones which any
responsible developer would answer before starting
'y a project as they have practical economic implications.
This comprehensive plan, as briefly stated in the six
points below, successfully answers these questions.
First, the developer must analyze his project's
,vrnufLC G WLL/L ruGaa long range plans. This proposal
fits exactly the objectives, policies and standards
of both the Tigard adopted Community Plan and the
Triangle Development Plan.
}
Second. does the proposed project zone change fulfill
a community need for its type of development. The
extensive study which went into both Tigard's
Community and Triangle Plans looked at the needs of
the community from every aspect. This study's
compliance to those plans, plus recent developments
ire the metropolitan area's commercial activity,
indicate that this proposal is indeed fulfilling a
community need for an office park.
r
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.._. ._..................... _ _ _ _ ___
3
n;
Third, do changes in conditions support the desired oregon supreme court
zone change such as this proposal's change from fasano decision
Residential R-7 to planned development of office and
"- mo vel ii�v e• in th/J 1.41 there ars +k"nn
'k-1 es
which support this zone change: (1) I-5 will soon be
widened, maxing the area less desirable for
residential ; (2) recently several smaller office and
commercial complexes have been builin the immediate
area and, in fact, isolated this property from other
existing residential ; (3) again, the new Community
and Triangle Plans call for the change.
Fourth, is this location more suitable than other
locations in the City with similar proposals or areas
already correctly zoned. The Farmers property
location as described earlier has several reasons
M for being well suited to a commercial zoning:
(1) good accessibility to the whole metropolitan
area; (") high visibility to two freeways;
(3) large areas of vacant land that are suitable
for intensive development; (4) strong identity
due to the shape and location of the area;
(5) existing developments have established the
area for commercial development; (6) this
particular site has both the best exposure on
the Triangle and a wooded setting to develop a
quality office park.
Fifth, what effect wit'l, trhe jroposeu development
have on adjacent properties and neighborhoods.
This proposal is compatible and supportive with
the land use to the north as it is now all commercial .
The Farmers' development will have no affect on
other properties to the east and southwest as the
freeway runs between them. In fact, the proposed
V office building will have to be designed so that
the noise from the freeway will not disturb the
working conditions inside.
}
}
1
}
The last question is similar and asks what effect the oregon supreme court
planned zone change will have on the City as to fasano decision
rY-- oupp Z y in.g nu-
h7-a services. This development will
b1c na street system and of course will
const
illeVnJ+ 1. Vn..
�
a..� ww
support the schools through taxes awhile adding no
students. City Nater, fire and police all will
provide good service with no ill effects on their
systems. The private utilities supplying electricity,
natural gas and telephone, as stated earlier, have
all notified us by letter that there will be no
problem in providing underground service. The
only problem is the inadequate County sanitary sewer
system which has recently caused a second moratorium
on construction until completion of a new sewer plant
in December of 1975. The City of Tigard has
indicated a willingness to negotiate a non-occupancy
building permit for this project to cut down on lag
time and to allow immediate occupation when the
TM services are connected.
The effect of this proposal 's traffic loads on traffic study
existing streets for the developing Triangle area
' was studied by Cornell, Howland, Hayes &
Merryfield/Hill , Consulting Engineers, who had also
done the Tigard Triangle Development Plan. Their
extensive investigations showed that the:
"future daily volumes do not exceed the practical
' capacity of the existing street system under the
current prevailing street widths..'. Accordingly,
it is apparent that even under the most
r
restricted assumed conditions of access to the
project site, development of the project as
proposed does not create traffic conditions that
cannot be effectively handled with proper
application of traffic engineering operational
measures.
�y
10
"Further, if the proposed new access roadway along traffic study
the 58th Street corridor is developed from the
project site to Hampton Street during the Phase II —
project development, the relative impact of the
combined Phase I and II additional traffic generation
on the existing street system will be minimized due
to increased flexibility of directional access."
With complete development of the Triangle's proposed
commercial-office area and the consequent street system,
r an optimum circulation system will exist.
The freeway system surrounding the site is not triangle area
completed. This raises several questions as to freeway changes
existing accessibility, construction timing, and
possible inaccessibility during construction. The
Farmers Portland Regional Office and other major
property owners in the area are working with the
z, State Highway Department to develop the best possible
solution with the least amount of disruption to the
area. The two freeway improvements most needed are --
(1) the completion of the 4-way exit at 72nd Avenue
and Highway No. 217 and (2) the improvement of the
Douglas Street Interchange in conjunction with the
widening of I-5 to six lanes. Item No. 2 should
be accomplished without eliminating good access into
the Triangle area.
