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MMD2021-00018 NOTICE OF TYPE I DECISION MINOR MODIFICATION MMD2021-00018 111111 COLUMBIA BANK 120 DAYS = September 17, 2021 SECTION I. APPLICATION SUMMARY FILE NAME: Columbia Bank CASE NO.: Minor Modification(MMD) MMD2021-00018 PROPOSAL: The applicant proposes a minor modification to an existing development located at 13500 SW Pacific Highway,Suite 86.Specifically,the applicant proposes accessibility upgrades to the existing parking lot, including constructing a new accessible curb and installing signage for accessible parking.This modification will result in the net loss of one (1) parking space. APPLICANT: Studio 3 Architecture Attn:Matt Johnson 275 Court Street NE Salem,OR 97301 OWNER: ROIC Oregon,LLC 11250 El Camino Real,Suite 200 San Diego,CA 92130 LOCATION: 13500 SW Pacific Highway,Suite 86;WCTM 2S102CC,Tax Lot 500 ZONING DESIGNATION: C-G: General Commercial Zone. The C-G zone is designed to accommodate a full range of retail, office, and civic uses with a citywide and even regional trade area. Except where nonconforming, residential uses are limited to mixed-use developments. A wide range of uses, including but not limited to adult entertainment, automotive equipment repair and storage, mini-warehouses, utilities, heliports, medical centers, major event entertainment, and gasoline stations,are allowed conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.765.060.D SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in Section IV. MMD2021-00018 Columbia Bank 1 SECTION III. BACKGROUND INFORMATION Site Information: The project is located at 13500 SW Pacific Highway, Suite 86; on the southeast side of SW Pacific Highway,and north of SW McDonald Street.The subject tenant space is occupied by a personal services use (bank with no drive-thru), and is part of the Tigard Marketplace shopping center. The 11.69-acre shopping center contains multiple commercial buildings,632 parking spaces,and associated landscaping. The property is zoned General Commercial (C-G). SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.765 Modifications: 18.765.060 Minor Modifications A. Definition.A minor modification has the following characteristics: 1. It has minimal impacts on surrounding properties,sensitive lands,or public facilities;and The applicant proposes a minor modification to an existing development located at 13500 SW Pacific Highway, Suite 86. Specifically, the applicant proposes accessibility upgrades to the existing parking lot, including constructing a new accessible curb and installing signage for accessible parking. This modification will result in the net loss of one (1) parking space. The applicant's site plan demonstrates that the modified parking lot will comply with the parking surfacing and striping standards in CDC 18.410.040, and will also comply with the minimum parking space dimensions in CDC Table 18.410.2. Additionally, compliance with the applicable State and Federal accessibility standards will be reviewed by the Building Official at the time of building permit submittal. The applicant's modification will result in the net loss of one (1)parking space.As determined in a previous land use approval(Case No. MMD2016-00016),the minimum off-street parking requirement for the entire Tigard Marketplace shopping center is 489 spaces,and there are currently 632 spaces on site.Accordingly, even with the proposed loss of one (1) parking space, there is still adequate parking on site, with 631 spaces remaining. As demonstrated in the findings above, the applicant's proposal complies with all applicable off-street parking standards. Accordingly, staff finds this proposal will have minimal impacts on surrounding properties, sensitive lands, or public facilities,and meets the definition of a minor modification. 2. It does not cause the development to go out of conformance with any applicable standard or further out of conformance if already nonconforming, except where an adjustment has been approved. As demonstrated in the findings above, the applicant's proposal complies with all applicable off-street parking standards. Accordingly, this proposal does not cause the development to go out of conformance with any applicable standard. D. Approval criteria. The approval authority will approve or approve with conditions a minor modification application when all of the following criteria are met: 1. The proposed modification qualifies as a minor modification as defined in Subsection 18.765.060.A; As demonstrated in the findings above, this proposal qualifies as a minor modification as defined in CDC MMD2021-00018 Columbia Bank 2 18.765.060A.This criterion is met. 2. If the proposal involves the modification of a condition of approval, at least one of the following criteria is met: a. The condition cannot be implemented for reasons outside the control of the applicant or property owner, b. The condition is no longer needed or warranted because circumstances have changed; or c. A new or modified condition better accomplishes the purpose of the original condition. The applicant is not proposing to modify a condition of approval.This criterion does not apply. CONCLUSION: This proposal qualifies as a minor modification to an existing development, as defined in CDC 18.765.060.A, and is in compliance with all applicable standards of this Title. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was provided to: X The applicant and owner Final Decision: A minor modification is a Type I procedure. As such,this decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. This decision is not appealable locally and is the final decision of the City. THIS DECISION IS FINAL ON MAY 24, 2021, AND BECOMES EFFECTIVE ON MAY 25, 2021. Questions: If you have any questions,please contact Lina Smith at (503) 718-2438 or LinaCS@tigard-or.gov. May 24,2021 APPROVED BY: Lina Smith,Assistant Planner Community Development Director's Designee MMD2021-00018 Columbia Bank 3 STUDIO COLUMBIA BANKRECEIVED 3 ARCHITECTURE L,j�Y INCORPORATED Y 06 ' I21 275 COURT St NE CI'ram /'1�L SALEM.OR 97301-3442 1 T OF TIGARD P. 503 3 9 0 6 5 0 0 PLANNING/ENGINEERING ---slRdla 3RrchilRclo.e.cam Accessible ParkingUpgrad a �.ct, ARC kr CITY OF TIGARD - LEM.r4r,W' . . Approved PI ningT� OF &it�° 13500 SW Pacific Hwy Suite 86 Tig r Date: ,J a� a d 0 R , Initials: PROJECT# 2020-143 VICINITY MAP: DRAWINGS LIST: PROJECT TEAM: DATE 5/4/2021 REVISIONS Sheet Sheet Issue Current Revision I PROJECT LOCATION Number Sheet Name Date Revision Description OWNER: ROIL Oregon,LLC 15600 NE 8th Street,Ste.K15 GENERAL DRAWINGS