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SDR1996-00013 SDR96 -00013 LANDMARK FORD SHOWROOM EXPANSION (REVISED NOTICE DUE TO INCORRECT APPEAL PERIOD 41AT1 NOTICE OF DECISION SITE DEVELOPMENT REVIEW (SDR) 96-0013 LANDMARK FORD SHOWROOM EXPANSION SECTION I. APPLICATION SUMMARY CASE: FILE NAME: LANDMARK FORD SHOWROOM EXPANSEC E Site Development Review SDR 96 Vi 3 PROPOSAL: The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remoc'el of an existing structure. APPLICANT: Mike Lee (Sienna Arch.) OWNER: Jim Corliss (Land 'ark) 411 SW 6th Ave 12000 SW 66th Ave. Portland, OR 97204 Tigard, OR 97223 LOCATION: (WCTM 2S1 IAA, Tax Lot 100 and 400). West of Interstate 5, south of SW Dartmouth Street, north of SW Franklin Street and east of'W 68th Parkway. A 'LICABLE F4: `IEW CRITERIA: Community Development Code Sections 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. ZONING DESIGNATION: C-G (General Commercial). The General Commercial zone allows Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. SECTION II - DECISION Notice is hereby given that the City of Tigard Community nevelopment Director's designee has APPROVED the above request subject certain conditions. The findings and conclusions on which the deci=sion is based are note in Section IV. NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 1 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. 2. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised plans shall include the following: A. Clarification of the 14% landscape provision. If this 14% percent excludes a prior public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. B. Street trees along SW 66th Avenue in accordance with 18.100.035. C. Two (2) parking lot trees in the new, northeastern parking lot, in order to provide the required canopy effect. D. Three (3) bicycle parking spaces. E. Plan approved by the franchise disposal company related to refuse facility design and compatibility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as approved per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 2 III. BACKGROUND INFO_ RMATION Property History: While an a-olication for Tax Lot #100 was not found, City records indicate that a Site Development Review (SDR 90-0019/MIS 90-0010) was approved for property on which tl-e current Landmark Ford development is located. No other development applications were found to have been filed with the City of Tigard. V cjnity Information: subject site is located west of Interstate 5, south of SW Dartmouth Street, east of SW 68th Avenue and north of SW Franklin Street. The property is zoned C-G (General C ]mmercial) and developed with the Landmark Ford automobile sales and repair center. Property «. the north, south, and east is zoned C-P (Professional Commercial) and is predominantly developed with commercial uses. Site Information ar,s.4 Proposal Description: Tax lot #100 is approximately 3 acres a;-... is currenuy developed with an automotive sales and repair building. The total land area used by Landmark Ford is approximately 10 acres. The applicant requests Site Development Review E.oproval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WI-I H COMMUNITY DE✓ELOPMENT CODE SECTIONS: Use_ lassificati-n: The applicant is proposing to ;xpand an automobile sales building. This use is classified in Code Section 18.42 (Use Classifications) as Automotive :end Equipment: Sales/Rental, Light Equipment. Code Section 18.62.030 lists Automotive and Equipment: Sales/Rental, Light Equipmert as a permitted use in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width sham be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 460 feet, exceed.ng the minimum lot width standard. Developments within the -;, zone are requ, -ed to provide a minimum of 15% landscaping. The plan shows the provision of approximately 14% Landscaping. The property has received prior approval (SDR 90-0019) to allow only 12.1% landscaping on-site, with additional landscaping to be provided and maintained within public right-of-way to provide the remainder of the required landscaping. It is not NOTICE : DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 3 clear from the application submittal if the 14% provided includes the public right-of-way portion of the allowed landscaping. The applicant shall clarify what the 14% entails. If this 14% percent excludes the public right-of-way allotment, then the applicant has satisfied this criteria. if not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 31 feet, meeting the maximum height allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Code Section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is currently a commercially developed property. There are no natural areas in need of preservation. Topography and drainage changes are not substantial and shall comply with City standards. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal does not abut a use which requires a buffer as required in the Buffer Matrix (18.100.130). NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 4 Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The plans show the provision of landscaping which is intended to provide screening in accordance with this section. Crime 1Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be seiected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Since the request is an addition to an already developed commercial property, the, property will continue to provide lighting as currently provided. Landscaping Plan: Section 18.100.015 requires that the applicant submit landscaping plan. This requirement is satisfied as the applicant has submitted landscape plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on 2 public street shall be required to plant street trees in accordance with section 18.1 00.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, mk _.um or large). The plan does not show the provision of street trees along the frontage of SW 66th Avenue. A revised site plan shall be submitted which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening (} parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in BBB parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan partially complies with the parking lot tree requirements. The new, northeastern parking lot does not contain trees which would provide the required canopy effect. In order to provide the required canopy effect, a revised plan shall be submitted which provides for an additional two (2) parking lot tree. Screening has been provided in accordance with this section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall he maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3), and eight (8) feet in height (trees may be placed within this area provided NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 5 all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this criteria is satisfied. Minimum Off-Street Parking: Section 18.106.030(C)(7)(g) requires a minimum of one (1) parking space per 1000 square feet of gross floor area for Sales/Rentals: Light Equipment. Section 18.106.030(C)(7)(d) requires a minimum of one (1) parking space per 500 square feet of gross floor area for Repairs: Light Equipment. The plan provides approximately 9,940 square feet of sales area and approximately 16,610 square feet for repair. The sales area requires 10 parking spaces and the repair requires 34 parking spaces. The total number of required parking spaces is 44 spaces The proposed site plan shows the provision of 44 parking spaces, satisfying this section. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires two (2) disabled parking spaces if 26 to 50 parking spaces are provided. This section is satisfied as the proposed site plan shows the provision of two (2) disabled person parking spaces. Bicycle Parking: Section 13.106.020(P) requires one (1) bicycle parking rack space for every 15 required parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Three (3) bicycle parking spaces will be required for this development. The does not show the provision of bicycle parking spaces. A revised plan shall be submitted which shows the provision of three (3) bicycle parking spaces, thereby, satisfying this criteria. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet The preliminary site plan shows the provision of two (2) access drives with driveway widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed) or a minimum three (3) foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. There are currently no sidewalks along SW 66th Avenue. The applicant has been required to enter into a non NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 6 remonstrance agreement for future improvements on SW 66th Avenue. The future sidewalk on SW 66th Avenue will be approximately 40 feet from the proposed showroom and separated only by a driveway. There are two access drives onto SW 66th Avenue in front of the proposed showroom. Not only is the provision of a walkway at this time untimely, but given the design of the site and proximity of the showroom to the street, it is not necessary. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient :ollection of mixed solid waste and source separated Rec ables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste As ssment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will save to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall provide a written hauler sign-off regarding the location and compatibility of the trash facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section is not applicable as no trees greater than 12 inch caliper are proposed to be removed which would require mitigation. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: The subject parcel lies adjacent to SW 66th Avenue, which is considered a local commercial and industrial street to be built to the following standard: 50-foot right-of- way (ROW), two 17-foot travel lanes, and two 5-foot sidewalks. At pres.. t, the existing ROW on 66th Avenue is 60 feet overall. Therefore, no additional dedications are NOTIC .OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 7 required. The existing condition of SW 66th Avenue consists of a two-lane paved roadway with roadside ditches. The pavement appears to be in fairly good condition and functions well under current traffic loads. The roadway currently terminates at the north boundary of the site where a circular turn-around area is provided. The City's Transportation Plan does not call for any further extensions of 66th Avenue to the north. From site visits, Staff observed that this roadway receives very little traffic other than from customers. The additional traffic impact that could result from the showroom expansion appears to be negligible, compared to the traffic that is generated now. In addition, the showroom expansion will not result in additional overall storage area for vehicles on the site. Staff recommends that the applicant not be required to improve 66th Avenue at this time. In 1992 the applicant received SDR approval for site improvements and the City required the execution of a Non-Remonstrance Agreement that will obligate the property owner to participate in the future widening and improvement of SW 66th Avenue. This agreement was recorded in 1992 and is still in effect. Therefore, no additional improvements or agreements are recommended. Sanitary Sewer: This site is presently served by the City's sanitary sewer system. The plans indicate that there will be no additional sewer work with this project. Storm Drainage: There is an existing on-site storm drainage system that will adequately serve the addition. The plans indicate that there will be some on-site storm line revisions to tie the new roof drains into the existing system. The quantity of storm water runoff should not increase because the showroom expansion is being done in an area that is already paved. The plans indicate that the applicant intends to partially fill approximately 115 feet of the existing roadside ditch on the west side of 66th Avenue and replace the ditch with a buried pipe. They would then create a slight swale over the piped area. There was no explanation in the applicant's materials explaining why they are proposing this pipe work in the ROW. Prior to any work in the ROW, the applicant will need to obtain approval from the City Engineering Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 8 impervious surfaces. Since there will not be a net increase in impervious surfaces as a result of this project, this section will not apply. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. V. OTHER STAFF COMMENTS City of Tigard Police Department, The City of Tigard Maintenance Services Department, and City of Tigard Building Division have reviewed this application and have offered no comments or objections. VI. AGENCY AND CIT COMMENTS Unified Sewerage Agency states that water quality should be addressed per R&O 91- 47/91-75. Tualatin Valley Fire District states that the applicant shall: 1)submit fire flow calculations for review and approval; 2)submit plans for review and approval, hydrants shall be located within 150 feet of all portions of the structure; provide knox box and key to locks for all gates. Tualatin Valley Water District, Northwest Natural Gas, GTE, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION VIII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON JULY 10, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decisicn in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hail Boulevard, Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on July 10, 1996. Questions: If you have question, please call the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. / ii --- c�-i-�U June 28. 1996 PREPARED BY: William D'Andrea DATE Assistant Planner /7 7-zc' �- June 28, 1996 APPROVED BY: Richard Bewer rff DATE Senior Planner I ICURPLNIWILL\SDR96-05 DEC NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 10 • 1— • -ON■I■1111=111111•11MIIIII .i 111ONMEOM■11■1111MMM 2 1 pimmiffsi IP m ...... ._. .._. •. . _111,11 _tit aiv- ......,.---d-commm. ...__ i — _ ♦ 1 V/ i \ i`\ i its` '/t, :I" x -0 r-- il , „/ . M CO --� !..i. • ,,,,� 0 i 11111T I 0 fl _ I ii i--- : : : _ ._ . 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C •- I C i C Wili 1st 911 ST 111M Crai ICI i i 11111 1 ' I FRANKLIN ST i CD 1=1 - , • D ST ---" i 1 a IL ' GCNZAGA ST us - ,4,5 o . , i 1 1- Vicinity Map A, S_IlR ai 96-0013 Ford Showroom Expansion N ___ _ __ NOTICE OF DECISION SITE DEVELOPMENT REVIEW (SDR) 96-0013 ,kil��'' CITY OF TIGARD LANDMARK FORD SHOWROOM EXPANSION SECTION I. APPLICATION SUMMARY CASE: FILE NAME: LANDMARK FORD SHOWROOM EXPANSION Site Development Review SDR 96-0013 PROPOSAL: The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. APPLICANT: Mike Lee (Sienna Arch.) OWNER: Jim Corliss (Landmark) 411 SW 6th Ave 12000 SW 66th Ave. Portland, OR 97204 Tigard, OR 97223 LOCATION: (WCTM 2S1 1AA, tax lot 100). West of Interstate 5, south of SW Dartmouth Street, north of SW Franklin Street and east of SW 68th Parkway. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.100, 18.102. 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. ZONING DESIGNATION: C-G (General Commercial). The General Commercial zone allows Public agency and administrative services, public support facilities. professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. 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. The findings and conclusions on which the decision is based are note in Section IV. NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 1 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1. A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. 2. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised plans shall include the following: A. Clarification of the 14% landscape provision. If this 14% percent excludes a prior public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. B. Street trees along SW 66th Avenue in accordance with 18.100.035. C. Two (2) parking lot trees in the new, northeastern parking lot, in order to provide the required canopy effect. D. Three (3) bicycle parking spaces. E. Plan approved by the franchise disposal company related to refuse facility design and compatibility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as approved per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION SDP 96-0005 PINNACLE/MCM PAGE 2 III. BACKGROUND INFORMATION Property History: While an application for Tax Lot #100 was not found, City records indicate that a Site Development Review (SDR 90-0019/MIS 90-0010) was approved for property on which the current Landmark Ford development is located. No other development applications were found to have been filed with the City of Tigard. Vicinity Information: The subject site is located west of Interstate 5, south of SW Dartmouth Street, east of SW 68th Avenue and north of SW Franklin Street. The property is zoned C-G (General Commercial) and is developed with the Landmark Ford automobile sales and repair center. Property to the north, south, and east is zoned C-P (Professional Commercial) and is predominantly developed with commercial uses. Site Information and Proposal Description: Tax lot #100 is approximately 3 acres and is currently developed with an automotive sales and repair building. The total land area used by Landmark Ford is approximately 10 acres. The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to expand an automobile sales building. This use is classified in Code Section 18.42 (Use Classifications) as Automotive and Equipment: Sales/Rental, Light Equipment. Code Section 18.62.030 lists Automotive and Equipment: Sales/Rental, Light Equipment as a permitted use in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 460 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan shows the provision of approximately 14% landscaping. The property has received prior approval (SDR 90-0019) to allow only 12.1% landscaping on-site, with additional landscaping to be provided and maintained within public right-of-way to provide the remainder of the required landscaping. It is not NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 3 • clear from the application submittal if the 14% provided includes the public right-of-way portion of the allowed landscaping. The applicant shall clarify what the 14% entails. If this 14% percent excludes the public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 31 feet, meeting the maximum height allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Code Section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is currently a commercially developed property. There are no natural areas in need of preservation. Topography and drainage changes are not substantial and shall comply with City standards. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal does not abut a use which requires a buffer as required in the Buffer Matrix (18.100.130). NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 4 Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The plans show the provision of landscaping which is intended to provide screening in accordance with this section. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Since the request is an addition to an already developed commercial property, the property will continue to provide lighting as currently provided. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement is satisfied as the applicant has submitted a landscape plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan does not show the provision of street trees along the frontage of SW 66th Avenue. A revised site plan shall be submitted which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan partially complies with the parking lot tree requirements. The new, northeastern parking lot does not contain trees which would provide the required canopy effect. In order to provide the required canopy effect, a revised plan shall be submitted which provides for an additional two (2) parking lot tree. Screening has been provided in accordance with this section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3), and eight (8) feet in height (trees may be placed within this area provided NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 5 all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this criteria is satisfied. Minimum Off-Street Parking: Section 18.106.030(C)(7)(g) requires a minimum of one (1) parking space per 1000 square feet of gross floor area for Sales/Rentals: Light Equipment. Section 18.106.030(C)(7)(d) requires a minimum of one (1) parking space per 500 square feet of gross floor area for Repairs: Light Equipment. The plan provides approximately 9,940 square feet of sales area and approximately 16,610 square feet for repair. The sales area requires 10 parking spaces and the repair requires 34 parking spaces. The total number of required parking spaces is 44 spaces The proposed site plan shows the provision of 44 parking spaces, satisfying this section. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires two (2) disabled parking spaces if 26 to 50 parking spaces are provided. This section is satisfied as the proposed site plan shows the provision of two (2) disabled person parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Three (3) bicycle parking spaces will be required for this development. The does not show the provision of bicycle parking spaces. A revised plan shall be submitted which shows the provision of three (3) bicycle parking spaces, thereby, satisfying this criteria. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of two (2) access drives with driveway widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed) or a minimum three (3) foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. There are currently no sidewalks along SW 66th Avenue. The applicant has been required to enter into a non NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 6 remonstrance agreement for future improvements on SW 66th Avenue. The future sidewalk on SW 66th Avenue will be approximately 40 feet from the proposed showroom and separated only by a driveway. There are two access drives onto SW 66th Avenue in front of the proposed showroom. Not )nly is the provision of a walkway at this time untimely, but given the design of the site and proximity of the showroom to the street, it is not necessary. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage aid efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall provide a written hauler sign-off regarding the location and compatibility of the trash facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section is not applicable as no trees greater than 12 inch caliper are proposed to be removed which would require mitigation. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: The subject parcel lies adjacent to SW 66th Avenue, which is considered a local commercial and industrial street to be built to the following standard: 50-foot right-of- way (ROW), two 17-foot travel lanes, and two 5-foot sidewalks. At present, the existing ROW on 66th Avenue is 60 feet overall. Therefore, no additional dedications are NOTICE OF DECISION SDR 96-0005 PINNACLEMCM PAGE 7 • required. The existing condition of SW 66th Avenue consists of a two-lane paved roadway with roadside ditches. The pavement appears to be in fairly good condition and functions well under current traffic loads. The roadway currently terminates at the north boundary of the site where a circular turn-around area is provided. The City's Transportation Plan does not call for any further extensions of 66th Avenue to the north. From site visits, Staff observed that this roadway receives very little traffic other than from customers. The additional traffic impact that could result from the showroom expansion appears to be negligible, compared to the traffic that is generated now. In addition, the showroom expansion will not result in additional overall storage area for vehicles on the site. Staff recommends that the applicant not be required to improve 66th Avenue at this time. In 1992 the applicant received SDR approval for site improvements and the City required the execution of a Non-Remonstrance Agreement that will obligate the property owner to participate in the future widening and improvement of SW 66th Avenue. This agreement was recorded in 1992 and is still in effect. Therefore, no additional improvements or agreements are recommended. Sanitary Sewer: This site is presently served by the City's sanitary sewer system. The plans indicate that there will be no additional sewer work with this project. Storm Drainage: There is an existing on-site storm drainage system that will adequately serve the addition. The plans indicate that there will be some on-site storm line revisions to tie the new roof drains into the existing system. The quantity of storm water runoff should not increase because the showroom expansion is being done in an area that is already paved. The plans indicate that the applicant intends to partially fill approximately 115 feet of the existing roadside ditch on the west side of 66th Avenue and replace the ditch with a buried pipe. They would then create a slight swale over the piped area. There was no explanation in the applicant's materials explaining why they are proposing this pipe work in the ROW. Prior to any work in the ROW, the applicant will need to obtain approval from the City Engineering Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 8 impervious surfaces. Since there will not be a net increase in impervious surfaces as a result of this project, this section will not apply. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. V. OTHER STAFF COMMENTS City of Tigard Police Department, The City of Tigard Maintenance Services Department, and City of Tigard Building Division have reviewed this application and have offered no comments or objections. VI. AGENCY AND CIT COMMENTS Unified Sewerage Agency states that water quality should be addressed per R&O 91- 47;91-75. Tualatin Valley Fire District states that the applicant shall: 1)submit fire flow calculations for review and approval; 2)submit plans for review and approval, hydrants shall be located within 150 feet of all portions of the structure; provide knox box and key to locks for all gates. Tualatin Valley Water District, Northwest Natural Gas, GTE, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION VIII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON APRIL 10, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on April 10, 1996. Questions: If you have question, please call the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. June 27. 1996 PREPARED BY: William D'Andrea DATE Assistant Planner / - / June 27. 1996 APPROVED BY: Richard Bewersdorff DATE Senior Planner ■CURPLMWILL\SDR96-05 DEC NOTICE OF DECISION SDR 96-0005 PINNACLEJMCM PAGE 10 Jam___— =1—�'`-- -- • aw.MMA : .. . ..... i • - , ri 1 . ____ 1 i -- 1 0 PI_ . . , rd. • ___ . r _� M- :►c..... ' • I ` - ,, .-� •,_ ,.� cry i MOWN I� 1 - $ V - _� I r OM. �,` r _, _ 1._�� , MO MAIM.a pro rG��]i" 1 I • . .... 3 ■a* I ' D . _ ._ _. --I-- - -, __ ..: I .... !] I t_ _ .. 111111 ).... r Iy• -� _..- --.�.Ifl•cam— '-- �li.rrs'-(-`a-rs31.. • I a • ' 14'�, Ii i , ' ^'_I 1!Unli B r ,_,___,. I a .�.. .: :ES jnfl�Il - �� " .asac ,.., to r+ Vi 0 -/ti• ,imt�1 ..v '0...,: j' -------- - "do g • m ' .�c ,•08080111110 []0000 0,. _ NOTES s PT ° z . 700808000008 �;? 1 I-1 1 1 1I- - : :°, -: k 9 W �_000a oauooar !_.. ."EI 91E DEVELOPMENT PLAN .ED 4 ��� . IT I - ..�r CITY OF TIGARD PLANNING DEPT .- l �'MC"" . SUBJECT v EI7E1 _T � O <--- PARCEL I JA,..I I L__4] i LI L I t____I c----- 11111111rip !IA I I . p niell II 1 : if 11 11 IN -i- - / I cuiNTFq it is I. _ i �co Eft- � p'2 II E E II :Iii ilbm < 12 c o a L O w T oti 1111111 FM 11111 >,mho . U Vicinity Map � SDR 96-00 li _. .__ N Landmark Ford Sho«room Expansion REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: June 27, 1996 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer ' RE: SDR 96-0013, Landmark Ford Showroom Expansion Description: The applicant requests approval to allow the construction of a 9.940 square foot (sf) expansion and remodel of the existing showroom located at 12000 SW 66th Avenue (WCTM 2S1 01AA, Tax Lot 100). Findings: 1. Streets: The subject parcel lies adjacent to SW 66th Avenue, which is considered a local commercial and industrial street to be built to the following standard: 50-foot right-of-way (ROW), two 17-foot travel lanes, and two 5- foot sidewalks. At present, the existing ROW on 66th Avenue is 60 feet overall. Therefore, no additional dedications are required. The existing condition of SW 66th Avenue consists of a two-lane paved roadway with roadside ditches. The pavement appears to be in fairly good condition and functions well under current traffic loads. The roadway currently terminates at the north boundary of the site where a circular turn-around area is provided. The City's Transportation Plan does not call for any further extensions of 66th Avenue to the north. From site visits, Staff observed that this roadway receives very little traffic other than from customers. The additional traffic impact that could result from the showroom expansion appears to be negligible, compared to the traffic that is generated now. In addition, the showroom expansion will not result in additional overall storage area for vehicles on the site. Staff recommends that the applicant not be required to improve 66th Avenue at this time. In 1992 the applicant received SDR approval for site improvements and the City required the execution of a Non-Remonstrance Agreement that will obligate the property owner to participate in the future widening and ENGINEERING COMMENTS SDR 96-0013 Landmark Showroom Exp. PAGE 1 improvement of SW 66th Avenue. This agreement was recorded in 1992 and is still in effect. Therefore, no additional improvements or agreements are recommended. 2. Sanitary Sewer: This site is presently served by the City's sanitary sewer system. The plans indicate that there will be no additional sewer work with this project. 3. Storm Drainage: There is an existing on-site storm drainage system that will adequately serve the addition. The plans indicate that there will be some on-site storm line revisions to tie the new roof drains into the existing system. The quantity of storm water runoff should not increase because the showroom expansion is being done in an area that is already paved. The plans indicate that the applicant intends to partially fill approximately 115 feet of the existing roadside ditch on the west side of 66th Avenue and replace the ditch with a buried pipe. They would then create a slight swale over the piped area. There was no explanation in the applicant's materials explaining why they are proposing this pipe work in the ROW. Prior to any work in the ROW, the applicant will need to obtain approval from the City Engineering Department. 4. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. Since there will not be a net increase in impervious surfaces as a result of this project, this section will not apply. 5. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. ENGINEERING COMMENTS SDR 96-0013 Landmark Showroom Exp. PAGE 2 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. APPROVED: AtioeF Greg Berry, Acting City Engineer is\eng\brianr\sdr96-13.bdr ENGINEERING COMMENTS SDR 96-0013 Landmark Showroom Exp. PAGE 3 _ ✓ V K r_...� �+p _n t r:r: r. •- .* R v.°x- _ .nr alr £' wr-,t.' .s' -- _ a-,i. Ay �3 ao S pw> ' ' , }a.�1 fs Y _ ' .Ha w�Yif/✓ i -^-- � YW1�4 • _+ . ..- Landscaping ' '. _ The Community Development"Codi`"Ormally requires that�15 percent-off`a site within the C-G zone be landscaped. ' The site plan provides for only 12.1 percent of the properties that will make up the Landmark Ford development to be landscaped. The applicant has requested that credit be given for the substantial amount of public right-of-way that is currently maintained , as _landscaped area by the car dealership adjacent to SW 66th and SW-- 68th Avenues, as well as additional area adjacent to the ramp onto"/-5 for which the applicant has recently received approval from the Oregon State Highway Division allowing the applicant to landscape and maintain . When this additional landscaped area within the rights-of-way is combined with landscaping on the site, an area in excess of 20.9 percent of'the gross site area would be landscaped. -'Community Development Code Section 18.120.170.D states that the •.director- sha12=°grant an -exception to the landscaped area requirement 'upon finding that the site plan provides that in excess of 20 percent of a gross site will be landscaped. A;4.- 7; ...jr. S!t1 d .