Closely related to the freeway development is the public transportation
local and State governmental pressure to make
public mass transportation available to both new
housing and commercial developments. Triangle
area businesses are negotiating now with Tri-Met
to provide busses for the rush hour. A survey
of Farmers own regional staff indicated that
4:
y
thirty people would use a non-stop bus originating public transportation
from Portland's Eastside Lloyd Center. The
proposal calls for two bus stops on the site.
The Oregon Department of Environmental Quality,
who has jurisdiction over any commercial
development with more than 50 parking spaces,
has indicated through several recent decisions
that they want proof by the developer that he
has made a strong attempt to secure public
transportation if he does not have it. Complete
records of correspondence with the transportation
agency, Tri-Met, are being maintained by Farmers.
Having Tri-Met serve the Triangle area before or
at the start-up of this development would be most
helpful in securing building permits.
4
F
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1
12
tnc
+ p
July 29, 1974 Ralph Walstrom
- __
DD
$11111 Mr. Hobert; E. Oringdulph JuL ii 0 1974
Broome, Selig, Oringdulph and Partners
733 N. W. 20th Avenue BROOME, SELIG, ORI�VuDULPH
.Portland, Oregon 9720 ' & PARTNERS
ea Oringdulp '` RECEIVED
r e Farmer's Insurance Property ,
igard, Oregon J U L 31 197
CITY OF TIGARD
1 Yo equested my professional opinion as to the need
f i fa t e uilt in the future on the Farmer's Insurance
roup--pperty loca:c 4i- the Tigard triangle.
By way oduction, let us take a look at the current
f
", lee market in the downto. Portland area. According to the Portland
c tland
NUNN
Association of Building Owners and Managers representing approxirflately
3,950,000 square feet of office space, the occupancy rate as of March 1,074
was 87 plus per cent. The net gain in actual space rented between
December 31, 1973 and March 31, 1974 Baas 85,265 square feet and that
the net gain from March of 1973 to March of 1974 of space rented was
369,71square feet. The doarntown Portland office market is healthy
in spite of the number of new buildings which have been built. This is
further substantiated by the action of the Lloyd Corporation with their
second phase high rise office building under construction.
Although there is no association which cornpiles statistics
for the suburban areas, we are avrare that the large Sylvan Building
complex off Canyon Road is running close to 100%, occupancy, the new
buildings in Beaverton and on the Beaverton-Hillsdale Highway are very
successful. The office building on Beaverton-Hillsdale Highway near
Scholls Ferry Road is now nearing full occupancy. In the Tigard area
the Oregon Education Association's office complex and the Farmer's
Insurance office building, each with multiple tenancies, have a very high
occupancy rate.
it should be pointed out that suburban offices serve a
different need than those in the ce.1ter of the rnetropolitan area. With
the restrictions on autornotive use and the lacy of parking facilities in
the downtown metropolitan area, forces tt -)se dependent on automotive
use to the suburbs. As an example: Two floors of. the Commonwealth
Building in downtown Portland have been vacated by an insurance company,
and they have moved to a new office building in Cedar Hills. There is
a new insurance company in the Tigard triangle, there for the same reason.
Generally, those who go out to serve the public rather
than the public coming to there prefer the suburban locations. As an
r
example, the new architectural office southerly across the Freeway from.
I
Farmer's Insurance.
4
0
1
There is a definite need in the market for this type of
location particularly when direct access is provided to the Freeway
Systems as is the Farmer's Insurance property. The construction of the
Washington Square Shopping Center at Progress will further compound
this need, and there is very limited area around Washington Square that
"Ji
:all UC UeVV�CU LV LL11p gar-pose. s
In my opinion, there is a very definite need for the suburban
office building which provides individual identity plus off-street parking
in a relaxed and attractive wooded area such as the Farmer's Insurance
Group proposed office park.
Respec ly s witted,
1 alstrom
`^ #7758
5 :
f �
QUALIFICATIONS OF RALPH WALSTROM
Professional Services in the following areas
Oregon, Washington, Hawaii, California, Idaho, Montana, Utah, Wyoming,
Nebraska, and Toronto, Canada.
Professional Societies and Membershil0s
Past President, Arnerica.n Society of Real Estate Counselors now
American Society of Appraisers
Urban Land Institute: Corr�munity Builders Council & Central City Council
1951-1960 Chairman, Multnomah County Planning Commission
Past President, Portland Board of Realtors
Past President, Oregon Association of Real Estate Boards.
Trustee, U. S. BanTrust - RETT
Scone of Valuations and Clientele
Special Assignments relative to: Real Estate Investments
Property Acquisitions
Property Sales
Market and Economic Analyses: Individuals, Corporations,
Builders, Financial Institutions
Consultant on Subdivisions and Shopping Centers throughout the areas listed.