G0.01 COVER SHEET 5/4/2021 Bellevue,WA 98008 ARCHITECTURAL DRAWINGS TENANT: A1.01 SITE PLAN 5/4/2021 Columbia Bank 5210 74th St W Lakewood,WA 98499 'I E:slewis@columbiabank.com 73 ARCHITECT: V STUDIO 3 ARCHITECTURE,Inc. il Gean M Cr) i O Project Manager:Matt Johnson iwx ci 275 Court Street St.NE a c -p Salem,OR 97301 0 CJ P:503.390.6500 0) E:matt@studio3architecture.com I— W:www.studio3architecture.comCM M W sd c0 GENERAL CONTRACTOR: Montgomery Construction Group 0• Chad Montgomery �/ r) 3755 Amber St NE i • AERIAL PHOTO: SYMBOL LEGEND: PROJECT DESCRIPTION: Salem,OR 97301 L P:503.BB,.,B4, a FI FVATInN nun ut 10BHLgawTmF E:chad@mcgcorp.net /� V •, " e PROJECT LOCATION The scope of work is limited to the sidewalk and parking area in front of 13500 W:www.mcgcorp.net 1i := 1 w n12 - / �/'ELEVATION REFER ToWINDOW SW Pacific HwySuite 86.The existingparkingstalls are not ADA-compliant. liant. O ( IOO.OP ELEVATIONS SHOWN ON P n' F.F E Cr DRAWINGS s.:o They are installed on a considerable slope and lack the proper access aisle.The �✓ ter / , ./ ' s ELEVATION DATUM proposed work upgrades the parking stalls and concrete sidewalk in front of the TYy1R NIIMRFR building to comply with ANSI 117.1-2009 and ORS 447.A portion of the li �� ' - - SFITnN RFFFRFNCr \„ FILLED ARROW DENOTES M DOOR 512E OR NUMBER parking lot will be resealed and resiriped,with no modification to the existing • O O �� \ BUILDING SECTION layout beyond the accessible stalls. (/) ( \ O • i OPEN ARROW DENOTES ID A tin v � WALL SECTION/DETAIL (n +t DETAIL NUMBER 1 1 PILN NMF OESIf.N>nfM /! ./ BI SHEET NUMBER 12• PLAN OR SIDE NOTE 1 /; 7 � -Z. �- SIDE NOTE IF REQUIRED NUMBER �/ fir PFFFRFNCF / F MARK OR DIAGONAL NOTE la � /� B eye ,/ •—�/ ON NUMBER f r /�,.Lys / �� `/ D / —DESIGNATION ASO OR Q• REVISION NUMBER .6 ., j] {F'//. ` i E SHEET NUMBER iinnko n F.NI INPR t' �� / / /i VW( ROOM NAME SHEET: // , µJ f1FTdll REFFPEN('F- ROOM • ep/.' ` b ' 1 DETAIL NUMBER 1000Ri ROOM NUMBER G0.01 A� �t P. r/(9 R >. p �µ S 'NUMBER „,AI.Tvrs vnay. V O O cv' SIDE NOTE IF REQUIRED WALLN TR CTIONPARTITION 4 �'�' " CONSTRUCTION ON TYPE, • DETAL CUT LOCATION IF ar SEE LEGEND. SHOWN SW PACIFIC HWY _____ r TIANDSCAPING G L K TO _ TOEXIS REMAIN.NGL RE SIDEWALK w _` ,„,, \ \ p\'''7 %., / i � G GL �' PROJECT# 2020-143 s DATE: 5/4/2021 p' �' r° REVISIONS ��� OLUMBIA BAN 4 ' I a 1I i NEW POLE-MOUNTED ` '-'-':,'II �.� SIGNS AT NEW ACCESSIBLE PARKING STALLS. Ig NEW ACCESSIBLE 173 '� CURB FLARE AT NEW /i ACCESS AISLE,SEE CIVIL DRAWINGS. L ce # � \ Q -o EXPPROX.b 3B5 SG = O {; CO m CO s. N '' i „� SEAL AND STRIPE - • N HATCHED AREA `. ' ` L. • OF EXISTING 0 I ASPHALT PARKING i. /� V SURFACE f - ids U IL \Y ' �> 1 €' emu,. ,1 a 4: N tn CO �1 � ..... 0 0 in U 0 s - ��� EXISTING TRASH ° / tp- NCLOSURE /_ V y. Q SHEET: 1r) 1 i Proposed Site Plan .O a s !o s I sa r-�J I'=iV-0, PRIVATE GENERAL NOTES CO LU M BIA BANK C 1. CONTRACTOR SHALL PROCURE AND CONFORM TO ALL PERMITS REQUIRED BY THE CITY OF TIGARD,CLEAN WATER SERVICES, 11%' WASHINGTON COUNTY,ODOT,AND OTHER AGENCIES AS REQUIRED. SHEET REVISIONS PROPERTY ' 2. CONTRACTOR SHALL PROVIDE AL BONDS AND INSURANCE REQUIRED BY PUBLIC AND/OR PRIVATE AGENCIES HAVING ON-SITE ACCESSIBLE PARKING OISDICTON. SHEET INDEX i\ • 3. ALL MATVRTM 5 AND WORKMANSHIP FOR PUBLIC FACILITIES IN STREET RIGHT-OF-WAY OR EASEMENTS SHALL CONFORM TO D E V E L 0 P M ENT PLANS C100 -COVER SHEET • SITE ADDRESS: TI13GARD, SW OR HWY APPROVING AGENCIES'CONSTRUCTION SPECIFICATIONS WHEREIN EACH HAS JURISDICTION,INCLUDING BUT NOT LIMITED TO 13520 S, 97223PACIFIC THE CITY OF TIGARD,WASHINGTON COUNTY,AND STATE.ALL WORK OCCURRING ON PRIVATE PROPERTY SHALL CONFORM TO C101 -EXISTING CONDITIONS • - THE CURRENT STATE OF OREGON BUILDING CODE AND/OR PLUMBING SPECIALTY CODE AS APPLICABLE. K TIGARD OREGON C102 -PAVING PLAN • C' - 9. UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER,CONSTRUCTION OF ALL P1BIC FACILITIES SHALL BE DONE BETWEEN C200 -GRADING PLAN • w o m 7:00 AM.AND 6:00 P.M.,MONDAY THROUGH PRIORY. C600 -DETAILS • 2 Z w Z 5. THE CONTRACTOR SHALL PERFORM ALL WORK NECESSARY TO COMPLETE THE PROJECT IN ACCORDANCE WITH THE APPROVED OREGON STATE MAP O Z CO vsi CONSTRUCTION DRAWINGS,PROJECT REPORTS.MID PROJECT SPECIFICATIONS INCLUDING SUCH INCIDENTALS AS MAY BE . I.- Q.9 H 2,o NECESSARY TO MEET APPLICABLE CODE AND AGENCY REQUIREMENTS AND PROVIDE A COMPLETE PROJECT. Z r" O 11,1 OQ� A, 6. CONTRACTOR TO NOTIFY CITY OF TIGARD,WASHINGTON COUNTY AND ALL UTILITY COMPANIES A MINIMUM OF 48 HOURS(2 ' t. M--N O Z U w Pj BUSINESS DAYS)PRIOR TO START OF CONSTRUCTION,AND COMPLY WITH ALL OTHER REQUIREMENTS OF ORS 757.542 TO mp -I F 0 o 757.562. TIGARD e� 1I, U N V N ST v PORTLAND 7. ANY INSPECTIONS BY THE PROJECT ENGINEER,CITY OF TIGARD,WASHINGTON COUNTY,DR OTHER AGENCIES SHALL NOT,IN \ Y ANY WAY,RELIEVE THE CONTRACTOR FROM ANY OBLIGATION TO PERFORM THE WORK IN STRICT COMPLIANCE WITH THE - SALEM N Project APPROVED CONSTRUCTION DRAWINGS,PROJECT REPORTS,PROJECT SPECIFICATIONS,APPLICABLE CODES AND AGENCY A LOCDDOI �- DESIGN TEAM REQUIREMENTS. r.�IU LEBANON ' PILA •TH + ED (!0 U 8. CONTRACTOR SHALL ERECT AND MAINTAIN BARRICADES,WARNING SIGNS,TRAFFIC CONES PER CITY OF TIGARD,WASHINGTON COUNTY,AND ODOT REQUIREMENTS IN ACCORDANCE WITH THE CURRENT MI]TCD(INCLUDING OREGON AMENDMENTS). . U -IN Imo' AMPS;TO ORA/SWAYS SHALL BE MAINTAINED AT ALL TIMES.ALL TRAFFIC CONTROL MEASURES SHALL BE APPROVED MD IN EUGEE MYNE BEND ARCHITECT z PUCE PRIOR TO CONSTRUCTION ACTIVITY. 1�//eLT _ \ra ST1D10 3 ARCHITECTURE w Z DI n LL 9. RECORD DRAWINGS.THE CONTRACTOR SHALL MAINTAIN ONE COMPLETE SET OF APPROVED DRAWINGS°N THE AI © 1 275 COURT ST NE z } t pZ N b CONSTRUCTION SITE AT ALL TIMES WHEREON HE WILL RECORD ANY APPROVED DEVIATIONS IN CONSTRUCTION FROM THE SALEM,OREGON 97301 z 0 =uL L7 H4 r. APPROVED DRAWINGS,AS WELL AS THE STATION LOCATIONS AND DEPTHS OF ALL EXISTING UTILITIES ENCOUNTERED.THESE ( ', (503)390-6500 W ¢ww .' FIELD RECORD DRAWINGS SHALL BE KEPT UP TO DATE AT ALL TIMES AND SHALL BE AVAILABLE FOR INSPECTION BY THE CITY Li Z > O H.4. OF TIGARD UPON REQUEST. '� KLAMATH li I Z < -'v 10. UPON COMPLETION OF CONSTRUCTION THE CONTRACTOR SHALL SUBMIT A CLEAN SET OF FIELD RECORD DRAWINGS MEDFORD 5.FALLS = ,^e c¢I-v CONTAINING ALL AS-BUILT INFORMATION TO THE DESIGN ENGINEER FOR USE IN THE PREPARATION OF AS-BUILT DRAWINGS - -- CIVIL ENGINEER J m.�..� FOR SUBMITTAL TO THE CITY OF TIGARD. ........ LLJ 0 UDELL ENGINEERING AND LAND SURVEYING,LLC 11. CONTRACTOR SHALL CONFORM TO CLEAN WATER SERVICES EROSION CONTROL STANDARDS AND REQUIREMENTS. 