•;.04C iv •10-' tr. Staff agrees r.to 7.11041 thi gross':site area landscaping to substitute for compliance with the 15 percent net site area landscaping standard. However, " staff :notes'a:that i."some Q-of')the r area ' included within the landscaped area shown•oil=th•C site a plan irdated August {29,!1990, is currently mowed weeds •tand Stbarkdust biwithout'"•plantings:4 A devised landscaping plan will : need .to3.be - submitted=.for -staff=preview and approval that -indicates-proposed'landscaping materials to be installed in all areas within public rights-of-way ..that are v intended t ?count ' towards the '•20 percent r`gross Vsite 4.7a rea Acceptable -_ landscaping materials must consist'of-doeeatic grasses,-' sbrubs,'trees or groundcovers. Use t of gravel or barktdust must not be more-than a minor part of the proposed landscaping.a=-4 - -4' The proposed development will necessitate removal of a number of the mature - trees on the property. The site plan, however, calls for retaining quite a few of the larger mature trees, especially on the site's perimeter. Reasonable care has been taken to design the site so as to reduce the trees to be removed, especially because of the auto-related nature of the use with its need for extensive parking areas. Nevertheless, staff finds that one additional significant tree located in the southwestern corner of the site should be preserved. The topographic survey of the site indicates that this fir tree has a 24 inch diameter trunk. The tree is fully branched to ground level, appears healthy, and is well shaped. Retention of this tree will cause the loss of some employee parking but will also result-in better screening of the employee parking lot, trash enclosures, and loading dock areas from the view of neighboring properties and motorists on SW 68th Avenue. The landscaping and site plans will need to be revised to show this tree to retained. -• In addition, the landscaping plan will need to be revised to show that the proposed street trees will be at least two inches in diameter at four feet above grade in conformance with Code standards. STAFF REPORT - SDR 90-0019/MIS 90-0010 - LANDMARK FORD Page 7 t. C. DECISION - .. -' - " "per...:,= .:., .., .r w� 77:i..tom.,. _ __ .. The Directors designee J z x ~i• g APPROVES -t r.{9- and Lot Site Development - Line Adjustment MIS 90-0010 subject to the SDR llo ing conditions: a .5 J the f 1 • QY' :.- - �'" :. _ { o lowing / A lot line _adjustment a - _ i � submitted to the Engineering map and legal description shall be approval prior to the applicantarreeccordingrthe+adjustment with Washington County. STAFF CONTACT: Bill Baierski,_Engineering Division, (639-4171) . 2• A demolition permit shall be obtained prior to demolition or removal of any structures on the site. connections, wells, and septic systems Existing utility or capped. STAFF Y shall be properly removed ' (639-4171). CONTACT= Brad Roast, Engineering Division, SITE GRADING AND TREE CONDITIONS LISTED REMOVAL PMTS . WILL NOT BE ISSUED UNTIL-TEE BELOW ARE SATISFIED. .._, . -;tit.,_ 4-. t ...r. ,y! ,..,,Rr r i 3. A revised _�. - ed landaca in t`"" "� P g plan shall be . �' .71t/ '`� � details regarding proposed landscaping which;,provides for L � J) �,,±J��' rights-of-way that are shown:,•to be g material within all public �_� dated August 29, 1990. landscaped on the site plan Landscaping \A/native grasses, P q materials may.not`consist of N� instead must , bark _dust, -,gravel or similar`- materials but % , �`J other t consist of domestic grasses, shrubs, flowers, or „� �,a � ! i�6, typical landscaping , materials. ,/ ! �� . plan shall also note !"..,..,The revised landscaping i ... the intended sizes of proposed landscaping i materials.°'4'Street trees are required to of two='inches at:four feet above grade.have a mini�p caliper The plzrzz i%C. !+:'4_.+271. :°i."!'• Wit_-i.� I revised _.._. 111,... Ilr landscaping plan and a revised site show all existing trees to a Plan shall also f Topographic Survey be retained as shown on the the large oak y submitted on August 7, 1990. This includes t tree adjacent to the proposed used car sales building. In addition bur retention addition,, the plans should be revised to provide southwestern corner the the site asdi�eter fir tree in the CONTACT: Planning Division, (639-4171) . the Survey. STAFF Jerry Offer P1 (639-4171) . 4. A Tree Removal Permit will be issued only for trees proposed for removal on the Topographic Surve Tigard on Au Y map submitted to the City of gust 7, 1990 and only after approval of the revised landscaping plan noted above. conditioned The Tree Removal Permit will be upon compliance with the rec '4 consulting arborist Robert ommendationa of remain on the site in Mamemorandum MazanY for protection of trees to Frank Adams. memorandum Required fencing or equivalent the staff and arborist to be located around methods approved by shall be installed around trees to be retained prior to commencing grading activities and STAFF REPORT SDR 90-0019/MIS 90-0010 - LANDMARK FORD Page 8 a RECEIVED PLANNING Ili • MAY 3 1 CITY OF TIGARD REQUEST FOR COMMENTS 1996 DATE: May 29, 1996 TO: David Scott, Building Official FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION Q A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Gfl)/4h/e ?//( f/Ipll/; c A- el/ ) �ierlw / c 1 ■ ((lease provide t fie fol Towin9information) Name of Person(s) Commenting: ',/��2� Phone Number(s): ) 9d 'I SDR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS :IVED PLANNING MAY 31 1996 ,44. L ll CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 29, 1996 TO: Lee Walker, USA/SWM Program FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION A request for Site Development Review approval to allow the construction of an approximately 9,940-- square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: M We have reviewed the proposal and have no objections to it. C'`�(�O Please contact of our office. D Please refer to the enclosed letter. MAY 3 0 1996 Written comments provided below: L y C(15,11 1111 H.o4td b 06t6w i74) r4O ( - 47/gi-'75 Please provide thefof[owing information) Name of Person(s) Commenting: IPhone Number(s): SDR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS RECtIIrED PLANNING I MAY 3 1, 199 ) CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 29, 1996 lnl(EsKAM P TO: Dai Self, GTE Engineering Department FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other 'uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: X We have reviewed the proposal and have no objections to it. Please contact _ of our office. Please refer to the enclosed letter. Written comments provided below: • (lease provide the following infonnation) Name of Person(s) Commenting: Phone Number(s): SDR 96-0013 / LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS 06%06%96 13:35 $503 526 2538 TV FIRE MARSHAL Z RECEIVED PLANNING JUN 0 71996 41j. -•l�1\ CITY OF TIGARD REQUEST FOR COMM DATE: May 29. 1996 JUN 0 5 1996 TO: Islalatin Valley Fire 8 Rescue FIRE MARSHAL'S OFFICE FROM City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639.4171 Fax: (503) 684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION Q A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, NE O ENT BA BY: Monday - JuneJ0, 1996. You may use the space provided below or attach a separate letter to return your comments. If you_are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible_ If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 1 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. ,_ Written comments provided below vu To LsA-i 9 P K,' ✓t l 110 1J " y„I\ j✓9A L r J 1c5 t � J �Pleasepravrde the foC lowinginformation) Name of Person(s) Commenting; -71J e —1. b/(7 Phone Number(s): SDR 96-0073 LANDMARK FORD SHOWROOM E PANSiora 06/10/1996 08: 56 503649273 TVWD PAGE 01 • frCEIVED • CITY OF TIGARD REQUEST FOR COMMENTS DATE: May2_ 119_6 TO: Tualatin Valley Water District Administrative Offices FROM City of Tigard Planning Department STAFF CONTACT: ;■:ff_vt.li a, 1 Phone: (503)6394171 x: (603)684-7297 RE: SITE DEVELOPMENT REVIEW(SDR) 96-0013 A LANDMARK FORD SHOWROOM EXPANSION Q A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to o_. -1 a report and recommendation will be prepared and a decision will be rendered on the pr••-:. rear future. • •u wish to comment on this application, I i, • • ; •l41, :s & . 11 • 1 . -; - I : I 926. You m.-y use the space provided below or attach a separate letter to return your co , ants. 4f you are unable to respond •. the above date, please phone the staff contact noted above with your comm-• and confirm your comments '• ing as soon as possible, If you have any questions, contact the Tigard Planning Department, 13125 S 'all Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 4 - (YLeaue provide t€efor?ounn$information) Name of Person(s) Commenting: Phone Number(s): • SOR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAUREQUEST FOR COMMENTS A‘A, CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 29, 1996 TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503)639-4171 Fax: (503)684-7297 RE: SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION " ,A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 418.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: l(P&aseprovide thefor[o ing information) Name of Person(s) Commenting: Phone Number(s): SDR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS F IUEST FOR COMMENT SDK gee-- /3 NOTN, .11ON LIST FOR LAND USE&DEVELOPMENT APPLICAir"NS `"_a/ rr / / Lt/1 /14 f CITIZEN INVOLVEMENT TEAMS {circle one) I _CIT Area: (W) (S) (E)_ (C) Q Placed for review in Library CIT Book 0 CITY DEPARTMENTS , BLDG.DEPT./David Scott.1533101100 0500,01 _POLICE DEPT./Kelley Jennings,Own.,Prevention Ottker _OPERATIONS/John Acker,Mont.slaw. _CITY ADMIN./Cathy Wheatley,CP R•cadv 2' NG.DEPT./Brian Rager,Devenoment aewn..Engines. _COM.DEV.DEPT./D.S.T.'S ADV. PING./Nadine Smith, P1pn,n9 solaen,ea _WATER DEPT./Michael Miller.Ope,ptions M(r./Opeaaeons Mad Is. SPECIAL DISTRICTS FIRE MARSHALL 'UNIFIED SEWERAGE AGENCY �- UALAIIN VALLEY WATER DIST. Gene Birchell SWM Program/Lee Walker PO Box 745 Wa.County Fire District 155 N.First Street Beaverton,OR 97075 (pick-up box) Hillsboro,OR 97124 AFFECTED JURISDICTIONS WA.CO.DEPT.OF LAND USE IL TRANSP. _METRO AREA BOUNDARY COMMISSION _METRO-GREENSPACES 150 N.First Avenue 800 NE Oregon St.016,Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro,OR 97124 Portland,OR 97232-2109 600 NE Grand Avenue Portland.OR 97232-2736 _Brent Curtis(CPA's) _STATE HIGHWAY DIVISION _Jim lice(IGA'S) Sam Hunaidi _METRO _Mike Borreson(Engineer) PO Box 25412 Mary Weber _Scott King(CPA's) Portland.OR 97225-0412 600 NE Grand Avenue _Tom Harry(Current Planning App's) Portland.OR 97232-2736 _Lynn Bailey(Current Planning App's) OREGON DLCD(CPA's/ZOA's) 1 175 Court Street,N.E. _ODOT/REGION 1 _CITY OF BEAVERTON Salem.OR 97310-0590 Laurie Nicholson/Trans.Planning Larry Conrad.Senior Planner 123 N.W.Flanders PO Box 4755 —CITY OF PORTLAND Portland,OR 97209-4037 1120 SW 5th _CITY OF BEAVERTON Portland,OR 97204 _ODOT/REGION 1,DISTRICT 2-A Mike Matteucci,Neighborhood Coordinator Bob Schmidt/Engineering Coord. PO Box 4755 _CITY OF DURHAM 2131 SW Scholls/PO Box 25412 Beaverton,OR 97076 Planning Director Portland,OR 97225 Beaverton,OR 97076 City Manager PO Box 23483 _CITY OF LAKE OSWEGO —CITY OF TUALATIN Tigard,OR 9 728 1-3483 City Manager PO Box 369 PO Box 369 Tualatin,OR 97062 _(POTHER% Lake Oswego.OR 97034 _CITY OF KING CITY C1ty Manager 15300 SW 116th King City,OR 97224 ( SPECIAL AGENCIES GENERAL TELEPHONE ELECTRIC _PORTLAND GENERAL ELECTRIC _COLUMBIA CABLE CO. Elaine Self,Engineering Brian Moore Craig Eyestone PO Box 23416 1 4655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard.OR 97281-3416 Beaverton,OR 97007 Beaverton,OR 97005 ✓NW NATURAL GAS CO. Phone:(503)721.2440 _METRO AREA COMMUNICATIONS _TRI-MET TRANSIT DEVELOPMENT Scott Palmer Fps (503)721•2S02 Jason Hewitt Kim Knox.Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland.OR 97209-3991 1815 NW 169th Place S-6020 Portland,OR 97232 ' Beaverton,OR 97006-4886 _TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS _SOUTHERN PACIFIC TRANS.CO. Linda Peterson Pete Nelson Clifford C.Cabe,Const.Engineer 3500 SW Bond Street 421 SW Oak Street 5424 SE McLoughlin Portland.CR 97201 Portland,CR 97204 Portland,OR 97202 STATE AGENCIES FEDERAL AGENCIES _AERONAUTICS DIVISION(ODOT) _DIVISION OF STATE LANDS _US POSTAL SERVICE _COMMERCE DEPT.-M.H.PARK _FISH b WILDLIFE Randy Hammock,Growth Cord. _PUC _DOGAMI Cedar Mill Station _DEPT.OF ENVIRONMENTAL QUALITY _U.S.ARMY CORPS.OF ENGINEERS Portland,OR 97229-9998 OTHER — n:\aqn\party\mpsters\rlcnoric.msr. A City of TIg3N.Oregon AFFIDAVIT OF MAILING ST='i'E OF OREGON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say: that I am an Administrative Specialist II for The City of Tigard, Oregon. ❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: 1 {Crock box wore,1'.ppUc.a.> (check appropriate box beow) (Enter Pudic Hearing Date above) O City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED 1 DECISION FOR: (Crock box.bw.repp•tebl•? City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: (Check box above,If•Pp•raCMI (brie&appropriate box below} O City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which-,is attached, marked Exhibit "A", was m-i ed to eac a 4-d person(s) at the addres�(s) shown on the attached li.t(s), marked Exhibit "B" o he -. • A 199 (� and deposited in the Lin. -d States Mail on t , ;11 . day of ��ti, 199 , postage prepaid. __ f ...NS.. i,/l' Prepared Notice — ��.. Subscribed and sworn/affirmed before me on the ) day of I 0 , 1 yb ,344`.‘-‘,'-.., OFFICIAL SEAL 4! 1 DIANE M JELp�RKS (7 �I NOTARY PUE3l 1 .9R��ON (L i . 11, 1 COMMISSION NO 046142 MY COMMISSION EXPIRES SEPTEMBER 07.1999 NOTARY PUBLIC • OJ E9 N (ny My Commission Ex•ire C'� 7 Li FILE INFO.: _ NAME($): l n [�"' ""l - "� Age �c sclrLGS'/L/� �`�V CASE NO(S): Sb,`7 c, '00/3 TYPE OF NOTICE&DATE: £XIS T (REVISED NOTICE DUE TO INCORRECT APPEAL PERIOD DATE) NOTICE OF DECISION SITE DEVELOPMENT REVIEW (SDR) 96-0013 LANDMARK FORD SHOWROOM EXPANSION SECTION I. APPLICATION SUMMARY CASE: FILE NAME: LANDMARK FORD SHOWROOM EXPANSION Site Development Review SDR 96-0013 PROPOSAL: The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. APPLICANT: Mike Lee (Sienna Arch.) OWNER: Jim Corliss (Landmark) 411 SW 6th Ave 12000 SW 66th Ave. Portland, OR 97204 Tigard, OR 97223 LOCATION: (WCTM 2S1 1AA, Tax Lot 100 and 400). West of Interstate 5, south of SW Dartmouth Street, north of SW Franklin Street and east of SW 68th Parkway. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. ZONING DESIGNATION: C-G (General Commercial). The General Commercial zone allows Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. 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. The findings and conclusions on which the decision is based are note in Section IV. NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 1 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1 . A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. 2. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised plans shall include the following: A. Clarification of the 14% landscape provision. If this 14% percent excludes a prior public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. B. Street trees along SW 66th Avenue in accordance with 18.100.035. C. Two (2) parking lot trees in the new, northeastern parking lot, in order to provide the required canopy effect. D. Three (3) bicycle parking spaces. E. Plan approved by the franchise disposal company related to refuse facility design and compatibility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as approved per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 2 III. BACKGROUND INFORMATION Property History: While an application for Tax Lot #100 was not found, City records indicate that a Site Development Review (SDR 90-0019/MIS 90-0010) was approved for property on which the current Landmark Ford development is located. No other development applications were found to have been filed with the City of Tigard. Vicinity Information: The subject site is located west of Interstate 5, south of SW Dartmouth Street, east of SW 68th Avenue and north of SW Franklin Street. The property is zoned C-G (General Commercial) and is developed with the Landmark Ford automobile sales and repair center. Property to the north, south, and east is zoned C-P (Professional Commercial) and is predominantly developed with commercial uses. Site Information and Proposal Description: Tax lot #100 is approximately 3 acres and is currently developed with an automotive sales and repair building. The total land area used by Landmark Ford is approximately 10 acres. The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to expand an automobile sales building. This use is classified in Code Section 18.42 (Use Classifications) as Automotive and Equipment: Sales/Rental, Light Equipment. Code Section 18.62.030 lists Automotive and Equipment: Sales/Rental, Light Equipment as a permitted use in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 460 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan shows the provision of approximately 14% landscaping. The property has received prior approval (SDR 90-0019) to allow only 12.1% landscaping on-site, with additional landscaping to be provided and maintained within public right-of-way to provide the remainder of the required landscaping. It is not NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 3 clear from the application submittal if the 14% provided includes the public right-of-way portion of the allowed landscaping. The applicant shall clarify what the 14% entails. If this 14% percent excludes the public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of • 15% landscaping in accordance with this section. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 31 feet, meeting the maximum height allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Code Section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is currently a commercially developed property. There are no natural areas in need of preservation. Topography and drainage changes are not substantial and shall comply with City standards. Buffering, Screening and Compatibility between adjoining uses: Section 16.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal does not abut a use which requires a buffer as required in the Buffer Matrix (18.100.130). NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 4 Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The plans show the provision of landscaping which is intended to provide screening in accordance with this section. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Since the request is an addition to an already developed commercial property, the property will continue to provide lighting as currently provided. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement is satisfied as the applicant has submitted a landscape plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan does not show the provision of street trees along the frontage of SW 66th Avenue. A revised site plan shall be submitted which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan partially complies with the parking lot tree requirements. The new, northeastern parking lot does not contain trees which would provide the required canopy effect. In order to provide the required canopy effect, a revised plan shall be submitted which provides for an additional two (2) parking lot tree. Screening has been provided in accordance with this section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3), and eight (8) feet in height (trees may be placed within this area provided NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 5 all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- ' way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this criteria is satisfied. Minimum Off-Street Parking: Section 18.106.030(C)(7)(g) requires a minimum of one (1) parking space per 1000 square feet of gross floor area for Sales/Rentals: Light Equipment. Section 18.106.030(C)(7)(d) requires a minimum of one (1) parking space per 500 square feet of gross floor area for Repairs: Light Equipment. The plan provides approximately 9,940 square feet of sales area and approximately 16,610 square feet for repair. The sales area requires 10 parking spaces and the repair requires 34 parking spaces. The total number of required parking spaces is 44 spaces The proposed site plan shows the provision of 44 parking spaces, satisfying this section. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires two (2) disabled parking spaces if 26 to 50 parking spaces are provided. This section is satisfied as the proposed site plan shows the provision of two (2) disabled person parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Three (3) bicycle parking spaces will be required for this development. The does not show the provision of bicycle parking spaces. A revised plan shall be submitted which shows the provision of three (3) bicycle parking spaces, thereby, satisfying this criteria. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of two (2) access drives with driveway widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed) or a minimum three (3) foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. There are currently no sidewalks along SW 66th Avenue. The applicant has been required to enter into a non NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 6 remonstrance agreement for future improvements on SW 66th Avenue. The future sidewalk on SW 66th Avenue will be approximately 40 feet from the proposed showroom and separated only by a driveway. There are two access drives onto SW 66th Avenue in front of the proposed showroom. Not only is the provision of a walkway at this time untimely, but given the design of the site and proximity of the showroom to the street, it is not necessary. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall provide a written hauler sign-off regarding the location and compatibility of the trash facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section is not applicable as no trees greater than 12 inch caliper are proposed to be removed which would require mitigation. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: The subject parcel lies adjacent to SW 66th Avenue, which is considered a local commercial and industrial street to be built to the following standard: 50-foot right-of- way (ROW), two 17-foot travel lanes, and two 5-foot sidewalks. At present, the existing ROW on 66th Avenue is 60 feet overall. Therefore, no additional dedications are NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 7 required. The existing condition of SW 66th Avenue consists of a two-lane paved roadway with roadside ditches. The pavement appears to be in fairly good condition and functions well under current traffic loads. The roadway currently terminates at the north boundary of the site where a circular turn-around area is provided. The City's Transportation Plan does not call for any ?urther extensions of 66th Avenue to the north. From site visits, Staff observed that this roadway receives very little traffic other than from customers. The additional traffic impact that could result from the showroom expansion appears to be negligible, compared to the traffic that is generated now. In addition, the showroom expansion will not result in additional overall storage area for vehicles on the site. Staff recommends that the applicant not be required to improve 66th Avenue at this time. In 1992 the applicant received SDR approval for site improvements and the City required the execution of a Non-Remonstrance Agreement that will obligate the property owner to participate in the future widening and improvement of SW 66th Avenue. This agreement was recorded in 1992 and is still in effect. Therefore, no additional improvements or agreements are recommended. Sanitary Sewer: This site is presently served by the City's sanitary sewer system. The plans indicate that there will be no additional sewer work with this project. Storm Drainage: There is an existing on-site storm drainage system that will adequately serve the addition. The plans indicate that there will be some on-site storm line revisions to tie the new roof drains into the existing system. The quantity of storm water runoff should not increase because the showroom expansion is being done in an area that is already paved. The plans indicate that the applicant intends to partially fill approximately 115 feet of the existing roadside ditch on the west side of 66th Avenue and replace the ditch with a buried pipe. They would then create a slight swale over the piped area. There was no explanation in the applicant's materials explaining why they are proposing this pipe work in the ROW. Prior to any work in the ROW, the applicant will need to obtain approval from the City Engineering Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 8 impervious surfaces. Since there will not be a net increase in impervious surfaces as a result of this project, this section will not apply. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. V. OTHER STAFF COMMENTS City of Tigard Police Department, The City of Tigard Maintenance Services Department, and City of Tigard Building Division have reviewed this application and have offered no comments or objections. VI. AGENCY AND CIT COMMENTS Unified Sewerage Agency states that water quality should be addressed per R&O 91- 47/91-75. Tualatin Valley Fire District states that the applicant shall: 1)submit fire flow calculations for review and approval; 2)submit plans for review and approval, hydrants shall be located within 150 feet of all portions of the structure; provide knox box and key to locks for all gates. Tualatin Valley Water District, Northwest Natural Gas, GTE, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION VIII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON JULY 10, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on July 10, 1996. Questions: If you have question, please call the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. / 1 June 28, 1996 PREPARED BY: William D'Andrea DATE Assistant Planner l ` � -(l June 28, 1996 APPROVED BY: Richard Bewe( rff DATE Senior Planner I\CURPLMWILLISDR96-05.DEC NOTICE OF DECISION SDR 96-0013/LANDMARK FORD SHOWROOM EXPANSION PAGE 10 ■ I—tea A. ■ 11_1_.11_•_11E1_r11_._,"1._-. • ......-.._. 1 X r•• - ., ....',.:.°a.111.-1 _-,1__■ .a_.■ • '..,4A.4i......-L..; 1 —• m - .._.._ .,c - .:= S 1- I rr7_m / 1"1 II ifiIMI LU _x Ititi_ I___L7• .J7 .ice i. • r1 .� I 1111"1 10 =I—� I (� I ► / MI* 1— � [14.�. ' L...7 0 . H _1 .,== g lair. Elli..,1] , 1 ri.• wt./. I ME = 98R99 .L • ; • E jiN.. ._ ,. ..,...„-,... e EA —1 1 I I__7 I c ::... ....so _____I \ ..... ..... 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Co I I Il a DPRTMOIJTH ST SUBJECT M f� •<--- PARCELS 3 : En II II Irl ill III ' }-i A/11-J i i it; , ------- ST En ■ CO I _ _ ci 1 NMI, — 8 L Pill i.„ . /Ic _____-- I FRPNFQJ N ST 0) i ) III L Pu 'Li.-- : I • D ST 0 ., Mil --1:=: '------ GGfVZAGA S 11( 0 1 T I 1 - 11 'c -I -- --- -- --- - - ---- Vicinity Map A SDR 96-0013 Landmark Ford Showroom Expansion 411bk A,-COI 3 \S �Krt� 2S 101 AA-01700 2S 101 AA-01400 EXIT I I: 1 CORLISS, JAMES L&CORA K CORLISS,JAMES K PO BOX 23970 PO BO TIGARD,OR 97281 ARDOR 97281 1 2S101AA-01301 2S101AA-00100 CORLISS, JAMES L& K CORLISS,JAMES L&C PO BO ?3 PO BOX ' RD,OR 97281 n D,OR 97281 1 S 1360D-05800 1 S 136DD-05700 CORLISS, JAMES L&CO K CORLISS,JAMES L&C K PO BOX 2 PO BOX T OR 97281 D,OR 97281 1 S 136DD-05100 1 S136DD-05000 CORLISS,JAMES L rs K CORLISS,JAM RA K PO BO) PO 970 RD,OR 97281 IGARD,OR 97281 is 136DD-04900 IS 136DD-04800 CORLISS, JAMES L& K CORLISS,JAMES L&C PO�FfG PO BOX ' ARDOR 97281 RD,OR 97281 2S101AA-00400 FORD LEASING DEVELOPMENT CO MIKE LEE ONE PARKLANE BLVD SUITE 1500E SIENNA ARCHITECTURE CO. PO BOX 6006 411 SW 6TH AVENUE DEARBORN,MI 48121 PORTLAND OR 97204 JIM CORLISS LANDMARK FORD 12000 SW 66TH AVENUE TIGARD CR 97223 `li; City of Tigard,Oregon AFFIDAVIT OF MAILING • STATE OF OREGON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly swom/affirm, on oath depose and say: that I am an Administrative Specialist II for The City of Tigard, Oregon. • That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: (drek bon.bw..I.pptic.a.) {check appropriate oox below) tEnter Pubdc Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission O Tigard Hearings Officer ❑ Tigard City Council VThat I served NOTICE OF (AMENDED ❑) DECISION FOR: ( b..above.r•PP�•a•) City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: (Chock boa above,r.pprc.a.) (check appropnate box below} O City of Tigard Planning Director ❑ Tigard Planning Commission O Tigard Hearings Officer O Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOT/ICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A", was m -+ to eac I- person(s) at the addres (s) shown on the attached • t(s), marked Exhibit "B", on the • day/ �Z.t _ 199 CC , and deposited in the U ed States Mail on the dqy of u 199 (r , postage prepaid. pared Notice NI, Subscribed and sworn/affirmed before me on the day of _ '116.4 , 19'46 A1�, OFFICIAL SEAL 71A � DIANE M JELDERKS ). n / �.. NOTARY PUf3LIGOREGON ) I►I ►l �y COMMISSION N0.046t42 `lht//" MY COMMISSION EXPIRES SEPTEMBER 07 9:i9 NOTARY PUBLIC OREGON My Commission Expires: %FILE _ NAME(S):L4/V)/}1 Aleit 5tlnau,� tmt C. 'oAlsionil t CASE NO(S): Sbk CJGJ -X13 TYPE OF NOTICE&DATE: NOTICE OF DECISION • SITE DEVELOPMENT REVIEW (SDR) 96-0013 Ai-Ali CITY OF TIGARD LANDMARK FORD SHOWROOM EXPANSION SECTION I. APPLICATION SUMMARY CASE: FILE NAME: LANDMARK FORD SHOWROOM EXPANSION Site Development Review SDR 96-0013 PROPOSAL: The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. APPLICANT: Mike Lee (Sienna Arch.) OWNER: Jim Corliss (Landmark) 411 SW 6th Ave 12000 SW 66th Ave. Portland, OR 97204 Tigard, OR 97223 LOCATION: (WCTM 2S1 1AA, tax lot 100). West of Interstate 5, south of SW Dartmouth Street, north of SW Franklin Street and east of SW 68th Parkway. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. ZONING DESIGNATION: C-G (General Commercial). The General Commercial zone allows Public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. 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. The findings and conclusions on which the decision is based are note in Section IV. NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 1 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 1 . A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. 2. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised plans shall include the following: A. Clarification of the 14% landscape provision. If this 14% percent excludes a prior public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. B. Street trees along SW 66th Avenue in accordance with 18.100.035. C. Two (2) parking lot trees in the new, northeastern parking lot, in order to provide the required canopy effect. D. Three (3) bicycle parking spaces. E. Plan approved by the franchise disposal company related to refuse facility design and compatibility. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as approved per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 2 III. BACKGROUND INFORMATION Property History: While an application for Tax Lot #100 was not found, City records indicate that a Site Development Review (SDR 90-0019/MIS 90-0010) was approved for property on which the current Landmark Ford development is located. No other development applications were found to have been filed with the City of Tigard. Vicinity Information: The subject site is located west of Interstate 5, south of SW Dartmouth Street, east of SW 68th Avenue and north of SW Franklin Street. The property is zoned C-G (General Commercial) and is developed with the Landmark Ford automobile sales and repair center. Property to the north, south, and east is zoned C-P (Professional Commercial) and is predominantly developed with commercial uses. Site Information and Proposal Description: Tax lot #100 is approximately 3 acres and is currently developed with an automotive sales and repair building. The total land area used by Landmark Ford is approximately 10 acres. The applicant requests Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to expand an automobile sales building. This use is classified in Code Section 18.42 (Use Classifications) as Automotive and Equipment: Sales/Rental, Light Equipment. Code Section 18.62.030 lists Automotive and Equipment: Sales/Rental, Light Equipment as a permitted use in the C-G zone. Minimum Lot Area: Section 18.62.050 states that the minimum lot width shall be 50 feet for parcels in the C-G zoning district. There is no minimum lot size requirement. The site has an average lot width of 460 feet, exceeding the minimum lot width standard. Developments within the C-G zone are required to provide a minimum of 15% landscaping. The plan shows the provision of approximately 14% landscaping. The property has received prior approval (SDR 90-0019) to allow only 12.1% landscaping on-site, with additional landscaping to be provided and maintained within public right-of-way to provide the remainder of the required landscaping. It is not NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 3 clear from the application submittal if the 14% provided includes the public right-of-way portion of the allowed landscaping. The applicant shall clarify what the 14% entails. If this 14% percent excludes the public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a minimum of 15% landscaping in accordance with this section. Setbacks: Section 18.62.050 states that there is no front yard or side yard setback facing the street. No side and rear yard setback shall be required except 20 feet shall be required where a C-G abuts a residential zoning district. The site does not abut a residential zoning district. The maximum building height is 45 feet. The applicant is proposing a building of 31 feet, meeting the maximum height allowed. Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters, 18.100, 18.102, 18.106, 18.108, 18.114, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.84 (Sensitive Lands), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Code Section 18.120.180.A.2 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.8 (100-year floodplain), 18.120.180.9 (Demarcation of Spaces), and are therefore found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater shall be preserved or replaced by new plantings of equal character. The site is currently a commercially developed property. There are no natural areas in need of preservation. Topography and drainage changes are not substantial and shall comply with City standards. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.108.4(A) states that buffering shall be provided between different types of land uses. This proposal does not abut a use which requires a buffer as required in the Buffer Matrix (18.100.130). NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 4 Section 18.120.108.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. The plans show the provision of landscaping which is intended to provide screening in accordance with this section. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Since the request is an addition to an already developed commercial property, the property will continue to provide lighting as currently provided. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement is satisfied as the applicant has submitted a landscape plan indicating the number, type and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan does not show the provision of street trees along the frontage of SW 66th Avenue. A revised site plan shall be submitted which provides street trees in accordance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The site plan partially complies with the parking lot tree requirements. The new, northeastern parking lot does not contain trees which would provide the required canopy effect. In order to provide the required canopy effect, a revised plan shall be submitted which provides for an additional two (2) parking lot tree. Screening has been provided in accordance with this section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three (3), and eight (8) feet in height (trees may be placed within this area provided NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 5 all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of- way and the driveway and then connecting these two 30 foot distance points with a straight line. As indicated on the site plan, this criteria is satisfied. Minimum Off-Street Parking: Section 18.106.030(C)(7)(g) requires a minimum of one (1) parking space per 1000 square feet of gross floor area for Sales/Rentals: Light Equipment. Section 18.106.030(C)(7)(d) requires a minimum of one (1) parking space per 500 square feet of gross floor area for Repairs: Light Equipment. The plan provides approximately 9,940 square feet of sales area and approximately 16,610 square feet for repair. The sales area requires 10 parking spaces and the repair requires 34 parking spaces. The total number of required parking spaces is 44 spaces The proposed site plan shows the provision of 44 parking spaces, satisfying this section. The Americans with Disabilities Act (ADA), which became effective on January 26, 1992, requires two (2) disabled parking spaces if 26 to 50 parking spaces are provided. This section is satisfied as the proposed site plan shows the provision of two (2) disabled person parking spaces. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for every 15 required parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Three (3) bicycle parking spaces will be required for this development. The does not show the provision of bicycle parking spaces. A revised plan shall be submitted which shows the provision of three (3) bicycle parking spaces, thereby, satisfying this criteria. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. The preliminary site plan shows the provision of two (2) access drives with driveway widths of 24 feet, thereby, satisfying this requirement. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed) or a minimum three (3) foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. There are currently no sidewalks along SW 66th Avenue. The applicant has been required to enter into a non NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 6 remonstrance agreement for future improvements on SW 66th Avenue. The future sidewalk on SW 66th Avenue will be approximately 40 feet from the proposed showroom and separated only by a driveway. There are two access drives onto SW 66th Avenue in front of the proposed showroom. Not only is the provision of a walkway at this time untimely, but given the design of the site and proximity of the showroom to the street, it is not necessary. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant shall submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant shall provide a written hauler sign-off regarding the location and compatibility of the trash facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section is not applicable as no trees greater than 12 inch caliper are proposed to be removed which would require mitigation. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: Streets: The subject parcel lies adjacent to SW 66th Avenue, which is considered a local commercial and industrial street to be built to the following standard: 50-foot right-of- way (ROW), two 17-foot travel lanes, and two 5-foot sidewalks. At present, the existing ROW on 66th Avenue is 60 feet overall. Therefore, no additional dedications are NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 7 required. The existing condition of SW 66th Avenue consists of a two-lane paved roadway with roadside ditches. The pavement appears to be in fairly good condition and functions well under current traffic loads. The roadway currently terminates at the • north boundary of the site where a circular turn-around area is provided. The City's Transportation Plan does not call for any further extensions of 66th Avenue to the north. From site visits, Staff observed that this roadway receives very little traffic other than from customers. The additional traffic impact that could result from the showroom expansion appears to be negligible, compared to the traffic that is generated now. In addition, the showroom expansion will not result in additional overall storage area for vehicles on the site. Staff recommends that the applicant not be required to improve 66th Avenue at this time. In 1992 the applicant received SDR approval for site improvements and the City required the execution of a Non-Remonstrance Agreement that will obligate the property owner to participate in the future widening and improvement of SW 66th Avenue. This agreement was recorded in 1992 and is still in effect. Therefore, no additional improvements or agreements are recommended. Sanitary Sewer: This site is presently served by the City's sanitary sewer system. The plans indicate that there will be no additional sewer work with this project. Storm Drainage: There is an existing on-site storm drainage system that will adequately serve the addition. The plans indicate that there will be some on-site storm line revisions to tie the new roof drains into the existing system. The quantity of storm water runoff should not increase because the showroom expansion is being done in an area that is already paved. The plans indicate that the applicant intends to partially fill approximately 115 feet of the existing roadside ditch on the west side of 66th Avenue and replace the ditch with a buried pipe. They would then create a slight swale over the piped area. There was no explanation in the applicant's materials explaining why they are proposing this pipe work in the ROW. Prior to any work in the ROW, the applicant will need to obtain approval from the City Engineering Department. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 8 impervious surfaces. Since there will not be a net increase in impervious surfaces as a result of this project, this section will not apply. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. V. OTHER STAFF COMMENTS City of Tigard Police Department, The City of Tigard Maintenance Services Department, and City of Tigard Building Division have reviewed this application and have offered no comments or objections. VI. AGENCY AND CIT COMMENTS Unified Sewerage Agency states that water quality should be addressed per R&O 91- 47/91-75. Tualatin Valley Fire District states that the applicant shall: 1)submit fire flow calculations for review and approval; 2)submit plans for review and approval, hydrants shall be located within 150 feet of all portions of the structure; provide knox box and key to locks for all gates. Tualatin Valley Water District, Northwest Natural Gas, GTE, and Portland General Electric have reviewed this application and have offered no comments or objections. No other comments have been received. SECTION VIII: PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 9 Final Decision: THE DECISION SHALL BE FINAL ON APRIL 10, 1996 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The deadline for filing of an appeal is 3:30 p.m. on April 10, 1996. Questions: If you have question, please call the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. 4/}.66,-A, June 27, 1996 PREPARED BY: William D'Andrea DATE Assistant Planner �` <^ June 27, 1996 APPROVED BY: Richard Bewersdorff DATE Senior Planner I\CURPLN\WILL\SDR96-05.DEC NOTICE OF DECISION SDR 96-0005 PINNACLE/MCM PAGE 10 . . ' • 11=111■11111MI I IMININIIIIIMENIIMIE1111.1■111INENNEINENUEN____ 1.------11=1111•111■1.11111111■IMINI_ .- ----- . ------__-_:._'-L------ L-- P .--.L-L:L- ':':'------- ' ----:-. . MIIIIIIIII '1.1.1.11111111MMION _. --- ..„.. _ ,...._ •• -----_...._.... - ...dok-r•„, , , ,,.„ ,,, , ,,. .-- „, . _, ..1--._.._ X 10 ••- wriermv 11111w. * IIIII '., /-.N1 u 1 - P-11 (1/ \`,.:•././ \\\_' <7 ‘`,)/,' c's, ,i'.1i . '. ..'....."."86.14e4 Hilil li 4 wa :;trri:Afg M EU U3 al 111 ; n . . --1 , CO —I 1 , 1 f . 1 _,,, . 1) I ("---1= ' 1+ :t=. w , , • ,„4„.. r r • 3,1. I I I 1- MIMI =:=1 $ • 4 =1: MI Mltla!_ II 1.10 I itum; E :,_,[11]1] ,i XI. •X•1110 war*or t NO OVILKI'ADP° '‘..'•-• MIMI.MN • I r--., lailla I I 1 ::. i NO HS r • 3•10•1_ E. =CAM" 111-14. i :I- I I MO 1.111 gar. 1 F. >ill Z I I INN = IR j - Walla eta , al i . _ , ..CC-NERAL INFORMATION . iNIIBIT „Ai 1 I I * ..-. ••••••• L.._ .... _ . ..._ .0 II /J.. ■•■•10 . • ama Sr I 11=1=1: —i. h• "Ifiglifniax.::= MN T -111-1W.Mill.F. FP' ... 1 Itritic,i I v . Iii _ , ....._ T_:_,•_ an ri co) 0 • --; =- .,1-0t. _..,.... - _.._.._ ._.. ,., ---•••■• .,... I PS (I) • / . .'.11 .0 r:Zi- H 07,01 as.. . ,11,0„„ (...../ -„,...............—- m • ..c=3._ 8▪ 0 : 4 . czi •1111111111111 ,... . 1111[1[1111111 GENERALNGIEB a Pli 2 z ."?.._,, J00000000000 ,140,4 11111111 Pri POI 41 0 il 4 . vo .0. E000130000001.1t‘ • 43 a -1_00.Oa,aX.O.a&=1 . 1' • _ _ , , , O E., Mt OENIELCINIENT PLAN e N-45C(Ft 0 II1V.GEM AVENUE .• 11■11■ 4 'IllNI■1l---1-/I■1N4EEI■1lEtT■NENIIIN=INEEIE- CITY OF TIGARD PLANNING DEPT. A I r ( I 4,"_/ 1 AYLOR ST n II Op 111 4.d° CLINTON 1 ST ? " i 1 J 11- l_ I I ir. II -t __,_ I =-1 1 ■ a a3 DARTMOUTH ST SUBJECT -� '<--- PARCELS All I rim . Av f. , , a H MHl IK i l 1 ST . , I / / t1Ii- iI 1111111M 11111 AM CL 1.2 CO FRANKLIN En MST CD P 1 1 BEN/ELAND ST c~ o � U ■çGGA7Tj / =!II 8 Vicinity Map SDR 96-0013 Landmark Ford Showroom Expansibn bk_ 96 -DUI 3 i� . ,anti 1111411 4ft ELK -, 2S101AA-01700 2S101AA-01400 ' CORLISS, JAMES L&CORA K CORLISS,JAMES K PO BOX 23970 PO BO ,TIGARD,OR 97281 ARDOR 97281 2S101AA-01301 2S101AA-00100 CORLISS, JAMES L&CORA K CORLISS,JAMES L&C PO BO � PO BOX ARD,OR 97281 T RD,OR 97281 1 S 136DD-05800 1 S 136DD-05700 CORLISS,JAMES L&CO K CORLISS,JAMES L&C K PO BOX 2 PO BOX D,OR 97281 D,OR 97281 1S136DD-05100 1S13600-05000 CORLISS, JAMES L RA K CORLISS,JAM RA K PO BO) PO 970 RD,OR 97281 IGARD,OR 97281 1S13600-04900 1 S 136DD-04800 CORLISS, JAMES L& K CORLISS,JAMES L&C PO B PO BOX ARDOR 97281 RD,OR 97281 2S101AA-00400 FORD LEASING DEVELOPMENT CO MIKE LEE ONE PARKLANE BLVD SUITE 1500E SIENNA ARCHITECTURE CO. PO BOX 6006 411 SW 6TH AVENUE DEARBORN,MI 48121 PORTLAND OR 97204 JIM CORLISS LANDMARK FORD 12000 SW 66TH AVENUE TIGARD OR 97223 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 8552 BEAVERTON,OREGON 97075 a 1< , 4 '�" !' _ Legal Notice Advertising JUL 0 21995 pity of Tigard • ❑ Tearsheet Notice QTY OF TIGA j 13125 SW Hall Blvd. •Tigard,Oregon 97223-8199 • ❑ Duplicate Affidavit Accounts Payable—Terry • SITE DEVELOPMENT REVIEW(SDR)96-0013 >LANDMARK FORD SHOWROOM EXPANSION< The Director has approved, subject to conditions, a request for Site Development Review approval to allow the construction of an AFFIDAVIT OF PUBLICATION approximately 9,940 square foot expansion and remodel of an existing structure.LOCATION: 12000 S.W.66th Avenue(WCTM 2S1 IAA,Tax STATE OF OREGON, )ss Lot 100).ZONE: C-G(General Commercial).The General Commercial COUNTY OF WASHINGTON, ) zone allows public agency and administrative services,public support I Kathy Snyder _ facilities,professional and administrative services,financial, insurance, being first duly sworn, depose and say that I am the Advertising real estate services, business support services,general retail sales,eating Director, or his principal clerk, of the_Ti and—The Adv n Time, and drinking establishments, among other uses. APPLICABLE p p g REVIEW CRITERIA: Community a newspaper of general circulation as defined in ORS 193. .010 18.100, 18.102 18.106, 18.108 y Developme8. 20,Code and 1 4 18.62, and 193.020; published at Tigard in the , 18.114 18.116. 18.120,and 18.164. aforesaid county and state; that the ,-�•, s T• — Site Development/Landmark (MAP) - UIJI a printed copy of which is hereto annexed, was published in the I! entire issue of said newspaper for ONE successive and III , l~ consecutive in the following issues: �, June 27 , 1996 _ iliffili mniu m sr 1111k SUBJECT Subscribed and sworn toji; ore me this 27th day of June, ] ..___ -.= ST A r i. . 4 _ . ,_ _ -- I Notary Puy for 0 gon 'l„ — MN My Commission Expires: . i lirl yr AFFIDAVIT 7i1u.uui". Li a_ri The adopted finding of facts,decision,and statement of conditions can be obtained from the Planning Department,Tigard Civic Center, 13125 S.W. Hall Blvd.,Tigard,Oregon 97223. The decision shall be final on July 8, 1996.Any party to the decision may appeal this decision in accordance with Section 18.32.290(A)and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent.The deadline for filing of an appeal is 3:30 P.M.,July 8, 1996. TT8552—Publish June 27, 1996. q> FAX TRANSMITTAL DATE: June 21, 1996 TO Mary White, Legals (fax) 620-3433 FROM: Patricia Lunsford, City of Tigard (Ph.)639-4171 PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS SECTION SITE DEVELOPMENT REVIEW (SDR) 96-0013 ➢ LANDMARK FORD SHOWROOM EXPANSION 4— ITI- Director has approved, subject to conditions, a request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). .ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. (PLACE VICINITY MAP HERE) The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department, Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on July 8, 1996. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal is 3:30 PM July 8, 1996. TT PUBLISH DATE: June 27, 1996 SDR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS I I i i i .. 1 1 cs) I T S Il • ii, .4—,,,_ 1. CU 1.136DD 048b1 a S136DD-0580 S 8 1S1c.DD-0- 00 1S 36DD-5,900 1S1 :.D• 5'V 1}. 9 0 05100 2S101AA-01700 2S101AA-00100 C C C IIIIIIIIIIIIIIII 2%101M-01,00 CU 2% 0 1 M-0 1 IIIIII 01 2S101 AA-00400 L CIO ST 4--#.% ME •— 0 Q 1 Vicinity Map SDR 96-0013 Notification Map CITY OF TIGARD, OREGON SITE DEVELOPMENT REVIEW APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY CASE NO. ����-(OI OTHER CASE NO'S: RECEIPT NO. 1-6-2.793 f2J T APPLICATION ACCEPTED BY: 9.1M•--14- DATE: (.:cj 13G] (c, 1. GENERAL INFORMATION Application elements submitted PROPERTY ADDRESS/LOCATION 12000 SW 66th Avenue (A) Application form (1) Tigard. OR 97223 1 j (B) Owner' s signature/written(/ TAX MAP AND TAX LOT NO. 2 south 101 AA lot 00100 authorization I j (C) Title transfer instrument (1) SITE SIZE 128,408 sf 1) PROPERTY OWNER/DEED HOLDER* Jim Corliss of Landmark Fo.d (E) Plot plan (pre-app checklist) ADDRESS 12000 SW 66th Avenue PHONE 503.639. 1131 (F) Applicant's statement ) '7 CITY Tigard, OR ZIP 97223 (pre-app checklist) APPLICANT* Sienna Architecture Company/C ,� Yy��rr� (G) List of property owners and ADDRESS 411 SW 6th Avenue PHONE 503.227.5616 addresses within 250 feet (1) CITY Portland, OR ZIP 97204 (H) Filing fee ($ ) *When the owner and the applicant are different (I) Construction Cost Estimate people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN/ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request site development review approval to N.P.O. Number: allow Remodel of existing new car showroom facilities AP rt3 tlo Approval Date: • eig tiD grApostiog Final Approval Date: r 3,6,473 Planning Engineering 0524P/13P Rev'd 5/87 3. List any variance, conditional use, sensitive lands, or other land use actions to be considered as part of this application: N/A . 