Valuations: Tax, Estate, Damage Suits, and Condemnations, for:
i
Individuals Railroads
Corporations Utilities
Insurance companies Municipalities
Attorneys Governmental agencies
Banks Mortgage companies
Courts of Law
General Experience and Qualifications
Continuously in the real estate business for more than 30 years (except
for military service.)
E
Principal of Property Counselors since 1949.
Qualified by the Courts as an Expert Real Estate Witness.
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TRAFFIC STUDY
Y
A traffic report has been prepared by CH2M/Hill
analyzing the impact of the project on the
surrounding traffic patterns.
This firm was also involved in the formulation
of traffic information in the Tigard Triangle
Development Plan and, consequently, are most
aware of present and future demands.
Robert J. Allen
CORNELL, HOWLAND, HA
& MERRYFIELD/HILL
rn Bolulie�ad1600 southwest Wesitn
-
Air
Corvallis, Oregon 97330 !
-4271
Telephone: 752
P
Y
2y
CORNELL,HOWLAND,14AYES&MERRYFIELO
} i � Portland Regional OTfics �
200 S.W.Market, 12th Floor,Portland,Oregon 97201
t Telephone: (503) 224 9190,TWX: 910-454-4720,Cable: CH2MHILL i
23 July 1974
ENGNIEERSM rEnNxues ESOileWSTS P8826.0
Mr. R.E. Oringdulph
Broome, Selig and Vr1jLr0asu-y--
733 N.E E. 20th
Portland, Oregon 97209
Dear Mr. Oringdulph,
The street section proposed for S•� 6Avenue o
dle the volume two which ot roadways
11
separated by a 10-foot median will han
be generated when the Farmers Insurance Group Office Park is fully de-
veloped. Mr. Allen of our Corvallis office has stated etn,a66th Avenue
letter t
to you on 16 July 1973 that the existing roadway system,
South of Hampton, has the capacity to carry the predicted traffic volumes•
!" The improvement of 68th Avenue will add two lanes in each direction.
We would recommend the use of a Imountable' type curb for safety reasons. �
able' a curb has a sloping face and will reduce the driver.
The 'mountable' type t
s by distance and, in effect, allow more complete use of the roadway by the 1
driver.
Sincerely yours,
r Robert D. Luke
la
1
Zq
.#
x
i
CORNELL,HOWL AND,HAYES&MERRYFIELD
1600 S.W.Western Blvd. P.D.Box 426,Corvallis,Oregon 97330,Telephone:503!7524211 Corvallis Regional Office
i
. - Liflll2L I;I Cell
ENGINEERS PLANNERS ECONOMISTS 16 July 1973
Project P8135.0
Mr. R. E. Oringdulph
® .' Broome, Selia_ and Orina_dulnh
733 NE 20th
. Portland, OR 97232
Dear Mr. Oringdulph:
Pursuant to your request, we have made a more detailed evaluation
of the potential traffic impact of the land use development program
proposed for the Farmers Insurance Group Office Park in the Tigard
Triangle.
This evaluation is based upon analysis of existing traffic charac-
teristics and projections of potential traffic generation charac-
teristics in accordance with proposed land use developmental
patterns
EXISTING TRAFFIC CHARACTERISTICS
The base line of existing traffic characteristics is predicated
upon data previously collected by the City, County, and state and
supplemented by special field studies tua de by us specifically for
the purpose of this evaluation.
Daily Traffic Volumes - Figure 1 shows representative 24-hour
counts of two-way traffic volume during 1972 and 1973 in the
Tigard Triangle and vicinity. The volumes depicted on the local
M. streets represent unadjusted 24-hour volumes recorded at the time
the counts were made. By comparison, the freeway volumes shown
for Oregon 217 and Interstate 5 represent adjustments of actual
recorded traffic volumes to reflect the estimated annual average
daily traffic volune which compensates for the normal daily and
monthly fluctuations.
The 24-hour automatic traf.F,a ..r
recorder counts made by us thispast
week revealed current daily two-way volumes as follows:
Vehicles
Location Per Day
w 66th Street North o_ Varns Street 1,370
66th Street North of Hampton Street
56th Street South of Clinton Street 1,800
Hampton Street East of 72nd Avenue 1,930
gg-I
}
Mr. R. E. Oringdulph
16 July 1973
Page -2-
Hourly "Volume Variations - The hourly volume variation recorded in
e July 1973 counts on Hampton Street and on 66th Street north
and south of the intersection with Hampton Street are graphically {
depicted in Figure 2. The weekday volume variation at all three i
locations reveals a common pattern of a morning peak, a smaller
midday peak, and an evening peak.