63 E.ASH STREET in z Z LEBANON,OREGON 97355 • 12. ELEVATIONS SHOWN ON THE DRAWINGS ARE BASED FROM CITY OF TIGARD BENCH MARKA84,2"BRASS DISK IN FRONT STEP (541)451-5125 . OF GRANGE HAVING AN ELEVATION OF Y2 DATUM. ENGINEER/SURVEYOR TWO WORKING DAYS PRIOR TO DISTURBING EXISTING SURVEY CONTRACTOR SURVEYOR IS TO VICINITY MAP �/ , RESTORE PER COUNTY SURVEYOR REQUIREMENTS AND ORS 2A9.150. - SURVEYOR OR 13. THE LOCATION AND DESCRIPTIONS OF EXISTING UNDERGROUND UTILITIES SHOWN ON THIS SURVEY ARE COMPILED FROM AVAILABLE RECORDS,FIELD SURVEYS OF ONE CALL UTILITY LOCATE,AND/OR ABOVE GROUND FEATURES.THE SURVEYOR OR ��y, Project UDELL ENGINEERING AND LAND SURVEYING,LLC UTILITY COMPANIES DO NOT GUARANTEE THE ACCURACY OR THE COMPLETENESS OF SUCH RECORDS.CONTRACTOR SHALL "' SITE 63 E.ASH STREET FIELD VERIFY LOCATIONS OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION. LEBANON,OREGON 97355 RAN hJA5 (541)451.-5125 14. THE CONTRACTOR SHALL LOCATE AND MARK ALL EXISTING PROPERTY AND STREET MONUMENTS PRIOR TO CONSTRUCTION. P y6 T n ANY MONUMENTS DISTURBED OR REMOVED DURING CONSTRUCTION OF THIS PROJECT SHALL BE REPLACED BY A REGISTERED s'Y FAIRHAWN WAY CD LAND SURVEYOR PER ORS 209.150 AT THE CONTRACTORS EXPENSE. GARDEN PARK Z Z 15. CONTRACTOR SHALL FIELD VERIFY LOCATION AND DEPTH OF AU.EXISTING U'TILCTIES WHERE NEW FACILITIES CROSS. E PLACE FRANCHISED UTILITIES W Z 0 CONTRACTOR SHALL BE RESPONSIBLE FOR EXPOSING POTENTIAL CONFLICTS FM ENOUGH AHEAD OF CONSTRUCTION TO MAKE eLD NECESSARY GRADE MODIFICATIONS WITHOUT DELAYING THE WORK.IF GRADE MODIFICATION IS NECESSARY,CONTRACTOR SHALL NOTIFY THE DESIGN ENGINEER,AND THE DESIGN ENGINEER SHALL OBTAIN APPROVAL FROM THE CITY ENGINEER PRIOR -3k POWER: = coTO CONSTRUCTION.ALL UTILITY CROSSINGS SHALL BE POTHOLED AS NECESSARY PRIOR TO EXCAVATING OR BORING TO y PORTLAND GENERAL ELECTRIC ALLOW THE CONTRACTOR TO PREVENT GRADE OR ALIGNMENT CONFLICTS.THE CITY WILL NOT PROVIDE POTHOLING. SW GARDEN PARK Pi 4245 KALE ST N.E. Q LLl 0 16. ALL EXISTING FACILITIES SHALL BE MAINTAINED IN-PLACE BY THE CONTRACTOR MISS OTHERWISE SHOWN OR DIRECTED. SALEM,.OREGON 97305, 0000 Q UT 503.7365950 cc CONTRACTOR SMALL TAKE ALL PiECAONS NECESSARY TO SUPPORT,MAINTAIN,00.OTHERWISE PROTECT EXISTING U..� L H.-4 UTBITiES AND OTHER FACILITIES AT ALL TIMES DURING CONSTRUCTION.CONTRACTOR TO LEAVE EXISTING FACILITIES IN AN SW GAAtDE ST SW MCDONAID'T PHONE: V)EQUAL TO OR BETTER-THAN-ORIGINAL CONDITION AND TO THE SATISFACTION OF THE CITY ENGINEER. 4IlP> 2IPLY FIBER, 0 J (n rQ�CTOT 17. SUBGRADE TO BE INSPECTED AND APPROVED BY THE ENGINEER PRIOR TO PACING BASE ROCK. TP RYAN WELLS (� C) UEli LK 4BEAVERTON,OREGON 97005 155 SW CEDAR HILLS BLVD U U 18. CRUSHED ION SHALL CONFORMTO THE R LOTBMEROC AND EACH USH ROFTHEOILL SHALL OE NOT TO SCALE 503.643.1001 U CONSTRUCTION SPECIFICATIONS,PER MSH BO/ASIMK ANO TRENCH CRUSHED ROCK BA004LL SHALL BE COMPACT TO ATTENTION:OREGON LAW REQUIRES YOU TO FOLLOW RULES ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. Q OF THE MAXIMUM DRY DENSITY AASHTO T-180/ASITI D-1557 TEST METHOD.THE CONTRACTOR IS REQUIRED TO PROVIDE THOSE RULES ARE SET FORTH IN OAR 952-001-0010 THROUGH OAR 952-001-0090.YOU MAY OBTAIN COPIES OF THE RULES BY TESTING RESULTS FROM A CERTIFIED LABORATORY.WRITTEN COMPACTION RESULTS MUST BE RECEIVED BY THE ENGINEER CABLE: CALLING THE[ENTER AT(503)232-1987. PURR TO PACING AC PAVEMENT. OPUS CRANFORD 19. AC PAVEMENT SHALL CONFORM TO THE REQUIREMENTS OF THE CURRENT OREGON STANDARD CONSTRUCTION 150 NW LEWISBURG AVENUE SPECIFICATIONS.AC PAVEMENT SHALL BE COMPACTED TO A MINIMUM OF 91%OF MAXIMUM DENSITY AS DETERMINED BY THE CORVALLIS,OREGON 97330 RICE STANDARD METHOD.THE CONTRACTOR IS REQUIRED TO PROVIDE TESTING RESULTS FROM A CERTIFIED LABORATORY. 503.476.2477 WRITTEN COMPACTION RESULTS MUST BE RECEIVED BY THE ENGINEER PROJECT LEGENDS GAS: 4I 20. UNLESS OTHERWISE SHOWN ON THE DRAWINGS,NO CUT OR FILL SLOPES SHALL BE CONSTRUCTED STEEPER THAN NANO FOR NORTHWEST NATURAL b S YARDS AND 441:IV FOR BANKS. DAVID BELLINGER 21. THE CONTRACTOR SHALL PROVIDE TEMPORARY SEEDING ON ALL EXPOSED SLOPES AND DISTURBED AREAS FOR EROSION EXISTING SYMBOL LEGEND ABBREVIATIONS LEGEND GRADING LEGEND 15ALBA5NNY OR°E1GGOPN 97321 0 PREVENTION. 0 -EXISTING CONTROL POINT SS -SANITARYSEWER 0.00%-SURFACE DRAIN DIRECTION 541.926.4253 g } 50 -STORM DRAIN O. A 3 s .. 22. THE CONTRACTOR SHALL COORDINATE AND PAY ALL COSTS ASSOCIATED WITH CONNECTING TO EXISTING UTILITY FACILITIES. 63 -EXISTING GAS VALVE MH -MANHOE (E)P 000.00 J-EXISTING TOP OF PAVEMENT ELEVATION m • CS -EXISTING WATER VALVE CB -CATCH BASINm G 1 R a 23. ALL MATERIALS AND WORKMANSHIP FOR PUBLIC WATER,SANITARY SEWER,AND STORM DRAIN SHALL CONFORM TO THE (E)TC 000.00�-EXISTING TOP OF CURB ELEVATION El -EXISTING WATER METER CO -CLEAN OUT (E)G 000.00]-EXISTING GROUND ELEVATION o GOVERNING AGENCY'S CURRENT STANDARD CONSTRUCTION SPECIFICATIONS,0N5.ALL CURRENT STATE AND WORKMANSHIP FORPLUMBING PP -UTILITY POE ` g a^i " ' '' PRIVATE WATER,SANITARY SEWER,AND STORM DRAIN SHALL CONFORM TO THE OF OREGON PLUMBING JJ�� -EXISTING FIRE HYDRANT IE -INVERT ELEVATION(FLOW LINE) P 000.00 -DESIGN TOP OF ASPHALT PAVEMENT ELEVATION SPECIALTY CODE FOR PRIVATE UTILITIES. RC> C 000.00 -DESIGN TOP OF CONCRETE PAVEMENT ELEVATION pOr `CD -EXISTING POWER POLE FF -FINISH FLOOR W 000.00 -DESIGN TOP OF SIDEWALK ELEVATION PERMIT NOTE At24. BEDDING AND BACKFILL ALL PIPES SHALL BE BEDDED WITH MINIMUM 6"OF 3/4"-0 CRUSHED ROCK BEDDING AND BACKFILLE) R.O.W. -RIGHT-OF-WAY TC W0.W •-DESIGN TOP(]F CURB ELEVATION IT IS THE RESPONSIBILITY OF THE LAND OWNER TO WITH COMPACTED 3/4•'-0 CRUSHED ROO/IN THE PIPE ZONE(CRUSHED ROCK SHALL EXTEND A MINIMUM OF 12"OVER THE TOP ' - -EXISTING 6'CYCLONE FENCE FD -FOUND CF THE PIPE IN ALL CASES).CRUSHED ROOK TRENCH BACKFILL SHALL BE USED UNDER ALL IMPROVED AREAS,INCLUDING CS -COUNTY SURVEY GR 000.00:-DESIGN TOP OF GRAVEL ELEVATION OBTAIN ALL NECESSARY CITY OF TIGARD,WASHINGTON SIDEWALKS,VEHICLE AR-FM WAYS,MID VEHICLE PARKING AREAS. -) ' -EXISTING 61 WOOD FENCE IR -IRON ROD GLAD 000.00'-DESIGN TOP OF GROUND ELEVATION COUNTY AND/OR STATE OF OREGON AND/OR FEDERAL R -RADIUS TW 000.00 I-DESIGN TOP OF WALL ELEVATION PERMITS PRIOR TO ANY CONSTRUCTION. 