4. Applicants : To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. 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. DATED this 9th day of May 19 96 SIGNATURES of each owner (eg. husband and wife) of the subject property. �_ �',_ Gam- (KSL:pm/0524P) CITY OF TIGARD PROPOSAL DESCRIPTION FILE NO: SITE DEVELOPMENT REVIEW (SDR) 96-0013 FILE TITLE: LANDMARK FORD SHOWROOM EXPANSION APPLICANT: Mike Lee (Sienna Arch.) OWNER: Jim Corliss Sienna Architecture Company Landmark Ford 411 SW 6th Avenue 12000 SW 66th Avenue Portland, OR 97204 Tigard, OR 97223 (503) 227-5616 (503) 639-1131 REQUEST: A request for Site Development Review approval to allow the construction of an approximately 9,940 square foot expansion and remodel of an existing structure. LOCATION: 12000 SW 66th Avenue (WCTM 2S1 1AA, Tax Lot 100). ZONE: C-G (General Commercial). The General Commercial zone allows public agency and administrative services, public support facilities, professional and administrative services, financial, insurance, real estate services, business support services, general retail sales, eating and drinking establishments, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.62, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY X STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Will D'Andrea (503) 639-4171 x315 SDR 96-0013 LANDMARK FORD SHOWROOM EXPANSION PROPOSAL/REQUEST FOR COMMENTS //� �e�,; ,,,l , CITY OF TIGARD OREGON May 23, 1996 Mr. Mike Lee Sienna Architecture Company 411 SW 6th Avenue Portland, OR 97204 Re: Landmark Ford Dear Mr. Lee: This letter is to inform you that your application is considered complete and has been accepted by the Planning Department. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, /(}.cil Q' 1 Will D'Andrea Assistant Planner h:\cu rp In\will\sd r96-13.Itr 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 -�-•d'T APr CATION AND PERMIT TO OCCUPY OR PERMIT NUMBER PERFC OPERATIONS UPON A STATE HIGHW, 2 A M 3 5 0 3 9 See Oregon Administrative Rule,Chapter 734,Division 55 GENERAL LOCATION PURPOSE OF APPLICATION (TO CONSTRUCT/OPERATE/MAINTAIN) 1IGHw IE AND ROUTE NUMBER TYPE POLE Hwy I-5 (S.W. 68th on ramp) ❑ LINE /IGHWAY NUMBER COUNTY TYPE BURIED 1 Washington ❑ CABLE 3ETWEEN OR NEAR LANDMARKS TYPE PIPE at SW 68th 'on r ' AND © UNE Irrigation .WY.REFERENCE MAP NUMBER DESIGNATED FREEWAY IN U.S. FOREST 16V-1 Li YES ❑ NO _ OYES ® NO ❑ NON-COMMERCIAL SIGN IPPUCANT NAME AND ADDRESS MISCELLANEOUS OPERATIONS AND/OR • Jim Corless ❑ FACIUTIES AS DESCRIBED BELOW. Landmark ord BOND REQUIRED REFERENCE. AMOUNT OF BOND 12000 S.W. 66th ❑ YES ® NO OAR 035(2) $ L Tigard, Or 97223 J INSURANCE REQUIRED REFERENCE SPEARED COMP. DATE ® YES ❑ NO oats(it r V DETAIL LOCATION OF FACILITY C/ IO 1 1 ' ( (For more space use back of application or attach additional sheets) ) MILE MILE ENGINEERS ENGINEERS SIDE O HIGHWAY DISTANCE FROM BURIED CABLE OR PIPE O .- SPAN POINT Tp POINT STATION STATION ANGLE OF CROSSING CENTER UNE R/W UNE DEPTH SIZE AND KIND CUT LENGTH 293.07 'H'67+10 'B'53+61 South 20'-60' 0-20' Var Var - 3PE 'SIONS (For more space use back of application or etteCn additional sheets) C. 1—OPEN CUTTING OF PAVED OR SURFACED AREAS ALLOWED? ❑ YES(OAR 734-55-100(1)] ® NO(OAR 734-55-100(1)] 2—TRAFFIC CONTROL REQUIRED? ® YES(OAR 734-55-025(6)] ❑ NO 3—WITHIN 48 HOURS BEFORE BEGINNING WORK AND AFTER COMPLETING THE PERMIT WORK,THE APPLICANT OR HIS CONTRACTOR SHALL NOTIFY THE DISTRICT REPRESENTATIVE AT TELEPHONE NUMBER 774-5nn7 A COPY OF THIS PERMIT AND ALL ATTACHMENTS SHALL BE AVAILABLE AT THE WORK AREA.ORS 757.541 REQUIRES EXCAVATORS TO LOCATE AND PROTECT ALL EXISTING UNDERGROUND UTILITIES.AVOID INJURY AND ADDED EXPENSE—CALL BEFORE YOU DIG. 4- Permit is for the installation of an irrigation system. It is the responsibility of the Applicant/Owner to ensure that a main shutoff control valve is installed and accessible to the Oregon State Highway Maintenance Crews for emergency situations. Said control valve shall be clearly marked on construction plans. 5- Applicant/Owner is responsible for- the installation and maintenance of proposed landscaping. 6- Applicant shall maintain and protect existing signing and illumination appurtenances. 7- This Permit supercedes Permit #28710. 8- See attached General Provisions. IF THE PROPOSED APPLICATION WILL AFFECT THE LOCAL GOVERNMENT.THE APPLICANT SHALL ACQUIRE THE LOCAL GOVERNMENT OFFICIAL SIGNATURE BEFORE ACQUIRING THE DISTRICT- MAINTF• -C SUPERVISOR'S SIGNATURE tOC. NMENT CI ([',NATURE /,/ TITLE DATE X ' ' `Ii Z, a cut ' ! • A PLIGATI N D E TITLE TELEPHONE NUMBER _i,/,� • 1), . ////1/9c when 1•s ap.licat.on.s approved by the Department.the apphcant.s suD1eC:to accepts and approves DIS T R T MAINTE N SOR OR REPRESENTATIVE APPROVAL GATE me to• s a••55.whf.ons contained and anamhed.and the terms 01 Oregon Adm.n.strabve Rule.Chapter `�� - — •—y V .3.4.•lV • 55,wfKh.5 by this reference made a pan of lies perms �7 n ., , n • (7 oposal//VQrrGCl / t/2 4" southwest sixth 13 May 1996 avenue portland Oregon %T7o4.11102 503.227.5616 I fax 503.227.3590 I archsienna.com Landmark Ford Showroom Replacement Project Narrative Project #: 96062 The goal of this project is to replace the existing showroom with a larger and more modern facility. The existing tilt-up shop portion of the building will be retained. The exterior tilt-up panels will be covered with E.I.F.S. to make them blend with the showroom. The new showroom will be constructed of plaster or E.I.F.S., glass, and steel. The project construction cost will be $950,000. sienna We have addressed the items discussed in the pre-application conference as evidenced by the architecture company attached checklist. 1. All lot dimensional requirements are met. 2. All setbacks from centerlines at 68th and Atlanta are met. All sideyard setbacks are met. The setback at SW 66th Avenue is± 21', which exceeds the building height. 3. F.A.R.with proposed addition will be 0.20:1. 4. Parking will be provided per the following ratios: Sales 9,940 sf:1000 = 10 spaces minimum Repair 16,610 sf:500= 34 spaces minimum Total required parking 44 spaces (there are no compact spaces) 5. 2 Accessible spaces are provided which exceeds the 2%minimum required by the ADA. This ratio does not apply to product storage areas. 6. The two access points onto SW 66th will be kept as part of this project. 7. A new accessible route will be provided between the new showroom replacement and the vehicle storage lot to the north. A walkway with stairs currently exists between the east and west portions of the site. 8. Existing loading areas will be maintained. 9. Clear vision areas will be maintained. 10. All adjacent parcels are owned by the Owner of this tax lot. Therefore buttering or screening will not be required. In addition, the development of such buttering or screening would impair the Owner's ability to monitor access to his lot for either sales or security. Existing landscaping will be enhanced as per the attached landscape plans. H:\Job\96062\1 adminVMiu\Preappna.Doc 1 05.13.96 Landmark Ford Showroom Replacement page 2 11. Please refer to attached landscape drawing for landscape improvements. All plant areas on this tax lot will be enhanced. New planters will be provided to meet City code for parking lot trees. (Auto storage areas are not to be construed as parking areas). 12. Sign age is not a part of this design review. 13. There are no sensitive lands on this parcel. 14. There are no existing trees affected by this development (there are no trees over 6" diameter on this parcel). sienna architecture company � a J MAY 9, 1996 CITY OF TIGARD I AUTHORIZE SIENNA ARCHITECTURE TO ACT ON MY BEHALF FOR THE DESIGN REVIEW PROCESS FOR THE LANDMARK FORD SHOWROOM PROJECT. VERY TRULY YOURS, PMARK FORD, INC. ./t,v■ ail.,1', JT CORLISS • 'ESIDENT JC/BJK "Satisfaction is our main concern" 12000 S.W. 66th Ave. • P.O.Box 23970 •Tigard,Oregon 97281-3970 • (503) 639-1131 • FAX (503) 598-8368 PURCHASE AGREEMENT PURCHASER: James L.Corliss and Cora Corliss TABLE OF CONTENTS Article Description Pane Term Sheet T-1 Exhibit 1 Descnption of Land E-1 Exhibit 2 Title Exceptions E-2 1 Definitions 1 2 Sale of Premises 4 3 Purchase Price 5 4 Tide and Deed 5 5 Taxes and Assessments 5 6 Transfer and Sales Taxes;Closing Costs 6 7 Notice of Title Defects 6 8 Fire or Other Casualty and Condemnation 7 9 Conditions Precedent 7 10 Closing Date 8 11 Notices 8 12 Brokerage 8 13 Option to Purchase 9 14 Deferred Option to Purchase 9 15 Seller's Right of First Refusal 10 16 Miscellaneous 11 17 Environmental Assessment and UST Removal 12 18 Term Sheet;Integration of Documents;Execution 13 Exhibit 5 Release 13 • ARTICLE 3. Purchase Price 3.01 (a) The Purchase Price for the Premises shall be as specified in Item 5 of the Term Sheet. *[(b) If Stockpiled Land is included in the Premises. the Purchase Price shall be increased as specified in Item 6a of the Term Sheet, plus all costs and expenses (including interest on Seller's invest- ment in the Stockpiled Land, compounded monthly at the rate of interest used by Seller for such purposes, from time to time)charged and chargeable to the property accounts of Seller in connection with the holding of title to the Stockpiled Land from and including date specified in Item 6b of the Term Sheet through and including the Closing Date.] *[(c) If improvements are presently under construction. the purchase Price shall be increased by (i) the lump sum contract price of the construction contract between Seller and its general contractor (together with any additions or changes thereto caused by changes in the work under such contract), and (ii) costs. expenses, and charges for appraisals, soil test borings, site preparation, construction cost estimates. abstracts of title, title insurance binders and policies, torrens or similar certificates, and topographical surveys, attorneys', architects' and engineers' services, licenses and permits, zoning changes and variances, and taxes and assessments imposed on the improvements, or any part thereof, premiums on fire, extended coverage and other insurance, and uninsured casualty loses, together with interest, compounded monthly, at the rate of interest used by Seller for such purposes, from time to time, all of the foregoing; provided. however, none of the foregoing costs and expenses shall be included more than once in determining the Purchase Price.] 3.02 The Purchase Price shall be payable as follows: (a) upon the execution of this Agreement, the amount soecified in Item 5a of the Term Sheet, by Purchasers' certified or bank cashier's check, made payable to the order of Seller, receipt whereof is hereby acknowledged by Seller; and *[(b) on the Closing Date, the amount specified in Item 5b of the Term Sheet, by Purchaser executing and delivering the Second Mortgage to Seller: and] *[(c) on the Closing Date, the balance as specified in Item 5c of the Term Sheet, in federal funds, immediately available in Detroit, Michigan, or by a certified check drawn on, or a bank cashier's check issued by, a bank located in Detroit, Michigan.] ARTICLE 4. Title and Deed 4.01 On the Closing Date, Seller shall sell and convey to Purchaser, by deed in proper form for recording, good and marketable title to the Premises. not subject to any liens, charges, encumberances or title exceptions (herein collectively called Title Exceptions) of any kind whatsoever other than the First Mortgage. the Second Mortgage. if any, and those Title Exceptions referred to in Exhibit 2(such referenced Title Exceptions herein called Permitted Exceptions). Except for Permitted Exceptions the deed shall contain no representations or warranties other than a covenant that Seller has not done or committed any act or thing whatsoever whereby the title and estate conveyed shall be charged or encumbered. 4.02 Except as specifically provided herein, the acceptance of the deed by Purchaser shall be deemed to be an acceptance and approval of title to the Premises and to be a full performance and discharge of every agreement and obligation on the part of Seller to be performed hereunder. ARTICLE 5. Taxes and Assessments 5.01 (a) For the purposes of this Agreement. "Applicable Taxes" shall mean ad valorem real property taxes assessed and levied against the Premises and Tenant Equipment, including any "Additional Taxes". (b) For the purposes of this Agreement "Additional Taxes" shall mean: (i) all taxes, assessments. levies and charges which are now or hereafter may be assessed. levied or imposed in addition to, in-replacement of or in substitution for ad valorem real or personal property taxes. including, without limitation. such taxes, levies and charges which, in whole or in part, are measured or calculated. •DELETE INAPPROPRIATE PARAGRAPHS U.S. DFPP Purcn 12/89 12010 5 to permit Seller to (a) remedy the Title Exception or (b) obtain affirmative title insurance against enforce- ment of any ciaim(s)against the Premises arising out of any such Title Exception. If Seller remedies the Title Exception or obtains such title insurance, Purchaser agrees to complete the sale within 10 days after notice from Seller. If Seller does not remed• such Title Exceptions or obtains such title insurance, Purchaser shall elect either(x) to complete the purchase and accept such title as Seller is able to convey without reduction of the Purchase Price(unless such Title Exceptions are encumbrances or liens of an ascertainable amount in which case that amount may be deducted from the Purchase Price at closing), or(y)to declare this Agree- ment null and void, in which latter event all monies paid by Purchaser to Seller in connection with this Agreement shall be refunded to Purchaser. Upon the making of such refund, no party hereto shall have any further rignts'or obligations hereunder. ARTICLE 8. Fire or Other Casualty and Condemnation 8.01 If. prior to the Closing Date. all or any part of the Premises shall be destroyed or damaged by fire or any other casualty or be condemned by governmental or other lawful authority, Seller, at its option, by giving notice to Purchaser within 90 days after the date of such fire, casualty or condemnation, may elect to: (a) terminate this Agreement and all obligations of Purchaser and Seller hereunder, whereupon Purchaser shall be entitled to the refund referred to in Section 7.01:or(b) reconstruct or repair the Premises and postpone the Closing Date for such period or periods, not exceeding 18 months in the aggregate, as Seller shall deem reasonably necessary for Seller to reconstruct or recair the Premises. The right of Seller to terminate this Agreement on account of the occurrence of any destruction, damage or condemnation, shall apply only if such destruction, damage or condemnation would have. in Seller's sole reasonable judgement. a substantial adverse effect upon the use of the Premises as a vehicle sales and service establishment. ARTICLE 9. Conditions Precedent 9.01 Seller's obligation to sell the Premises is subject, without limitation, to each of the conditions precedent set forth in Section 9.02 being in full force and effect or complied with on the Closing Date. Purchaser hereby covenants that it will use its best efforts to cause such conditions precedent to be in effect or complied with on the Closing Date. If one or more of the conditions precedent shall not be in full force and effect or complied with on the Closing Date. Seller may: (a) waive compliance with one or more of any such conditions precedent (other than those which by their nature involve performance in any particular after the Closing Date, or which cannot be ascertained to have been fully performed until after the Closing Date, which shall survive the Closing Date) and complete this purchase: or (b) adjourn the Closing Date for a reasonable period of time not to exceed 60 days to permit compliance with such conditions precedent (at the end of such period. if such conditions precedent have not been complied with fully, Seller shall again be permitted to exercise its option under clause (a) or (c) of this Section;or (c)terminate this Agreement, and make the refund, if any, provided for under Section 10.02. 