The highest actual recorded traffic volumes for both the morning
66th, Street north
peak and evening peak hours were obsGtvad on €..6....
the
�.... mornina home-to-work and evening i
of Varns Street, reflecting
work-to-home travel of employees at a single generator, the Farmers t
Insurance Company. The peak volumes at the other locations were of
smaller magnitude, representing the minimization of the peaking
characteristics due to distribution of this peak flow over two
separate network streets.
The existing variation in the beginning and ending times of normal ;
business hours of the individual major generators contributing to
traffic volumes on 66th and Hampton Streets resulted in the actual
hours of peak traffic flow occurring between 7:15-8:15 a.m. and
4: 30-5: 30 p.m.
E
Peak-Period Intersectional Characteristics - Morning and afternoon
'. peak-period turning movement counts also were conducted this past
week to determine the directional distribution of intersectional
volumes at existing key access locations to the proposed land use
development program.
Figure 3 illustrates the 4:00-6:00 p.m. volume characteristics at
the intersections of Hampton Street with 72nd Avenue and 66th
Street, and the 7:00-9:00 a.m. characteristics at the intersections
of 66th Street with Hampton Street and the Clinton Street - Inter-
state 5 southbound off-on ramps. The directional movements for
the total two-hour peak periods are depicted graphically to site in
Figure 3 and the respective movement volumes are also numerically
indicated. In addition, the numerals enclosed in parenthesis indi
tate the directional volumes recorded during-the actual hour of peak
flow, 7:15-8:15 a.m. and 4; 30-5: 30 p.m.
The dominant movement during the evening peak period at the inter-
section of Hampton Street and 72nd Avenue was the 284 vehicles
turning left (south) off Hampton Street.
. The dominant movements during the evening peak period at the inter-
section of Hampton Street and 66th Street were the 162 vehicles
straight through north bound on 66th Street and the 149 vehicles
turning left (west) cff of 66th Street. At this intersection during
the morning peak period, the major flow was the 203 vehicles turning
right (solid) off of Hampton Street into 66th Street.
�o. 1
t
Y
Mr. R. E. Oringdulph
16 July 1973
Page -3-
The morning peak-period intersectional characteristics at the
intersection of 66th Street with Clinton Street and the south bound
Interstate 5 off-on ramps revealed a major movement of 210 vehicles
turning right off of Interstate 5 and then Left (soutih) onto 66th
Street. I
� 4
I An occupancy check also was conducted of the number or persons
L ,
per vehicle observed on 65th Street aOuti� of Hampton.,pton Street during
the morning and evening peak periods, representing the major Farmers r
Insurance Group employee to and from =cork movement. Including the
in and out employee drop-off and pick-up trip along with the employee
vehicles parking in the company lot, the average occupancy ratio was
observed to be approximately 1.2 persons per vehicle, representing
a limited amount of group ridership.
PROJECTED TRAFFIC CHARACTERISTICS
The field identified traffic characteristics pertinent to existing
land use development in the Triangle area were utilized to modify
the generalized trip generation characteristics that have been
recorded in other locations as occurring under different patterns
a
of .land use development.
ment.
}
A Phase I development of a 150-unit motor hotel can ire anticipated
to generate approximately 1,200 vehicle trips daily. It is estimated —
that approximately 300 of the trips generated by the motor hotel and
its ancillary facilities would occur during the evening hour of
peak traffic flow on the public street and highway system.
A Phase II development of 170,000 square feet of office buildings is
projected to generate approximately 1,700 vehicle trips daily.
About 380 of these trips can be estimated to take place during the
evening hour of peak traffic flow on the public transportation net-
work.
The maximum impact on the existing Triangle Street system of the
additional traffic volumes projected to be generated by the
proposed Phase I and Phase II land use development -program would
occur if only 66th Street were available to provide the major
' access to the total project and Farmers Insurance Group.
The comparative existing and projected additional traffic volumes
on 72nd Avenue, Hampton Street, and 66th Street in the immediate
vicinity of the proposed project are graphically depicted in
Figure 4. This comparison i
hOuK ncludes both daily and evening peak-
] the pxevwo�usly stated condition of maximum
atVUL" vv3.L'+xucS under
impact - namely that only 66th Street would initially serve to
provide major access to the project. �
1
Mr. R. E. Oringdulph
16 July 1973
Page -4-
The comparison presented in Figure 4 assumes that during this
project phase development there will be no major highway system
improvement in this area other than the programmed widening of
Interstate 5 and the relocation of the south bound off-on ramps from
Clinton Street to the vicinity of Dartmouth Street as proposed in
the Tigard Triangle Development Plan.