1�.,0 P IOF(U. 25. CONTRACTOR STALL PROVIDE ALL MATERIALS,EQUIPMENT,MANPOWER MO FACILITIES REQUIRED FOR TESTING TIL ALL UITY -EXISTING SD LINE LOCATE BO -BLOWOFF ,+4 A z N AA4.1'. PIPING IN ACCORDANCE WITH CITY STANDARDS AND/OR THE CURRENT STATE OF OREGON PLUMBING SPECIALTY CODE. S.L -STREET LIGHT PERMIT NOTE 112E i 510UPE -EXISIINGSSUNEL°CATS DESIGN SYMBOL LEGEND TC -TOPFACEOCURB IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO w:mn A++Am qNz zsavM•- 26. IN THE ABSENCE OF DIRECTION ON THE LANDSCAPE PLAN,ALL LANDSCAPE RANTER AREAS SHALL BE BAC FILLED TO MI Brian Van.etta P uzm ELEVATION FLUSH WITH THE TOP OF THE ADJACENT CURB.THE TOP 6"CF SOIL IN THE PLANTER AREAS SHALL BE CLEAN I' -EXISTING WATER LINE LOCATE BW -BACK OF WALK FOLLOW ALL CITY OF TIGARD,WASHINGTON COUNTY, TOPSOIL FREE OF ROCKS AND OTHER DEBRIS OVER 1/2"IN NOMINAL SIRE. CL -CENTERLINE M -DESIGN WATER METER STATE OF OREGON AND FEDERAL REGULATIONS, P OREGON a4.. -EXISTING PHONE LINE LOCATE FH -FIRE HYDRANT CODES,AND PERMITS DURING CONSTRUCTION. l� r 2 T V�4 27. SEE LANDSCAPE PLANS FOR TREE PRESERVATION NOTES AND DETAILS,CONTRACTOR RESPONSIBLE TO PROVIDE ALL CI -CURB INLET n -DESIGN CURB INLET A V A d0 MATERIALS NECESSARY TO MEET CITY REQUIREMENTS FOR TREE PRESERVATION/PROTECTION, _, -EXISTING UNDERGROUND POWER LOCATE T.O.P. -TOP OF PIPE FL -FLOW LINE PB -DESIGN CATCH BASIN RENEWAL TUNE 00,2022 28. THE AREAS DESIGNATED ON DIE PANS FOR SURFACE STORM DRAINAGE FEATURES INCLUDING MALES,AND BASINS SHALL BE i E c- -EXISTING OVERHEAD POWER PUE -PUBLIC UTILITY EASEMENT PROTECTED DURING CONSTRUCTION.HEAVY EQUIPMENT WILL BE PROHIBITED FROM TRAVELING IN SAID AREAS TO PREVENT EX OR(E) -EXISTING ?' -DESIGN DITCH INLET UNWANTED COMPACTION OF mi./SURFACE SOILS.THE CONTRACTOR SHALL USE"ORANGE CONSTRUCTION FENCING'TO MARK .-_ -EXISTING GAS LINE LOCATE (F) -PROPOSED �' OFF THESE AREAS PRIOR TO CONSTRUCTION. IF IT IS NECESSARY TO HAVE HEAVY EQUIPMENT IN THESE AREAS THE SURFACE PAN REVISIONS DATE SHALL BE PROTECTED WITH STEEL PLATES TO DISTRIBUTE THE VEHICLE WHEEL OR TRADE LOADS, -^' -EXISTING R COMMUNICATION LINE LOCATE PE - AIN END TH, -DESIGN 55 MANHOLE / i FLANGED _t: T -EXISTINGCONTOUR ELEVATION F�LGD OR FlG _MECHANICAL JOINT /1 ATM LOCATION_PER_OW ER,®BY 4-24-20L Cleer 1. 00 D.I. -DUCTILE IRON -DESIGN SD MANHOLE � W/L -WATERLINE 0 -DESIGN WATER VALVE TW -TOP OF WALL SDAD -STORM DRAIN AREA DRAIN 1, -DESIGN FIRE HYDRANT SCALE:SEE BARSGVE • (E) COLUMBIA BANK BUILDING O'C'- (E) —(E) (E) Q COLUMN COLUMN ENTRANCE DOOR Q�C (E) i a:xw59 (E)FFE=240b1' ^�C ENTWWCE DOOR o Z 2 UJ N m 0 6:]W.62 a:]g0.59 E:290 se EL290:59 Z N III — EL:290.581 ¢ yl Z to NCO' k O J - _. D L I H 0<Uwm D D D d d J Ou. o D d \\: D ° (E)CCNC'WALK 5.5'l D d - ELMO.% D C. d ° d ° p �D ECONC WALK 5\ D I:\ ¢:kW.96 D ^ E:]b.951 �_ LS B:N0.1] D A n d 16 1 aaaa.90 z � e.:z99.Lo n w Gam' ` a:xA.sl a'xA.91 fl:]39.98 \a:N0.02 Z L Z UQ.18 7;T. \eL:z9o.o1 (E)CONC WHEEL STOP (E)CONC WHEEL STOP I I 1 I z Q cc E Z�ve w 'o i e w 0 J • ✓eP yaa'D �;45 v"aty` Y .ti"O� 1 Di Z11 1? ] zit IdY m a LiJ (Y ' Z e OV z CO Z J c Q " oso N ,fi �q, ��,9, cn p C7 — U (E)SPOT ELEVATION LX Q (TYPICAL) 6 1cP F‘'ry z F tia emu` i5' �. 35 L 4 n gP 1. .y �� z�^' lam_ ag ggA� Ne I 1. t EXISTING CONDITIONS PLAN s tia 0 I am cu1•t, :N ` +A !oeFf fJlO a� 510911E 9 Z. Digitally ugiM q,-- Brian Vendetta v-_-- -A e q e' Y 11 1 F* V A N°t RENEWAL NNE 30,2022 ©' `` APIAN REVISIONS DATEGRADING /'�101 \\ BY / \ ATM LOCATIONE PER OW IONSNERCTA 4-24-2021 Wet 1. !-1 INCH—I 595959� . SCALE: ['SEE 9Ap4Ai E 0 s ..,r PAVING NOTES A/- OCONSTRUCT ASPHALT PAVING SECTION PER DETAIL I SHEET C60U. E] CONSTRUCT CONCRETE PAVING SECTION PER DETAIL 2 SHEET CSW. CONTRACTOR TO SAWCUT ASPHALT TO PRODUCE A 0 CLEAN VERTICAL EDGE FOR ASPHALT PAVING TO MATCH. JOINT SHALL BE SEALED WITH ASPHALT SEALANT AND MI SANDED AFTER PAVING. 't (E) COLUMBIA BANK BUILDING (E) POST MOUNTED (E) ® G z CONSTRUCT SHEET0HIC TNI(XENEO FocE SIDEWALK 9" COLUMN ACCESSIBLE PARKING SIGNS. COLUMN PER DETAIL B C®0. =p m SEE DETAIL 9/C600. CONSTRUCT ADA RAMP CONFORIA I 0 TO CURRENT IT Z (E) ACCE SIBLEPD ICC/Ansl All].I06 FOR sELTlanEE FARING Z Z W O e ENTRANCE DOOR E SILO SECTION 006 FOR CURS RAMPS.SEE GRADING O Z LD SEE DETAIL4/600. SIGNS. G SEE DETAIL 9/C600. ENTRANCE DOOR PLANS FOR ELEVATION DETAILS. �~ M^ a c © INSENECHAD ST CONCRETE CURB STOPS PER DETAIL ` Q a H OI SSIIEET CWO Iti Q f U W M J Fo LH-J2 p r p p STRIPING NOTES U u D 1 D —zss U D D L ° 1 APPLv a^wwrE PANTED PAVEMENT STRIPE TWO ° COATSTVPICK. 1).„) ° D INSTALL ADA PAVEMENT MARKINGS.STRIPING AMC D 5.0'CLEAR ° D 5.0'CLEAR O SIGNAGE PER DETAIL H SHEET C000. V (E)CONC-WALK a > a D ° 5.9' D (E)CONC WALK C7 J > a1-1 a aD DD Z J DD 42.75' - D Ln i rV n I I L DD D ❑ C D I ° D a 114 W Z � Ce IJ 2.50 D p 2.50 Z Q In °11111. 9-v r oeP11 W DTn i, ° ° (E)CONC WHEEL STOP J i El r-- — - — �r-�r-�r-��� —D A ...ALIGN STRI� _. I LLI ������� ° p WITH EAST I� Q Z C-----r-���� ������r..� �� FACE OF 6 JQ __-_-_-_-_-_-_- D COlA1MN. , G p DD ° Dd ——r— .- . I6.00- ° D A ___ NJUNTAIN 1-- 0 O O D © �(E)STRIPE � TYG. > TVA- TrP- A\O z z E 4/ EEEEEE 4 � '__ 2.00' cmc J CO d C` 9.00J 9.00J" V TD _ _ � �� _.E - - ? 9.1'4 -1 < J Q �e'e ` a a O W / U U H PPP�,,,����°� `�. -7.87' ���4 ElAy6A Q `01Q El `�, '/ �1Q 3� a 628 '♦.s✓1 CG1 C11 CC1 'C1 L1 CGl CG1 CCl Cr1 Cl1 CC1- !C11�3CL1 C1J li I 2 1i 26.0'S 16.0' El 4 I i g €R . 2 1 ACCESSIBLE PARKING PAVING DETAIL C102 S`EpEU PIOff,.. AlkIri YGI NPf IOW t �'51040E f -1.. A Brian Vandetta°�:,aaM."'""" m - O¢LN1""y c Aa! n ti , Y 2L S 1-1 INCH—I AN V A NQ� RENEWAL ME 30,2022 0 S' APLAN REVISIONS I DATE /'`i ^� ATM LOINCH ON PER OWSIBDI7NERBY 4242021 HAHN C 1 OL SCALE:SEE BARSCALE • c r 1 GRADING LEGEND ----- -EXISTING RUNOFF FLOW DIRECTION 0.06% -SURFACE DRAIN DIRECTION&%SLOPE • w I EG:000:00'T -EXISTING GROUND ELEVATIONce 00b o P:000.00'I -DESIGN TOP OF ASPHALT PAVEMENT ELEVATION „,ZO rn C:000.00'I -DESIGN TOP OF CONCRETE PAVEMENT ELEVATION MZuJZ U RU L z S I W:000110' -DESIGN TOP OF SIDEWALK ELEVATION H Q 0^ b z ,n��O0 [TC:000.0tl -DESIGN TOP OF CURB ELEVATION LU 0 a z -A IEI FFE 2Mnl' J �GJ�wm I V:000.00'I-DESIGN VALLEY GUTTER ELEVATION r U V N e2. o C. D / u / . 1 W 21U.19� %W 2N159' �W�i11.19'/ I W 0M.29' —'W'GI'9I I W'Af59f-' r_(lW-a IEI W-1115Y _ D C7 J ° D ° z J p fire• ° 6DY 600 ~ (E)CONC WALK .1I °N D ° D i RAMP LANDING D auP i� e (E)CONC WALK w U� s :Ali D ° - A D s.ow� 5.00% 4Dp W Z "A F.-8 z ° D D D '� �- V 1E1w24!as ~ x p N u ' (E)TC'_10.63' D f`OLL`V GNDOF Z Q w 1f1 IJlmi w pis Wx4*0l p ls,-)L .w Ci wzmsnH wNO2.0, R� - (� Z/ /✓ .F5xi0.xnl \ n cxa 20 \ ° _ Z Z > 0<v° Y N ,ni ::.. 3 n zpO.x% w, ° D 1.5016 wxw l\ IEI W_JIIdS' il w z(hit (EIP0*0.Ii' P x4. D p C'A411' \ 1 IE)P2J1102' J (nc za zrc A A ; IP)wzioaeJQ ���I �.lanLLIvzau0s � Z° ° (E)CONC WHEEL STOPD� D D Z Z ° Z Y O O QAr � ��� Z co: J O • ��\\ IE15i% _ 050% R50% J 0.67% p ` L9 O /in V I(MP ME"isj� \ P210A' // P2JQOtl_/ I P2H.