9.02 The conditions precedent are as follows: (a) there shall be no action, proceeding or investigation involving Purchaser which would interfere with Purchaser's right or ability to execute this Agreement, the Lease. the Second Mortgage Note and the Second Mortgage, if any, or any of the other documents required under this Agreement or to carry out its obligations thereunder; (b) the Lease shall be entered into by Purchaser• as landlcro. and Seller, as tenant, commencing on or about the Closing Date: (c) the Sublease shall be entered into by Seller. as sublanclord, and Dealer, as subtenant com- mencing on or about the Closing Date: (d) Dealer. or any other party presently leasing and/or occupying the Premises. shall have surrendered possession of the Premises. shall have terminated any existing lease covering the Premises, and shall have paid to Seller all charces to be oaid under any such existing lease up to the Closing Date. Further, no uncured default shall exist. and no event shall have occured or condition exist wnicn, with the giving of-a notice or the excitation of any grace period, would constitute a default under any such existing lease: u S DFF0 Purer: -99 72C-'2 7 ARTICLE 13. Option to Purchase 13.01 During a period of 60 full months following the Closing Date. Seller, its successors and assigns, shall have the right and option to purchase the Premises(herein called the Option to Purchase), for a purchase price equal to the Purchase Price(plus only the depreciated cost of those additions, alterations and improvements made by Purchaser, provided that such additions, alterations and improvements and the cost thereof have been approved by Ford Leasing and the basic rent under the Lease so amended to reflect such costs) upon and subject to the following terms and conditions: (a) Seller may exercise the Option to Purchase only if(i) Dealer has ceased to operate the Premises pursuant to a Sales Agreement. or (ii) any portion of the ownership of Dealer is transferred by any means; (b) Seller may exercise the Option to Purchase by giving,notice thereof to Purchaser at any time during the 90-day period following receipt by Seller o;` notice of the occurrence of the events specified in Section 13.01 (a), which notice shall state a time, date and place for the closing of title which shall be no sooner than 30 nor later than 90 days after the giving of such notice: (c) on the date of closing, Purchaser shall deliver to Seller, against receipt of the purchase price. a deed in proper form for recording, conveying to Seller good and marketable title in fee simple to the Premises, free and clear of all Title Exceptions (except Permitted Exceptions) and those created. suffered or consented to by Seller, and free and clear of the First Mortgage and the Second Mortgage which shall be paid in full from the proceeds of the purchase price: provided, however, Seller may elect to take title to the Premises subject to the First Mortgage in which event the purchase price snail be reduced by the amcunt due for principal and accrued interest on the First Mortgage Note as of the day of closing; however, notwithstanding the foregoing, any prepayment penalty or premium required to be paid to discharge the First Mortgage shall be the obligation of Purchaser: and (d) all conditions contained in the following Articles of this Agreement shall apply to the Option to Purchase (except that Seller as recited therein shall be purchaser and Purchaser shall be seller): Article 5, Taxes and Assessments (except that Section 5.02 shall not apply and Section 5.03 (a), (b) and (c) shall apply whether or not Dealer occupies the Premises; Section 5.05 shall apply except that if the Purchase Price was based on fair market value, the date for adjustment shall be the date that Seller cbtains final corporate approval to exercise its Option to Purchase); Article 7, Notice of Title Defects: Article 8, Fire or Other Casualty and Condemnation(except that Purchaser's right as seller to terminate Seller's right to acquire title on account of fire, casualty or condemnation shall be subject to a determination by Seller that the portion of the Premises so damaged, destroyed or taken renders the Premises undesirable for the purposes of Seller); Arti- cle 12, Brokerage: and Article 16, Miscellaneous. The costs and expenses set forth in Article 6 shall be borne by Purchaser (as such term is defined at the beginning of this Agreement) and remitted on the date of closing. ARTICLE 14. Deferred Option to Purchase 14.01 During a period of one full year following the 16th anniversary of the Closing Date, Seller, its successors and assigns, shall have the right and option to purchase the Premises (herein called the Deferred Option to Purchase), upon and subject to the following terms and conditions: (a) The purchase price shall be determined by Seller based on the then current fair market value of the Premises, (excluding any additions, alterations or improvements not specifically approved by Ford Leasing) and based on the assumptions that the Premises will continue to be used as an automobile dealership. Fair market value shall be determined by Seller in its sole discretion. Seller may retain an independent appraiser to assist in determining fair market value; however, Seller shall not be bound by any appraiser's report or opinions. (b) Seller may exercise the Deferred Option to Purchase by notice thereof to Purchaser stating a time, date and place for the closing of title, which date shall be no sooner than 30 days and no later than 90 days after the giving of such notice. U.S. OFPP Purcn. 121e9 120.14 9 16.03 The headings to the Articles hereof have been inserted for convenience of reference only and shall in no way modify or restrict any provisions hereof or be used to construe any of such provisions. 16.04 This agreement shall be governed by the laws of the State where the Premises are located If any provision of this Agreement shall be unenforceable. the remainder of this Agreement shall not be affected thereby. 16.05 As of the Closing Date, Seller shall assign to Purchaser all unexpired guarantees that Seller may have acquired as a result of the construction of all or any part of the Premises,and in considera- tion thereof Purchaser shall be responsible for enforcing such guarantees. Notwithstandinany contrary provisions that may be contained in the Lease or Sublease. Seller shall have no obligation with respect to any items covered by or included in such guarantees. This provision shall survive the Closing Date. 16.06 Purchaser represents that Purchaser has inspected the Premises and knows the condition thereof. and is purchasing the same "as is as a result of such inspection and knowledge and not because of or in reliance upon any representation made oy Seller. 16.07 Seller has made no representation to Purchaser as to the tax effects or any tax aspect of the sale of the Premises under the terms, provisions, and conditions, stated in this Agreement, Purchaser having made its own determination as to such tax effects and aspects. 16.08 This Agreement. the Lease and the Suplease contain the entire agreement between Seller and Purchaser, and there are no other terms. conditions. promises, understandings. statements or representations. express or implied. concerning the suciect matter hereof. This Agreement cannot be changed in any way except by a written instrument sinned oy the party to be charged. No such instrument shall be deemed binding on Seller unless signed oy the President. a Vice President, Secretary, or an Assis- tant Secretary of Seller, or by any other person to whom authority to execute any such instrument shall be delegated in writing by any of such officers. 16.09 Notwithstanding the provisions of this Agreement requiring the giving of notice by way of certified or registered mail, it is understood and agreed between the parties hereto that notice may be given by way of personal service, whether it be a time of mail service disruption or otherwise, upon the party or parties to be notified, if an individual, or upon an officer or responsible employee of the party or parties to be notified, if a corporation. ARTICLE 17. Environmental Assessment And Underground Storage Tank (UST) Removal 17.01 Promptly after Seller has received the portion of the Purchase Price specified in Section 3.02 of this Agreement. an environmental site assessment will be ordered by Seller for the Land. The receipt of an environmental assessment acceptable to Seller shall be deemed to be a condition precedent under Section 9.02 of this Agreement. and Seller shall have all of the rights and options specified in Section 9.01 of this Agreement if the environmental assessment has not been received or if it is not acceptable to Seller for any reason. If Seller, after reviewing the environmental assessment, elects to complete the transaction, Seller shall deliver a copy of the environmental assessment to Purchaser. Purchaser shall have 30 days after receipt of the environmental assessment to make its own inspection of the Premises and to elect whether to complete or terminate the transaction, in which latter case. Purchaser shall be entitled to receive the refund. if any, provided for under Section 10.02 of this Agreement. 17.02 If the Environmental Assessments shall disclose the existence upon. above or beneath the Premises of any Hazardous Substance which (a) is required by law or regulation to be cleaned up. removed or otherwise remediated. or (b) in Seller's judgment should be cleaned uo, removed or otherwise remeaiatea. Seller shall be responsible for undertaking the cleanup. removal or other remediation and for dealing with all governmental bodies having jurisdiction over the Premises or the remediation. The Cost of Work for such remediation shall be added to the Purchase Price. 17.03 Seiler requires the removal of all Underground Storage Tanks(USTs) before completion of the sale of the Premises even if the USTs are not presently leaking. If Purchaser determines that operation of the Premises requires continued presence of one or more USTs. consent to installation of new USTs may be U S DFPP Purch ll9l 20 1 1 Exhibit 5 Attached to and a part of a Purchase Agreement as of , 19 , between FORD LEASING DEVELOPMENT COMPANY, as Seller, and , as Purchaser. Release with Respect to Dealership Premises KNOW ALL MEN BY THESE PRESENTS, that for valuable consideration the receipt whereof is hereby acknowledged, , its successors and assigns, does hereby release, remise and forever discharge Ford Motor Company, a Delaware Corpora- tion, all subsidiaries of Ford Motor Company, and the officers, employees and agents of each of them, their respective heirs, executors, administrators, successors and assigns of and from all, and all manner of, actions, cause and causes of action, suits, debts, dues, sums of money, accounts, reckonings, bonds, bills, specialties, covenants, contracts, controversies, agreements, promises, variances, trespasses, damages, judgements, executions, claims and demands whatsoever in law, in admiralty or in equity, which against Ford Motor Company, all subsidiaries of Ford Motor Company, and the officers, employes, and agents of each of them, their respective heirs, executors. administrators, successors and assigns, the said ever had, now has, or which it shall or may have for, upon, or by reason of any matter, cause or thing whatsoever from the beginning of the world to the date of these presents, applying to or in any manner connected with the Dealership Premises located in as described in the Purchase Agreement dated , 19 between Ford Leasing Development Company and IN WITNESS WHEREOF, this Release has been duly executed and delivered this day of 19 . WITNESS: By: its: (Acknowledgement) U.S. DFPP Purcn 12/89 12018 13 RECEIVED PLANNING 411 APR 0 51996 sienna southwest 5TfZ �---cbl3 sixth architecture company avenue t r a n s m i t t a l portland oregon 97204.1602 503.227.5616 I fax 503.227.3590 I archsienna.com project name: Landmark Ford Showroom Remodel project no.: 96062 from: Michael Lee date: 04.02.96 to: Will D'Andrea no. of pages: 4 City of Tigard via: mail 13125 SW Hall Blvd. fax no.: Tigard, OR 97223 the following items are enclosed no of copies date of material description 1 04.01.96 Original signed Affidavit of Posting Notice 1 04.01.96 Copy of notice sign 1 04.02.96 Letter remarks cc: if enclosures are not as noted,please contact Sienna Architecture Company MCL I TR040296.DOC 1 04.02.96 page 1 RECEIVED PLANNING 411 southwest APR 0 51996 sixth 02 April 1996 avenue • portland oregon 9710411101 503.227.5616 I fax 503.227.3590 I archs i en na.com City of Tigard Will D'Andrea 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Landmark Ford Showroom Expansion Dear will, I have enclosed the original signed Affidavit of Posting Notice as well as a 81/2x11 size copy of the notice sign. The sign was posted on April 1st 1996 on Landmark Ford property near the entrance to sienna the Service Department facility fronting SW 68th Avenue. If you have any questions or comments, r company please feel free to call. Sincerely, Michael Lee cc:J im Corliss RECEIVED PLANNING AFFIDAVIT OF POSTING NOTICE r APR 0 51996 WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 I Michael Lee , do affirm that I am (represent) the party initiating interest in a proposed Showroom Remodel affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 12000 SW 66th Avenue, Tigard OR 97223 , and did on the 1st day of April 19 96 personally post notice indicating that the site may be proposed for a sire Development Review application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at The Svx ;r_s Department entry drive fronting SW 68th Avenue in front of the Landmark Ford Service Department building (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the )9.- day ofA9AA.. . , i 1 ,�. OFFICIAL SEAL ` ' `� NOTARY PUBLIC OF OREGON vi C ANN M MELLARA Y COMM SS EXPIRE 8044486 My Commission Expires: MY COMMISSION EXPIRES JUNE 8,1999 (Applicant. please complete information below for proper placement with proposed project) I N AAIE OF PROJECT OR PROPOSED NAME: Landmark Ford Showroom Expansion TYPE OF PROPOSED DEVELOPMENT: Remodel /Expansion of exi sting showroom facility Name of Applicant/Owner: Jim Corliss of Landmark Ford I Address or General Location of Subject Property f e e _ _ _ _ , •_ : .. . 23 L Subject Property Tax.Map(s)and Lot�(s): 2 South 101 AA LOT 00100 n Hogintpanyvnasters%atfpost mst RECEIVED PLANNING - APR 051996 Meeting Notice Landmark Ford is Proposing a site development for new showroom remodel to replace the current showroom located between SW 66th Avenue, and SW 68th Avenue. Prior to applying to the City of Tigard for necessary permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and Residents. You are invited to attend a meeting on : Friday, April 19th, 1996 Landmark Ford 1200 SW 66th Avenue Tigard, Oregon 97223 6: 30 p.m. Jim Corliss, Landmark Ford, Inc. 639-1131 Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. NEIGHBORHOOD MEETING MAILING LIST MEETING AT LANDMARK FOR APRIL 19, 1996, 6:30 PM Mary Swintek Michael Denton,Jr. 9915 SW Frewing, #23 PO Box 1768 Tigard, OR 97223 Lake Oswego, OR 97035 Craig Hopkins Nellie B.Andrews 7430 SW Varns 12485 SW 67th Avenue Tigard, OR 97223 Tigard, OR 97223 Mark F. Mahon Geraldine Johnson 11310 SW 91st Court 10300 SE Waverly Court, #408 Tigard, OR 97223 Milwaukie, OR 97222 Joel Stevens Jacob T. &Theresa A. Roth 9660 SW Ventura Court 12540 SW 68th Avenue, #B Tigard, OR 97223 Tigard, OR 97223 Pat Wyden BLB Corporation 8122 SW Spruce 8200 NE Sandy Boulevard Tigard, OR 97223 Portland, OR 97220 James L. & Cora K. Corliss Cecil & Donna Jones PO Box 23970 12190 SW 69th Avenue Tigard, OR 97281 Tigard, OR 97223 Ken &Marilyn Rosenfeld Marlene A. Landon 11930 SW 70th Avenue 6210 SW River Road Tigard, OR 97223 Hillsboro, OR 97123 Richard L. Carpenter Mildred Perry 1834 SW 58h Avenue, #202 8439 SW 61st Avenue Portland, OR 97221 Portland, OR 97219 Donald Pollock &Julia Gail Richard C. Louie 1834 SW 58th Avenue, #202 8860 SW Bomar Court Portland, OR 97221 Tigard, OR 97223 Northland Homes, Inc. Jacob T. Roth,Jr. 1834 SW 58th Avenue, #202 12540 SW 68th Avenue, #B Portland, OR 97221 Tigard, OR 97223 Allen & Raymond Fuegy 12480 SW 68th Avenue, #A Tigard, OR 97223 John & Ella Snyder 12170 SW 69th Avenue Tigard, OR 97223 411 southwest sixth • 01 April 1996 avenue portland oregon e»o4.1401 503.227.5616 I fax soa.zzzas90 l archsienna.com Jacob T. &Theresa Roth 12540 SW 68th Avenue, #B Tigard, OR 97223 re: Landmark Ford Showroom Remodel Dear Interested Party: Jim Corliss of Landmark Ford, Inc. is the owner of property located at 12000 SW 66th Avenue. sienna Landmark Ford is considering proposing a site development review for a remodel of the existing g p p g p g company showroom facilities, at this location. Prior to applying to the City of Tigard for the necessary permits, Mr. Corliss would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Friday,April 19th, 1996 Landmark Ford 12000 SW 66th Avenue Tigard,OR 97223 6:30 p.m. Please notice this will be an informal meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. We look forward to discussing the proposal in greater detail with you. Please call us at 227-5616 if you have any questions. Sincerely, Michael Lee cc: Jim Corliss AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, Michael Lee , being duly sworn, depose and say that on 1st of April , 1996 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 12000 SW 66th Avenue, Tigard OR 97223 • a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 1505 SW 6th Avenue Univers4t3�StaFton , with postage prepaid thereon. -400" ,41•0001°. Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the I S day of A llAil .- , 19"Irr � �. + OFFICIAL SEAL ' - .,t_ C ANN M MELLARA .I ��. , � • NOTARY PUBLIC-OREGON • COMMISSION No.044486 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES JUNE 8, 1999 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: "Landmark Ford Showroom Fxpansi n TYPE OF PROPOSED DEVELOPMENT: Remodel/Expansion of existing showroom facility Name of Applicant/Owner: ,Tim Corl i ss of Landmark Ford Address or General Location of Subject Property: 12000 SW 66th Avenue, Tigard OR 97223 Subject Property Tax Map(s) and Lot#(s): 2 Sot,th 101 AA 1 of 001 nn h:'Jog in\pattytrnasters\affmail.mst GAA/Pilliteigoomi favotoz, , "/A10/ 4'p 1•f7 •. 4/ . ♦q •4t4 &I"-e-APAikze- 4/sr Nth irnafACC,. L s /ENNA . 'frzn.c) 5 Stew," Lai .. - �`1 1� S.W.66TH A = 1 -...... ...A __.._- mow\ - -s. ,7 r.._.._ [a 5ibil r ,. _ - +AIR \ �/� \,; / \\\ .� \ \ .j .\\\ / I IIIr r1II 1 o __ li 1 ‘, .. ,___ 1 1 , 3;f.M. • t°A i I , .�.mo; , I 1 I . ►�� 1 , I j..-- _ �. . i:Ti. L _,_ , . , II_. , 1 :... a. EXMTP0 10:7r*CP/ r..;,-1.— PIPIP WM . . 11.11 111" 4 IMP . 1 MN IM awl • !I:-_ �: + 7.025. ea iff III A I • GENERAL INFORMATION 8.7 mow el m........lii.„ 1 -�Him Ur : J..P4.14 a. `4111 1 ----- -- — milir114111111 , =Ea= ;c:ii . \liptip . ____._._-- 3111111.140 ..%-''... :00" mg woos,..>Mr YR . `o . :!w. ••_."_. •._ .__•• -,.....,,,....., usiisgI all....NM R•`'�- L GENERAL NOTES -„.....-..=...-...-,-.=.. — 1a0a00a00aaa1 � ' 641 "° J000000000001 ' M.000 M.°. Iii000s I ' E4 SITE DEVELOPMENT PLAN E9 .. /4 SM.., SW.OM AVENUE _u-r N P1 r, PRE - APPLICATION CONFERENCE NOTES )1 I u4k.c7, LgE RECEIVED PLANNING 411 southwest MAR 0 4 1998 sixth 1 March, 1996 avenue portland Oregon •7204.1502 503.227.5616 1aX 503.227.3590 rchsienna.com Project Narrative Landmark Ford Showroom Replacement 12000 SW 66th Avenue Tigard, OR 97223 sienna Landmark Ford is a successful dealership located on SW 66th Avenue facing Interstate 5. architecture ompany They have long since outgrown their existing showroom and therefore they must upgrade their facility in order to remain competitive. They propose to do this by demolishing the existing showroom and leaving the existing auto body shop intact. The new showroom will be constructed in the same location as the previous one. The proposed new construction will have a ground floor area of 6,388 sf, a mezzanine area of 3,200 sf, and a total roof area of 11,975 sf. The total footprint area of the building with the body shop included will be 22,887 sf which is a 2,767 sf increase in area over the existing. The exterior design of will reflect the image being promoted by the Ford Motor Co. which includes modern smooth materials, glass, and streamlining. The shape of the canopy area in plan view is oval and is reminiscent of the Ford Motor Co. logo. The exterior materials will be metal, plaster or EIFS, and glass. The site in the vicinity of the new showroom will be reorganized as shown on the enclosed drawings. Much of the landscape areas will be enhanced with new planting. In addition, there will be a decorative fence installed along the SW 66th Avenue frontage. NOD 1Q9 • • CITY OF TIGARD CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES NON-RESIDENTIAL DATE: 3-r`/ - ckp STAFF: LJi// DtAAjDke.,4 APPLICANT: L.4NDA448k FGZ AGENT: /l/CLIREL GeE Phone: ( l Phone: ( 1 PROPERTY LOCATION: ADDRESS: /Z 400 `yam 6ea TZ /1l/Z TAX MAP/TAX LOT: NECESSARY APPLICATION(S): S!TE DeVEiaPMEJV7 ,�El/)e& PROPOSAL DESCRIPTION: EX 4-00sicm) of 4 51-/ccoRooM COMPREHENSIVE PLAN DESIGNATION: f ZONING DESIGNATION: ' CITIZEN INVOLVEMENT e>757 FACILITATOR: TEAM AREA: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: sq. ft. Average lot width: 50 ft. Maximum building height: 1-15-ft. Setbacks: front ft. side "- ft. rear — ft. corner ft. from street. Maximum site coverage: g6 % Minimum landscaped or natural vegetation area: /S % (Refer to Code Section 18. &' Z ) CITY OF TIGARD Pre-Application Conference Notes Page 1 of B NON-Residential applicationiPlannmg Department Section ADDITIONAL LOT DIMENSIONA REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part o a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide ac ess easement. The depth of all lots shall t exceed 2 times the average width, unless the parcel is less than 1 times the minimum lot si of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) SPECIAL SETBACKS) 3� ➢ Streets: feet from the centerline of 68 7 • ➢ Established ar s: feet from ➢ Lower intensity z es: feet, along the site's boundary. ➢ Flag lot: 10 foot si yard setback. (Refer to Code Section and 18.96) SPECIAL BUILDING HEIGHT PROVISIONS Building Height Exceptions - Buildings located in a non-residential zone may be built to a height of 75 feet provided: ➢ A maximum building floor area to site area ratio (FAR) of 1 .5 to 1 will exist; ➢ All actual building setbacks will be at least '/2 (half) of the building's height; and ➢ The structure will not abut a residential zone district. (Refer to Code Section 18.98.020) ARKING AND ACCESS /: 6,4/675 /: loon ----v Required parking for this type of use: / JCO & 6-F4 66,1-IOd/5oo -- -36 Parking shown on preliminary plan(s): Secondary use required parking: Parking shown on preliminary plan(s): > No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. (Refer to Code Section 18.106.020) ---� ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential applicationIPlanning Department Section Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: _} Minimum access width: 3 . Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: . (Refer to Code Section 18.106 and 18.108) WALKWAY REQUIREMENTS Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REQUIREMENTS Every commercial or industrial building in excess of 10,000 square feet shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070-090) CLF.AR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy a to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimetas. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupi d by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance betwee vertical and horizontal plantings. Site obscuring screens or fences may also be required; these a e often advisable even if not required by the Code. The required buffer areas may only be occupi , by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential appiicanoniPlammng Department Section The required buffer widths which are applicable to your proposal area are as follows:, ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along LANDSCAPING Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. —17 A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Section 18.114) SENSITIVE LANDS The Code provides regulations for Ian which are potentially unsuitable for development due to areas within the 100-year floodplain, nat ral drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will ttempt to preliminary identify sensitive lands areas at the pre-application conference based on availab information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their bo daries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON•Residential application/Planning Department Section Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100- year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. (Refer to Code Section 18.84) POIC)71i51 (TEE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: :- Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires 18.150.070.D; Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1 ) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025) CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 -YON Residential applicationiPlanning Department Section MITIGATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070 (D) (NARRATIVE e applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Section 18.32) CODE SECTIONS 18.80 18.92 ri' 18.100 f 18.108 V.18.120 _ 18.150 18.84 • 18.96 18.102 _ 18.114 18.130 _ 18.160 18.88 18.98 r/ 18.106 _ 18.116 18.134 _ 18.162 ,/ 18.164 l>`IGHBORHOOD MEETI' The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential appticationiPlanning Department Section RECYCLING Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE (Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential applicationiPlannin9 Department Section Maps submitted with an application shall be folded IN ADVANCE to 8-5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. AAplication with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard PrnoiJA,/.VC.c (_Gr 2 '1,5SiaA1 . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-appiication conference(s) is/are required if an application(s) is/are to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: wi// ,t7`./9AJDR 4 CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 FAX: (503) 684-7297 h: log mpatty\masters oreapp-c.mst Engineering Section: masterslpreapp-c.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON Residential appiicatmmPlammng Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT l„� , APPLICATION CHECKLIST '��I CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: lc/i/ D(4/1)i Date: -9� I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS A) Application form (1 copy) [r 13) Owner's signature/written authorization C) Title transfer instrument/or grant deed ci- D) Applicant's statement No. of Copies LE- E) Filing Fee $ 5,5 F.E& 5 ' E I SITE-SPECIFIC ,MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS A) Site Information showing: No. of Copies /Z- 1 . Vicinity map I� 2. Site size & dimensions rem' 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) I 4. Drainage patterns, courses, and ponds ❑ 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" ± caliper measured 4 feet from ground level 8. Location of existing structures and their uses e'' 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements ®" 1 1 . Location of existing dedicated right-of-ways ❑ LAND LSE APPLICATION.1 LIST PAGE 1 OF 3 B) Site Development P . Indicating: , lo. of Copies / 2- 1 . The proposed site and surrounding properties ❑ 2. Contour line intervals tam 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties p'9 (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas a'' (c) Loading and services area (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above ground utilities ❑ 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site ❑ (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions ❑ 7. Sanitary sewer facilities ea- 8. The location areas to be landscaped CO-" 9. The location and type of outdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11 . The location of all structures and their orientation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines ❑ (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals ❑ (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION/LIST PAGE 2 OF 5 • - D) Architectural Draw' -s Indicating: No. of Copies 1 Z. The site developmt ,clan proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies /Z- The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable le 2. Location and height of fences, buffers and screenings atr' 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials re 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet= 1) inch north arrow and date ❑ 4. Description of parcel location and boundaries ❑ 3. Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings on and within 25 feet of all property lines ❑ 7. Location and width of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements ❑ 11 . For major land partition which creates a public street: (a) The proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND LSE APPLICATION J LIST PAGE 3 OF 5 I) Subdivision Prelim' -v Plat Map and Data Indicating: No. of Copies 1 . Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements ❑ (b) Public and private sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants ❑ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings ❑ 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if ary) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ LAND USE AP°LICATION/LIST ?ACE 4 OF 3 J) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:'lo g i nlpany4n astersU-ck t ist.mst may 23,1995 LAND 1,5E APPLICATION/LIST PACE 3 OF 5 f NE IA NE 1/4 SECTION I T2S R 1W W.M. 36 31 2S I IAA WASHINGTON COUNTY OREGON 1 -1..—+I rasa 1 SEE MAPI SCALE P+100 IS 136DOJ �y m - - - - -y-1 L J 6 u•eaua .•e LO TB. en I s: wo a noe«oo.+m.aw.sa =SW DARTMOUTH STREET a *,a '°°'�O0eb100Oe I rea re n r...iee' (GI Jae) "1 23.0.,23.39. e i arTn'erTwTOT.r23t7e flrTe.TrT./*aeTaeT,rr e r gw .TO741;wo.11.0..4.1..am.. z9oo �i00 z7oo 600 700 00 + DOUGLAS .a••wr••. 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THANK YOU! �.2) Printed on 100%recycled paper. 07.16•.96 12: 44 V503 625 6179 PRIDE DISPOSAL 2002/003 07/16/19% 13: 34 9035986363 JIM CORLISS-LANDMARK PAGE 01 Ju,1d IlLion:oil t � FAX C YER SHEET ! TO : I i 11� J 9S DATE VC ! 9 ATTN: IP/t' FAX# 6I72 FROM: Jim Corliss FAX !d 503 598-8363 This transmission consists of ,ages including this one , if problems receiving, call 503 639-1131 . REMARKS Al 1 .f1 . .110.1. J - - . . J/arA4 1 - /• ! 10 'I mil, - .... ,✓f Oka4&) 6 Zipii hil 1 kla Ale s i I /al,‹ end, .. °' 11A404 i11/2/1f- /It' 1-744°tyl4A 1.1.)4 " ?,e Di � � z4 Syr ALL/- /a4 zitviLledf alie,t /)(M-L- e`k ( ,Ar A ' . L., S _ 400" Sati factuon is or main COPICer - ;'Jf1oO S.W. 66th Ave. • P.O.Box 23970 • -Marc!. Orerzon 97281-3970 • (503) 6331131 • FAX (503) 59&836 07/16/96 12:44 $503 625 6179 PRIDE DISPOSAL Z003/003 PAGE CZ JIM CORLISS-LANDMARX 507;5968363 67/16/1996 13:34 1 fl - 18 5PAC • -■ . .. • RELOCATE EXISTING FENCE 1 . -.. I 71. .1 .... .... dr .145 ..... 1. 1 cii .. ' V 1 . I .■... -.1 ID q b Q — ..., 4/:..4:r____..---- ._. --------....„,........--- ____/ E2 Pr) All r--- 1Ew C.M.U. TRASH ENCLOSURE. PROME i: ..e.4— i. ..... . CHAIN LINK CATE VOIT1-1 ViNYL SLATES 1" to I _ clifl . 1 O. .1 .1 1 PROJECT E ,. -S... LIMITS h, :I• •. ••• ' I ecjc) .'.-'1•-.17. i 1: S.ri-':-'..;'-'• t,r.:1 ,II /,:!' •—. i ...........„7" ,I ii w .,_. .. .. . I . .. .. ..... . .. . .... . 4_ -11. .s E 1 a s , ci...)A( Ill I r 9°-Cr I., i-ty'lei . J...... ,r,.. / V 1 • 1.1 I I P - co ti 8-YOT !.:1-t OP I •• s'Iop.t.:i.p. :,,:,r ' 1 11 . 4 • ....— .-• 1 _....1 . . . e, I- ... li ti •- .j.I.Wr. 1.pgjU.■,..e.:,•11,... r SPIPI.,T...7.7.... .:-....r.,-7.,._,--1.4:.•.,„.......,,1,....,:„,,-__.,...._......„,.-:...:-...v1Mr.tr,.•.,:ti•":;7 ; 1 1 A i i 1 I ! : ' . • CONDITIONS OF APPRO AL 'N • - PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639-4171.) 4 1. A Street Opening Permit will be required for this project to cover any proposed work in the public ROW. The applicant's plans indicate that there may be a small portion of storm drainage work proposed in the ROW of 66th Avenue. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. This permit shall be obtained by the applicant prior to issuance of the building permit. 2. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Wil D'Andrea, Planning Department (639-4171). The revised plans shall include the following: A. Clarification of the 14% landscape provision. If this 14% percent excludes a prior public right-of-way allotment, then the applicant has satisfied this criteria. If not, a revised plan shall be submitted which provides for a C minimum of 15% landscaping in accordance with this section. s '71--c- B. Street trees along SW 66th Avenue in accordance with 18.100.035. 0 K C. Two (2) parking lot trees in the new, northeastern parking lot, in order to provide the required canopy effect. D. Three (3) bicycle parking spaces. sL E. Plan approved by the franchise disposal company related to refuse facility, design and compatibility. f . p h4s 7/6-.5•C ©p<- z. Co . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 3. All site improvements shall be installed as approved per the revised site plan. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF DECISION SDR 96-3013/LANDMARK FORD SHOWROOM EXPANSION PASc 2