Figure 4 indicates that the major impact of additic..al traffic
relative to current volumes under this maximum condition would
occur on 66th Street south of Hampton Street and on Hampton Street
between 66th Street and 72nd Avenue.
The impact of the additionally generated traffic depicted in Figure 4
is summarized below in terms of percentage increase over current
traffic volumes:
Daily Traffic Volumes
Present
I Percent Street
I _ Location Current Future* Increase Width
66th South of Hampton 1370 4270 +211 32'
664th North of Hampton 1390 2455 + 76 24'
Hampton West of 66th 1600 3435 +115 32'
all Hampton East of 72nd 1930 3765 + 95 32 '
72nd North c,f Hampton 1700 2065 + 21 28'
72nd South of Hampton 2590 4060 + 57 28'
* Future represents total of cuYrent volumes, plus additional volumes
projected to be generated by Phases I and II.
These future daily volumes do not exceed the practical capacity of
the existing street system under the current prevailing street
widths shown above. Accordingly, it is apparent that even under
the most restricted assumed conditions of access to the project site,
development of the project as proposed does not create traffic condi-
tions that cannot be effectively handled with proper application of
traffic engineering operational measures.
,tiFurther,- if the proposed new access roadway alongthe 68th Street
corridor is developed from the project site to Hampton Street during
the Phase II project development, the relative impact of the
combined Phase L and II additional traffic generation on the
existing street system will be minimized due to increased
flexibility of directional access.
l
x
uin _
Mr. R. E. Orin dul h
g P
16 July 1973
Page_ -5-
TRAFFIC IMPACT UNDER ULTIMATE TRIANGLE DEVELOPMENT
The proposed land use program is consistent with the development
concept set forth in the Tigard Triangle Development Plan, which
anticipated the commercial development as an office park of the
primary area within the Triangle between 70th and 66th.
Tne Triangie Dewe ionment Plan also provided for development of an
effective network of boulevards and collector streets to provide
efficient traffic access to and from and circulation within the
total Triangle.
The proposed project internal access roadway system is designed
to fit the future Triangle Development Plan street network. Develop-
ment of the future Triangle street network to standards recommended
in the Tigard Community Plan consistent with the street standards
adopted by the City and County shouldprovide for an optimum
transportation system.
As development plans for this proposed project and the additional
development of the Triangle became more firmly delineated, traffic
engineering attention can then be appropriately directed to the
most desirable application of operational control measures to
assure efficient and safe traffic access and circulation.
It should also be recognized that implementation of the public
bus system proposed in the Portland--Vancouver Metropolitan Area
Public Transportation Plan can be expected to reduce the total
vehicle trip generation that has been projected in this evaluation.
Respectfully submitted,
Robert llen
le
r. .a
u
v4 '
QuoIle,
G ;j
~ oil HAiNES
...BAYLOR��
CLINTON
wJ i
01
FRANKLIj�__ 75
BE 'ELAND
Lo
FW-
�� _ a M
�•� n s
1.930 to w
HAMPTON i z
O
------ ,� VARNS
a � 4
4
EXISTING DAILY TRAFFIC VOLUMES
g TIGARD TRIANGLE
FIGURE
TRAFFIC VOLUME HOURLY VARIATION
TIGARD TRIANGLE
S
f
3
� � 1—caru n;/n
J V
VARAI4i
NS
N
W °
'a HAMPTON E/0 °
v �
` w 2LL
72ND b
W a�
� 66TH N/O
HAMPTON—
a 1
� 1
1 a
1
°
°e °
3
yt12 2 4 6 8 10 12 2 4 6 8 10 12 ,
MID. NOON MID.
HOUR ENDING
FIGURE 2 . ,
—``Sd"VU 9'1 31V1S00A
g3
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\ 9 ryg o0
z
2
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_ H199
37
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ua Zz uz� u�
y Q Z ¢Z WO
>ry
>if w >O f w
2
O i
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si IA
PEAK — PERIOD
INTERSECTIONAL CHARACTERISTICS
TIGARD TRIANGLE
. ONLL
FIGURE
y� :h
' k
1 ( RLI
1.700 I 1,390 765
(245) 'j ) 12551 170
N
r
HAMPTON
1.930 1.500
(3751 : 13301
N
900 904
1 (225) (2251
935
(210)_ -(210)
2590 720 750 ;1,370 7,240 ( ,7 !
(46J! 180 170 13101 (300) 330!