%• P2i9.9tl J//J / y-{IEIP'_19.9_'I U U /U ~ \\ C2N1A1' _ t¢4 c210.0J.1 a,,' cz».9fi• Cxw.90. \J )E`O \\ 4U • �1 / Q \ 1 TAM / g N / \ ,. ='PIN V I P xJ9.na / \\ / s3 //f IE79.TM (F)2.P% 1E1P239W1 S I IEI PA b 1.02' I1N)P0.4 INGEZIli z'b' g r R g O e ACCESSIBLE PARKING GRADING DETAIL t�E9 PA0Fff ✓A „PPPfi © W `510411E ' Oi PRIVATE SITE GENERAL GRADING NOTES: �. �i waa� Brian Vendetta . P °.11 r 21 3' ANY AND ALL GRADING DONE ON THE SITE SHALL BE DONE IN A MANNER CONSISTENT WITH THE ELEVATIONS MD CONTOURS I—I INCH--IN V AO �I. ON THE GRADING RAN AND SHALL MAINTAIN THE EXISTING DRAINAGE PATTERNS OF ADJACENT PROPERTIES. RENEWAL JUNE 30,2022 2. THE INTENT OF THE GRADING PLAN IS THAT ALL DEVELOPED AREAS SHALL SLOPE TO A SURFACE DRAINAGE FEATURE THAT 0 5' INTRODUCES THE SURFACE WATER INTO THE UNDERGROUND STORM DRAINAGE SYSTEM. KEY POINT ELEVATIONS ARE LABELED ON THE GRADING PLAN AND THE CONTRACTOR SHALL ASSUME A STRAIGHT LINE GRADE BETWEEN LABELED ELEVATIONS. IN ` THE EVENT THAT THE ELEVATIONS DO NOT PRODUCE A SLOPE TO THE SURFACE DRAINAGE FEATURE THE CONTRACTOR SHALL RAN REVISIONS DATE CONSULT THE ENGINEER PRIOR TO CONTINUING WITH GRADING WORK IN THAT MBA, 2 LOCH ON IPER ODWNER�BY 4-24-2021 Sheet C I. 00 3. ALL GRADING WITHIN THE ACCESSIBLE PARKING SPACES AND ACCESSIBLE AISLE SHALL NOT EXCEED 2.0%IN ANY DIRECTION. - 4. ALL GRADING WITHIN THE ACCESSIBLE SIDEWALK ROUTE SHALL COMPLY WITH THE GRADING PLAN. NO CROSS SLOPE SHALL _ EXCEED 2.0%. THE RAMP SHALL NOT EXCEED 7,5%. THE LANDING SHALL NOT EXCEED 1.5%IN ANY DIRECTION. SCALE: SEE BARSCALE 3'OF ODOT LEVEL 2,1)2"DENSE GRADED ASPHALT COMPACTED TO 92%MAXIMUM DRY DENSITY PER ASTM D-2041 RICE GRAVITY METHOD OVER EXISTING BASE ROCK RE-GRADED AND = _ RE-COMPACTED. cum EXPOSURE VARIES man -' ]FRo ro 0.30 FT. ~' 'NOTE:SEE WET WEATHER CONSIDERATIONS IF CONSTRUCTION IS 9.OF 3,000 PSI CONCRETE t r NO 7. -- - tE. _ _ GOING TO COMMENCE DURING WET WEATHER. LEGEND 1.5%DESIGN z ].0%MAKIMUM dO,T w p ^ v m i ASPHALT PAVING SECTION n= C600 NS F yFeta X - :. z mki^po • ' YBA"EROLI(MIN. 1 .1 0 O^KJQ1 O U ✓IUNNv 6'OF CONCRETE OVER EXISTING 845E ROCK RE-GRADED AND , ' RE-COMPACTED. • - •e ° 'NOTE: SEE WET WEATHER CONSIDERATIONS IF NOTES: 8 ..° CONSTRUCTION IS GOING TO COMMENCE DURING WET WEATHER. ICI U LEGEND 1. SIDEWALK MAXIMUM CROSS SLOPE SMALL NOT EXCEED 2.0%. ID _..1 z 1 2. SIDEWALK NOMINAL DEPTH IS 4.0";P.CC.SHALL HAVE A 28 DAY COMPRESSIVE STRENGTH OF I--I In 3,000 P.S.I. 'D LLI • 2 CONCRETE PAVING SECTION 3. MONOLITHIC CURB AND SIDEWALK SHALL HAVE A WIDTH AS SPECIFIED ON THE APPROVED LLJ I-I VI z VI 6';y • C600 NTS CONSTRUCTION DRAWINGS. Z )- =ZO n 2 I--- 4. EXPANSION JOINTS(FULL DEPTH)WITH PRE-MOLDED FILLER SHALL BE INSTALLED BETWEEN CD > .H SIDEWALK AND FIXED STRUCTURES SUCH AS COLUMNS AND FOUNDATIONS. Z Q Ce LLJ z a v PAVING SECTION NOTES: 5. CONTRACTION JOINTS(2'DEPTH)SHALL BE INSTALLED AT APPROX.15'INTERVALS. _I = o 1. THE EXISTING BASE ROCK SHALL BE COMPACTED AND ROLLED SMOOTH PRIOR TO PAVING. 6. TOOLED JOINTS(Y9'DEPTH SMALL BE INSTALLED AT APX.5'INTERVALS IN WET CONCRETE J a J WITH A JOINTER TOOL TOOLED JOINTS SHALL MATCH CURB CONTRACTION JOINTS WHERE LJJ 2. AFTER ROILING SMOOTH THE EXISTING BASE ROCK SHALL BE PROOF ROLLED WITH A FULLY LOADED APPLICABLE- z 10-YARD DUMP TRUCK. ANY AREAS WHICH EXHIBIT"PUMPING"WHILE BEING PROOF ROLLED SHALL BE 7. DAMAGED MONOLITHIC CURB AND SIDEWALK SECTIONS MUST BE REPLACED AS FULL PANELS. = • OVER ELCAVATED AND REPLACED WITH 12"OF 3"-0"BASE ROCK AND CAPPED WITH 6'OF 1"-0'BASE PARTIAL REMOVAL OF PANELS IS PROHIBITED. ROCK PRIOR TO PAVING. • • e, MONOLITHIC CURB AND SIDEWALK LD NTS Z Z Z O m a Ct 1--1 Q �GOR]� L1J O W m 0 --. MAX SLOPE 2%ANY DIRECTION J Q Noun. TO NOTE: rES dwliw SIGN R]-N SIGNS TO BE BEHIND SIDEWALK IN ,, U I-I-I a,,, THICKENED CURB ADJACENT TO THE II VAN SIGN R]-& BUILDING VANAC�SIB� NHGIVRIENFATI FOR Q A¢ u WMH3N OR ONLY l (2)#4 REBPX FULL LENGTH 0.58 SIGN OUd. SIGN RE-IN D W. 1••10'MIN..-I 5 a NH SIGN SIGN "i LOCATION 1 r LOCATION SIGN°"4 SECTION VIEW (2)PINNING HOLE W/(2)1R•X a a' g s 12"LONG REBAR ATTACH TO a fE c "� i5 �' • CONCRETE CURB SCUPPER FOR DRAINAGE J 2 METE PRATED STRIPES 9)Cm (2)CARTS w 2.0'TYP.i 6,00' n F �WNRE V'PAINTED 5 STRIPES(0)COATS . c • - • ,5 „,,. f.J�Q I 6. 41" �• k� 4 5109111E 4 dgn,y�Hmey 011)e. Brian Vandetta v-,.n 12,..., 0 NOTES: e,9N 2 R D.:1 QP STROKE WIDTH 3• 1. WHEEL STOPS TO BE CENTERED IN PARKING STALLS. A N • Rm1EW01 TUNE 30.302E WHITE ORs • 2. VEHICULAR EDGE OF WINGS.STOP TO BE LOCATED AS DIMENSIONED ON APPROVED YELLOW WIDT CONSTRUCTION DRAWINGS. STK10=wIDT13• 9.0'MIN. - 8.0' - 9.0'MIN. i PLAN REVISIONS DATE ACTcc AISLE A GRADING REVISIONS DICTATED BY C600 ACCESSIBLE PARKING STALL W/SIGNAGE ( PRE-CAST CONCRETE CURB(WHEELSTOP) A M LOCATION PER OWNER 4 24 2021 �rll C600 NTS C600' NTS Case #: City of Tigard pad/6 p• COMMUNITY DEVELOPMENT DEPARTMENT TIGARD Master Land Use Application LAND USE APPLICATION TYPE ❑ Accessory Dwelling Unit(ADU) 0 Modification: 0 Type I RECEIVED o Adjustment 0 Planned Development. o Annexation 0 Consolidated Plan MAY 0 6 2021 ❑ Comprehensive Plan Map Amendment 0 Concept Plan CITY OF TiGARD ❑ Conditional Use Li Detailed Plan PLANNING/ENGINEERING ❑ Downtown Development Review: 0 Sensitive Lands Review: 0 Type I 0 Type II 0 Type I 0 Type II 0 Type III f-1 Adjustment le Site Development Review: ■ Type I 0 Type II 0 Home Occupation—Type II 0 Subdivision 0 Land Partition 0 Temporary Use Permit ❑ Lot Line Adjustment/Lot Consolidation 0 Urban Forestry Plan: 0 Marijuana Facility Permit U Modification 1-1 Discretionary Review o Miscellaneous: 0 Zoning Map Amendment rl Type II ( I Type III PROJECT INFORMATION Project name: Columbia Bank Brief description of project: Reseal/restripe existing parking lot. Add accessible stalls and curb ramp. SITE INFORMATION Location (address if available): 13500 SW Pacific Hwy Suite 86 Tax map and tax lot number(s): 2S102CC00500 Site size: Zone: C-G APPLICANT INFORMATION Name: Columbia Bank do Sean Lewis Mailing address: 5210 74th St West City/State: Lakewood, WA Zip: 98499 Phone: (253) 471-5000 Email: slewis@columbiabank.com Applicant's representative: Matt Johnson Phone: (503) 390-6500 Email: matt@studio3architecture.com City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER INFORMATION ❑ Same as applicant (Attach list ((for additional owners) Name: v 12,64 / ,, "�t t�t3��� �] Mailing address: 1\�n CP1 r L-KI D l[e0114 City/State:S.l. 1)7,L� Zip: —( 243 u Phone: D • 7�_ '� '4i l-7 Email: i� �1dZ ! �f l�iJfP SUBMITTAL REQUIREMENTS In addition to this application form,you must submit all required items listed in 5.ubscctioi 18.710.030.0 of Tigard's Community Development Code. If you are unsure what is required with your application,please contact the planner on duty at 503-718-2421 or tipardplanneronduty@tigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application,as