LEGEND
MM EXISTING VOLUMES
ADDITIONAL PROJECTED VOLUMES
C� PHASE 1
-- PHASE II
RECEIVED 2,000 24 HOUR VOLUME
JUL 2 0 1974
0541 P.M. PEAK HOUR VOLUME
CITY OF TICARD
EXISTING VS. PROJECTED VOLUMES
TIGARD TRIANGLE x
FlG4RF..: s
LANDSCAPING & STREET STANDARDS
Broome, Selig, Orinqdulph & Partners, A.I.A.
733 Northwest 20th Avenue
Portland, Oregon 97209
Telephone: 226-1575
2
.3
MISCELLANEOUS DESIGN STANDARDS OF COMMON AREAS FOR
FARMERS INSURANCE GROUP PROPERTY
Setbacks
To match existing City standards except that along roadway and perimeter
greenways, parking and yards may start at the greenway setback line and
structures shall be no closer than 15'-0" to the line.
S_ gning
To match or exceed existing City standards.
Street Parking & Pedestrian Way Lighting Fixture
G. E. Spaceglow 250 on 6-inch square pole by "Permapost".
Mounting Height: 18-feet to 20-feet, depending
on use and location.
Spacing: 100-feet, plus or minus, depending on
surrounding use (with 175-watt white mecury lamp).
AP Landscaping For Common Greenways & Street Setbacks
Trees: 1 per 500-square feet (approximately 87
per acre, primarily in clusters). This applies
to all open areas and roadways except those
naturally wooded.
Shrubbery: Low maintenance and used where appropriate.
Ground Cover: Low maintenance material , appropriate
for area used.
All plant types and varieties must be cold resistant.
Pedestrian Ways
Minimum 5-foot wide ast�.i_t path.
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MINUTES
TIGARD PLA14NING COMMISSION
August 20, 1974
Twality Junior High School, Lecture Room
14650 S. W. 97th Avenue, Tigard, Oregon
1. CALL TO ORDER
A. The meeting was called to order at 7:40 p.m.
2. ROLL CALL
A. All members ::,era -resent with the exception of Popp and
Hansen; Staff members Brooks and Bolen were also present.
3. APPROVAL OF MINUTES
3.1 The minutes of the August 6, 1974, meeting were approved
as submitted.
4. PUBLIC HEARING - Zone Change
4.1 ZC 4-73 (Farmers Insurance)
Request by F. I. G. Holding Company to change a zone
classification from R-7, Single Family Residential and
C-3, General Commercial to-a CP, Commercial-Professional
and PD, Planned Development District. The subject property
is bounded by State Highway 217 and Interstate 5 on the east
and southwest respectively. The northern portion of the
property is bordered on the north by the Lamb-Weston. and
Lincoln Properties office developments. The site comprises
27.76 acres (Tax Map 2S1 1D, Tax Lots 100, 200, 300, 400,
500, 501, 701 and 1100).
A. Staff Findings
1. Staff showed slides of the site describing the
adjacent development and on-site conditions.
Staff then read the staff findings.
2. Whittaker asked Brooks if the applicant had listed
variances from the Code other than street width.
Brooks answered yes, the applicant hada The only
variances occurring were the road right-of-way width
and paving widths on the proposed east-west dedicated
street.
B. Testimony and Cross Examination
1. Robert Oringdulph of Broome, Selig, Oringdulph and
Partners, Architects. and Planners, represented the
'- -f i,__ _zona
applicant and spoke iti favor vt �ttC proposed �.,
change.
Mr. Oringdulph described the character of the site
and the intention of Farmers to maintain as much as
possible the integrity of the existing character of
the subject property and Farmers' intention to develop
a complex that will continue the attitude that Farmers
hopes to develop on all their properties. This
character, Mr. Oringdulph explained, would represent
Northwest regionalism, a character representative of
the site and the trees. The buildings would be of a
low profile.
Mr. Oringdulph described the proposed road system.
Mr. Oringdulph stated the intention was to develop
an office campus with a total of about 250,000 sq.
feet of building in four major sections with a park-
ing ratio of 3.3 parking spaces per 1000 square feet
of building.
The parking ratio was determined by a Broome, Selig,
Oringdulph and Partners parking study and is slightly
greater than the parking available for the existing
office building.
There is interest by motor hotel groups to develop
parcel number four on the site plan, consequently
the program request alternate office or motor hotel
uses.
Office building heights would be four stories maxi-
mum.
The interior roadway system does not contemplate
parking and proposes rolled curbs.
It is proposed to continue S. W. 68th Avenue as a
boulevard concept into the subject site.
2. Mr. Oringdulph asked if he should address himself
to the questions posed by the Oregon Supreme Court:'s
"Fasano Decision". Chairman Whittaker answered
affirmatively that Mr. Oringdulph should address
said questions.
3. Mr. Oringdulph responded to "Fasano " related
questions, stressing the following in justification
of the applicant's zone change request:
o Interstate 5 currently has a traffic count of
approximately 40,000 cars per day and ambient
noise levels which exceed 50 decibels. This is
a complication for residential development.
n Continuation of R-7 zoning would be incompatible,
PC Minutes August 20, 1974 - page 2
consequently applicant considered alternate
uses. These uses were multiple family, commercial,
or, office campus uses. Of those uses, office cam-
pus was selected because high noise would be diffi-
cu1-t for multi-family use and incompatible with
single family use.
o Mr. Oringdulph then referred to the"Fasano" re-
lated responses contained in the submitted General
Development Plan and Program and elaborated
upon these written responses.
4. Mr. Oringdulph addressed himself to the objectives
of the proposed planned development, the role of the
architect and description of proposed variances as
requested by the Planning Commission at their August
2, 1974, regular meeting. These items were included
in a memorandum dated August 15, 1974. Mr. Oringdulph
summarized and elaborated on the content of the sub-
• ject memorandum.
5. Chairman Whittaker asked if any Planning Commission
members had questions for Mr. Oringdulph.
6. Mr. Ball asked Mr. Oringdulph if the memorandum
dated August 15, 1974, was intended to become a part
of the "General Development Plan and Program". Mr.
Oringdulph answered yes.
7. Mr. Ball asked Mr. Oringdulph if there was an alter
native to four feet of landscaping or four feet of
paving along the proposed east-west dedicated road-
way. ' Mr' Oringdulph stated this issue was a matter
of opinion and that a four foot wider street would
decrease a proposed 1J ivv t .LccLtu�c ct�1C uui tCbufd' by ivL2r
feet.
8. Mr. Ball asked if Mr. Oringdulph had direct con-
versations with the Fire Marshall on the issue of
the proposed east-west dedicated street width. Mr.
Oringdulph answered yes that there was correspondence.-
Ball asked staff if the Fire Marshall had revised his
opinions since the correspondence was written. Staff
answered no to this question.
9. Mr. Ball asked Mr. Oringdulph to describe the pro-
nosed phasing of the project. Mr. Oringdulph stated
phase one would be the construction of the major
street system. Beyond phase one Mr. Oringdulph stated
he could not predict upon which parcel development
would occur, but felt parcel. number 4 was 'most Likely
to develop first. Mr. Oringdulph then stated he did
not want to commit Farmers Insurance to any one site
developing first.
PC Minutes - August 20, 1974,- page 3
10. Mr. Ball asked Mr. Oringdulph if the applicant
expected to complete one phase within a year. Mr.
Oringdulph stated Farmers was intending to complete
one phase within a year, but that market conditions
could distort this intention.
11. Mr. Ball asked Mr. Oringdulph to estimate the total
phasing time of the entire development. Mr. Oring-
dulph stated he could not describe such a time be-
cause of market considerations and construction costs.
Mr. Oringdulph then stated that Farmers Insurance
wished to commence construction of their roadway system
before the rainy season and requested the City declare
the zone change an emergeiiuy fui• Llie Pur•Pu58 of
eliminating the 30 day- waiting period.
12. Mr. Ball asked Mr. Oringdulph if phase one would in-
clude any work besides street and utilities such as
landscaping. Mr. Bill Findlay of Broome, Selig,
Oringdulph and Partners, stated the plan was to in-
clude landscaping in the center aisle of S. W. 68th
Avenue and planting of grass along the edges of road-
ways until each phase is developed. Mr. Findlay
stated that the plans were to landscape each parcel
separately when something was known of the design of
the development on each parcel.
13. Mr. Ball asked the- applicant the proposed extent of
tree removal on the site. Mr. Bob Luke of CH2M/Hill
responded, stating that the proposed roadway system
was designed to avoid as many existing trees as
possible. Mr. Ball asked how many trees would be
removed. Mr. Luke stated the exact number had not
been counted.
14. Mr. Ball asked applicant if current market demand
for office space would justify going ahead with any
phase for office development. Mr. Oringdulph stated
the applicant's market analyst, Ralph Walstrom, felt
an honest and accurate market profile was almost im-
possible in this area because of little information
upon which to base a market need. Consequently, Mr.