provided in the Tigard Community Development Code. To the best of my knowledge,all the information provided within this application package if mplete and accurate. Wm cc s 5 l 20 2) Ap. ature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. Case No.:A 1Ak0-19.2./— Application fee: Received by: Date: 1/ Related Case(s): OIk0I Determined complete by: Date: City of Tigard • 13125 SW 1-fall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 Washington County,Oregon 2014-009397 D-DW Stn=1 C WHITE 02/18/2014 02:07:18 PM $45.00$11.00$5.00$20.00$25,125.00 $25,206.00 I,Richard Hobernichl,Director of Assessment and Taxation and Ex. Of iicio County Clerk for Washington County,Oregon,do hereby A at lip I_ THIS SPACE RESE certify that the within Instrument orwriting Was received and recorded In the book of records of said county. ° rn Richard Hobernicht,Director of Assessment and Taxation, Ex-Otficio ! g After recording return to: ROIC Oregon, LLC 8905 Towne Centre Drive Suite 108 San Diego, CA 92122 Until a change is requested all tax statements shall be sent to the following address: ROIC Oregon, LLC 8905 Towne Centre Drive Suite 108 Co San Diego, CA 92122 File No,: NCS-644608-OR1 (RR) Date: February 06, 2014 6 STATUTORY SPECIAL WARRANTY DEED 146 MK EP Tigard LLC,a Delaware limited liability company, Grantor, conveys and specially warrants to ROIC Oregon, LLC,a Delaware limited liability company, Grantee,the following described real property free of liens and encumbrances created or suffered by the Grantor, except as specifically set forth herein: Subject to those items set forth on Exhibit"B"attached hereto and made a part hereof. See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. • The true consideration for this conveyance is$25,125,000.00. (Here comply with requirements of ORS 93.030) Page 1 of I RECORDED FAtLr Due2-I�b-I Tim. 2 0�1 siX;Plifik wwouirnpMe.corn e00.460S657 ""''i°1 t, THIS SPACE RESERVED FOR RECORDER'S USE i I. After recording return to: ROIC Oregon, LLC 8905 Towne Centre Drive Suite 108 San Diego, CA 92122 Until a change is requested all tax statements shall be sent to the following address: ROIC Oregon, LLC 8905 Towne Centre Drive Suite 108 :O San Diego, CA 92122 0 9 File No.: NCS-644608-0R1 (RR) IDate: February 06, 2014 z STATUTORY SPECIAL WARRANTY DEED MK EP Tigard LLC, a Delaware limited liability company, Grantor, conveys and specially warrants to ROIC Oregon, LLC, a Delaware limited liability company, Grantee, the following described real property free of Hens and encumbrances created or suffered by the Grantor, except as specifically set forth herein: Subject to those items set forth on Exhibit"B"attached hereto and made a part hereof. See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. The true consideration for this conveyance is $25,125,000.00. (Here comply with requirements of ORS 93.030) Page I.of W APN:R466533 Statutory Special Warranty Deed File No.:NCS-644608-OR1(RR) -continued Date:02/06/2014 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010, THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. Dated this . day of February, 2014. MK EP Tigard LLC, a Delaware limited liability company fLe./1-46% By: 171 owl ff S (A�nJ• J STATE OF ile1.0 County of N O e aC )ss. W Y This instrument was acknowledged before me on this / 3 day of r i 4i-7 , 20 r`{ by PI AS73/04-3> wtAi as f?v7+to 'SrfiNNlaC, of MK EP Tigard LLC, on behalf of the limited liability company. VOLODYMYRA B. HANKEWYCZ ,fy&jiut„r,,, ���, � • Notary Public, State of New York No. OtHA6222568 Notary Public for Qualified in Queens CountyMy commission expires: I act aoa Commission Expires May 24, Page 2 of APN:R466533 Statutory Special Warranty Deed File No.NCS-644608-0R1(RR) -continued Date: 02/06/2014 EXHIBIT A LEGAL DESCRIPTION: Real property in the County of Washington, State of Oregon, described as follows: PARCEL I: A tract of land being a portion of the George Richardson Donation Land Claim No. 38, situated in the Southwest one-quarter, Section 2, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, being more particularly described as follows: Beginning at the Southeasterly corner of that tract of land as conveyed to Heinz Sauerberry recorded in Book 1200, Page 556, Washington County Deed Records, said point also being the Southwest corner of Lot 8, BEREA, a plat of record; thence along the West line of said BEREA plat North 0°43'30" East 240.79 feet; thence along the Westerly adjusted property lines of lots in the plats of BEREA and CRESMER HILLS, as described in Recorder's Fee Nos. 90-55344, 90-55343, 90-67243, 90-55342, 90-55341, 90- 55340 and 90-55339 the following courses: North 0°32'37" West 68.77 feet; North 14°59'28" West, 8.38 feet; North 6°57'30" West, 8.19 feet; North 2°30'50" East, 17.60 feet; thence North 6°40'39" East, 8.91 feet; North 11°16'32" East, 8.42 feet; North 0°02'44" East 42.73 feet; North 8°44'37" West 16.48 feet; North 15°09'40" East, 9.39 feet; North 0°30'37" East, 76.40 feet; North 6°14'45" West, 9.93 feet; North 9°58'26" East, 7.16 feet; North 0°43'29" East 34.11 feet; North 88°23'20" West, 8.01 feet; North 0°53'25" East, 49.60 feet; North 89°52'03" East, 7.41 feet; North 0°25'25" West, 35.41 feet; North 89°13'30" West, 6.76 feet; North 0°39'56" East 236.03 feet; North 89°41'49" East, 7.00 feet; North 0°28'30" West 19.08 feet to a point on the Southwesterly line of that tract of land conveyed to Roland and Mary Ingalls, recorded in Book 270, Page 455, Washington County Deed Records, said point bears North 50°28'48" West, a distance of 5.98 feet from the Southeast corner of said Ingalls tract; thence along the Southwesterly line of said Ingalls tract and a Westerly projection thereof, North 50°28'48" West 322.17 feet to the most Northerly corner of that tract of land conveyed to Tigard East Associates, recorded in Fee No. 87 31809, Washington County Deed Records, said point being 48.0 feet, when measured at right angles, from the center line of Highway 99W; thence along the Northwesterly line of said Tigard East Associates parcel and parallel with the center line of said Highway 99W, South 34°23'38" West 391.12 feet to a point opposite Engineer's Station 128+30 of said Highway 99W; thence continuing along said Northwesterly line, South 7°49'44" West 29.07 feet to a point that is 61 feet opposite Engineer's Station 128+56; thence South 27°26'27" West 82.61 feet to a point that is 71.0 feet opposite Engineer's Station 129+38; thence South 59°57'14" West, 25.50 feet to a point that is 60.0 feet opposite Engineer's Station 129+61; thence