Oringdulph stated the market analyst wrote a letter
included in- the General Development Plan and Program
stating it was the analyst's opinion there was a
need for the proposed project. Mr. Oringdulph then
asked Mr. Lynden Bowman, leasing agent for Farmers
Insurance, to comment on the need for immediate con;
struction. Mr.. .Bowman. stated that.. Farmers Insurance_
is looking for-large, single building tenants, -but "
this would not preclude a=.speculative office building
to begin the project. Mr. Bowman stated the sale of
sites for larger buildings for corporate offices and
r 'i headquarters�Ua h d rters don't occur often and the exist-
PC
PC Minutes - August 20, 1974 - page 4
ing Farmers Office Building is completely leased
with the exception of 800 square feet. Mr. Bowman
stated his experience as a leasing agent indicates
a strong demand for office space.
15. Mr. Oringdulph stated Farmers Insurance has not
actively pursued leases of the proposed parcels
because of the sewer moratorium and the pending
zone change process; Farmers feeling those items
must be resolved before active sales can begin.
16. Wilbur Bishop of 10590 S. W. Cook Lane asked Mr.
Oringdulph the width of tLae proposed streets. Mr.
Oringdulph described the right-of-way and paving
widths, reiterating no parking was proposed on
any street7s within the project.
17. No one spoke in opposition to the zone change.
C. Staff Recommendation
1. Staff read recommendations as included in the
August 20, 1974, staff report concerning subject
case, adding that the Planning Commission should
find affirmatively with respect to Section 18.56.040,
Tigard Municipal Code.
D. Commission Discussion and Action
1. Ball 'asked staff if a performance bond were
necessary as related to staff recommended con-
dition number 4 relating to maintenance of common
areas. Brooks replied that there were no common
areas as Farmers Insurance was proposing to lease
the property to prospective tenants. Brooks stated
he did not consider a performance bond. Ball then
asked Brooks what type of maintenance agreement the
City should execute with Farmers Insurance Group.
Brooks stated he was primarily concerned with an
agreement binding Farmers Insurance to maintenance
of the landscaped areas within the dedicated right-
of-way. Brooks also suggested a three-party main-
tenance agreement between Farmers Insurance, the
leasee and the City regarding the remainder of the
site.
2. Whittaker asked Brooks if the north-south dedicated
roadway met City standards. Brooks responded yes.
Whittaker then asked Brooks if the right-of-way
width as well as paving width were at variance with
City standards. Brooks answered. yes, both were
variances. Discussion ensued relating this matter ,
to condition two of the staff recommendation.
PC Minutes - August 20, 1974 ,- page 5
3. Brooks stated the staff had been in contact with
Lamb-Weston regarding construction of their portion
of S. W. 68th Avenue. Brooks also stated Lamb-Weston
would be prepared next spring to construct S. W. 68th
Avenue from the Farmers Insurance site north to S. W•
Hampton Street.
4. Ball asked Brooks what was codtemplated for S. W.
69th Avenue. Brooks stated there was a need for
emergency vehicle access along the northwestern
boundary of the subject site and that there was
no need for S. W. 69th to serve as a parallel
street to S. W. 68th Avenue, feeling that the two .
streets were too close together. Brooks stated
that S. W. loth avenue wu.,
intended as a bicycle-
pedestrian facility and he could not forsee a large
demand for the future use of S. W. 69th Avenue.
5. Ball moved to adopt the staff findings and the staff
recorfanendations and approve the change of zone
lfrom
R-7, Single Family Residential and C-3,
Commercial, to CP, Commercial-Professional and PD,
Planned Development District. Ball made the follow-
ing findings the basis for his motion:
o The application is compatible with the Tigard
Community Plan and the Tigard Triangle Plan.
o The applicant has demonstrated a public need,
but not in the traditional sense of market need.
Ball also made an additional condition part of the
motion that the Broome, Selig & Oringdulph and
Partners memorandum of August 151974, be made a
part of the General Development Plan and Program
and that a transcript of the hearing also be in-
cluded as a part of said program.
6. Barkhurst seconded the motion.
7. . Bolen asked Ball if he intended a verbatim tran-
script of the proceedings. Ball answered yes.
8. Hartman asked Ball if he felt there was still a need
for a recorded agreement between the City and Farmers
Insurance Group regarding maintenance of landscaped
areas. Ball answered that staff-recommended con
dition four would satisfy the matter.
9. Ball amended his motions, stating a transcript
was probably no t necessary, and .a tape. of the _pro-
ceedings would suffice as apart of the General
Development Plan and Program.
PC Minutes - August 220, 1974 Page 6
w�
a
10. General discussion occurred concerning the
proposed variances.
11. The motion, as amended, was adopted by unanimous
vote of those members present.
i
PC Minutes - August 20, 1974 page _7
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