South 34°23'38" West, 91.00 feet to a point that is 60.0 feet opposite Engineer's Station 130+52; thence South 39°15'02" West, 153.55 feet to a point that is 47.0 feet opposite Engineer's Station 132+05; thence South 18°41'07" West 33.24 feet to a point that is 56.0 feet opposite Engineer's Station 132+37; thence South 30°28'32" West, 73.17 feet to a point that is 61.0 feet opposite Engineer's Station 133+10; thence South 83°32'03" West, 15.61 feet to a point of intersection with the Northwesterly projection of the Southwesterly line of that tract of land as conveyed to Sherman E. Lee recorded in Fee No. 80 23996, Washington County Deed °age 3 of (j APN:R466533 Statutory Special Warranty Deed File No.: NCS-644608-0R1(RR) -continued Date:02/06/2014 Records; thence along the Southwesterly line of said Lee tract and its Northwesterly projection and also the Southwesterly line of above stated Sauerberry tract South 53°38'52" East 633.24 feet to a point on the North line of FRELEON HEIGHTS NO. 2 a plat of record; thence along the Southerly line of said Sauerberry tract and the North line of said FRELEON plat, North 89°32'42" East 13.41 feet to the Northwest corner of Lot 22, FRELEON HEIGHTS NO. 2; thence along the Northerly line of Fee No. 90-55345 the following courses: North 0°27'18" West 1.15 feet; North 84°39'30" East 11.33 feet; North 89°32'32" East, 74.62 feet; South 85°05'03" East 14.15 feet; South 0°27'18" East 0.79 feet to a point on the Northerly line of said FRELEON PLAT; thence North 89°32'42" East 115.30 feet to the point of beginning. EXCEPTING THEREFROM all building and improvements situated on the following described parcel, as conveyed by instrument recorded May 22, 2008 as Recording No. 2008-046669, which buildings and improvements are and shall remain real property: Commencing at the Southwest corner of Section 2,Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence, along the Westerly tine of the Southwest one-quarter of said Section 2, North 00°40'43" East a distance of 830.41 feet to Engineer's Station 135+36.67 on the centerline of Highway 99W; thence, along said centerline, North 33°57'00" East a distance of 1097.79 feet to Engineer's Station 124+38.88; thence South 56°03'00" East a distance of 48.00 feet to a point on the Southeasterly right of way line of Highway 99W, said point being also the most Northerly corner of that property conveyed to 13500 Pacific Corporation by Warranty Deed recorded January 8, 1991 as Recording No. 91001296, Deed Records of Washington County, Oregon; thence, along the Northeasterly line of said 13500 Pacific Corporation property, South 50°47'20" East a distance of 108.65 feet to a departing point; thence, de artin said P r Southwesterly line, South 39°12'40" West a distance of 46.29 feet to the point of beginning; thence South 33°56'03" West a distance of 173.29 feet to a point; thence South 56°10'43" East a distance of 79.89 feet to a point; thence North 33°54'21" East a distance of 166.31 feet to a point; thence North 51°11'03" West a distance of 80.10 feet to the point of beginning. PARCEL II: All building and improvements situated on the following described parcel, as conveyed by instrument recorded May 22, 2008 as Recording No. 2008-046669, which buildings and improvements are and shall remain real property: Page 4 of Al APN:R466533 Statutory Special Warranty Deed File No.: NCS-644608-OR1(RR) -continued Date:02/06/2014 Commencing at the Southwest corner of Section 2, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence, along the Westerly line of the Southwest one-quarter of said Section 2, North 00°40'43" East a distance of 830.41 feet to Engineer's Station 135+36.67 on the centerline of Highway 99W; thence, along said centerline, North 33°57'00" East a distance of 1097.79 feet to Engineer's Station 124+38.88; thence South 56°03'00" East a distance of 48.00 feet to a point on the Southeasterly right of way line of Highway 99W, said point being also the most Northerly corner of that property conveyed to 13500 Pacific Corporation by Warranty Deed recorded January 8, 1991 as Recording No. 91001296, Deed Records of Washington County, Oregon; thence, along the Northeasterly line of said 13500 Pacific Corporation property, South 50°47'20" East a distance of 108.65 feet to a point; thence, departing said Southwesterly line, South 39°12'40" West a distance of 46.29 feet to the point of beginning; thence South 33°56'03" West a distance of 173.29 feet to a point; thence South 56°10'43" East a distance of 79.89 feet to a point; thence North 33°54'21" East a distance of 166.31 feet to a point; thence North 51°11'03" West a distance of 80.10 feet to the point of beginning. PARCEL III; A parcel of land lying in the George Richardson Donation Land Claim No. 38 in Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, and being a portion of Pacific Highway West lying Southeasterly of a line 48 feet Southeasterly and parallel from the following described center line of the relocated Pacific Highway West: Beginning at Engineer's center line Station 116+98.50, said station being North 00°13'41" West 2,340.83 feet and North 89°46'19" East 1,055.97 feet from the Southwest corner of Section 2, Township 2 South, Range 1 West of the Willamette Meridian; thence 251.30 feet along the arc of a 2,865 foot radius curve to the left through a central angle of 5°01'32" (the long chord bears South 38°22'35" West 251.22 feet) to a point of compound curvature at Engineer's Station 119+49.8; thence 206.40 feet along the arc of a 5,521.80 foot radius curve to the left through a central angle of 2°08'30" (the long chord bears South 34°47'34" West 206.39 feet) to a point of tangency at Engineer's Station 121+56.20; thence South 33°43'19" West 1,243.80 feet to Engineer's Station 134+00. The herein described parcels point of beginning is 48 feet Southeasterly and opposite center line Station 121+56.20 P.T.; thence South 33°43'19" West, parallel to said center line, 202,79 feet to the most Northerly corner of that tract of land conveyed to Tigard East Associates, recorded in Fee No. 87-31809, Washington County Deed Records; thence South 51°02'00" East, along the Northeasterly line of said Tigard East Associates tract 19.91 feet to a point on the Northwesterly right-of-way line of Taylor's Bridge Road (County Road No. 477); thence North 39°04'00" East, along said right-of-way line 101.61 feet; thence North 21°30'51" East 132.41 feet to a point of cusp; thence 1.43 feet along the arc of a 24.20 foot radius curve to the left through a central angle of 3°23'37" (the long chord bears North 86°44'38" West 1.43 feet) to a point that measures 48.00 feet radially from the center line of said relocated Pacific Highway West; thence 25.24 feet along the arc of a 5,473.80 foot radius curve to the right through a central angle of 0°15'51" (the long chord bears South 33°51'15" West 25.24 feet) to the point of beginning. Page 5 0` j APN:R466533 Statutory Special Warranty Deed File No.: NCS-644608-OR1(RR) -continued Date:02/06/2014 PARCEL IV: A parcel of land lying in the George Richardson Donation Land Claim No. 38 in Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, and being a portion of Pacific Highway West lying Southeasterly of a line 48 feet Southeasterly and parallel from the following described center line of the relocated Pacific Highway West: Beginning at Engineer's center line Station 116+98.50, said station being North 00°13'41" West 2,340.83 feet and North 89°46'19" East 1,055.97 feet from the Southwest corner of Section 2, Township 2 South, Range 1 West of the Willamette Meridian; thence 251.30 feet along the arc of a 2,865 foot radius curve to the left through a central angle of 5°01'32" (the long chord bears South 38°22'35" West 251.22 feet) to a point of compound curvature at Engineer's Station 119+49.8; thence 206.40 feet along the arc of a 5,521.80 foot radius curve to the left through a central angle of 2°08'30" (the long chord bears South 34°47'34" West 206.39 feet) to a point of tangency at Engineer's Station 121+56.20; thence South 33°43'19" West 1,243.80 feet to Engineer's Station 134+00. The herein described parcels point of beginning is 48 feet Southeasterly and opposite center line Station 121+56.20 P.T.; thence South 33°43'19" West, parallel to said center line, 202.79 feet to the most Northerly corner of that tract of land conveyed to Tigard East Associates, recorded in Fee No. 87-31809, Washington County Deed Records; thence South 51°02'00" East,along the Northeasterly line of said Tigard East Associates tract 19.91 feet to a point on the Northwesterly right-of-way line of Taylor's Bridge Road (County Road No. 477) and the true point of beginning; thence, along said right-of-way line, North 39°04'00" East 1001.61 feet; thence North 21°30'51" East 132.41 feet to a point of cusp; thence 52.44 feet along the arc of a 24.20 foot radius curve to the right through a central angle of 124°08'28" (the long chord bears South 22°58'36" East 42.77 feet); thence South 33°25'28" West 202.22 feet to a point of curvature; thence 8.11 feet along the arc of a 14.02 foot radius curve to the right through a central angle of 33°08'03" (the long chord bears South 45 52'52 West 8.00 feet); thence North 51°02 00 West 16.64 feet to the point of beginning. PARCEL V: Those specific access points set forth in Deed to the State of Oregon by and through its State Highway Commission recorded April 5, 1988 as Fee No. 88013942 and modified by instrument recorded October 15, 2001 as Fee No. 2001-104806. Page 6 of q APN: R466533 Statutory Special Warranty Deed File No.: NCS-644608-OR1(RR) -continued Date:02/06/2014 EXHIBIT "B" These premises are within the boundaries of the Clean Water Services District and are subject to the levies and assessments thereof. An easement for electrical lines, telephone lines, and other facilities and the right to maintain the same and incidental purposes, recorded October 3, 1956 in Book 386 of Deeds, Page 619. In Favor of: Portland General Electric Company, a Corporation of Oregon Affects: A 10 foot strip An easement for sewer and incidental purposes, recorded October 7, 1966 in Book 617 of Deeds, Page 593. In Favor of: The City of Tigard Affects: A 10 foot strip in the Northerly portion Document(s) declaring modifications thereof recorded January 8, 1991 as Fee No. 91001295 of Official Records. An easement for sewer and incidental purposes, recorded October 7, 1966 in Book 617 of Deeds, Page 600. In Favor of: City of Tigard Affects: A 10 foot strip in the Southerly portion Abutter's rights of ingress and egress to or from Pacific Highway have been relinquished in the document recorded June 22, 1987 as Fee No. 87031809 of Official Records. Covenants, conditions, restrictions and easements in the document recorded June 22, 1987 as Fee No. 87031809 of Official Records. An easement for permanent storm drainage and incidental purposes, recorded November 2, 1987 as Fee No. 87055037 of Official Records. In Favor of: The City of Tigard Affects: A 20 foot wide strip A portion of said easement was released by virtue of instrument recorded August 19, 2003 as Fee No. 2003-138358 of Official Records. An easement for permanent sanitary sewer and incidental purposes, recorded November 2, 1987 as Fee No. 87055038 of Official Records. In Favor of: The City of Tigard Affects: A 15 foot wide strip Page 7 of 9 APN:R466533 Statutory Special Warranty Deed File No.: NCS-644608-OR1(RR) -continued Date:02/06/2014 A portion of said easement was released by virtue of instrument recorded August 19, 2003 as Fee No. 2003-138359 of Official Records. Limited access provisions contained in Deed to the State of Oregon, by and through its State Highway Commission recorded April 5, 1988 as Fee No. 88013942 Deed Records, which provides that no right of easement or right of access to, from or across the State Highway other than expressly therein provided for shall attach to the abutting property. Document(s) declaring modifications thereof recorded October 15, 2001 as Fee No. 2001-104806 of Official Records. An easement for traffic control facility and appurtenances and incidental purposes, recorded April 5, 1988 as Fee No. 88013942 of Official Records. In Favor of: State of Oregon, by and through its Department of Transportation, Highway Division Affects: The Westerly portion An easement for underground storm drainage line and appurtenances and incidental purposes, recorded November 14, 1988 as Fee No. 88050770 of Official Records. In Favor of: City of Tigard Affects: A 15 foot strip in the Southerly portion Terms and provisions of an unrecorded lease dated April 1, 1988, by and between Portland Fixture Limited Partnership, an Oregon limited partnership as lessor and Firestone Tire & Rubber Company, an Ohio corporation as lessee, as disclosed by a Memorandum recorded July 18, 1989 as Fee No. 89032366 of Official Records. Abutter's rights of ingress and egress to or from SW Pacific Highway have been relinquished in the document recorded August 4, 1998 as Fee No. 98085233 of Official Records. (Affects Parcel No. III) Covenants, conditions and restrictions contained in a deed recorded August 4, 1998 as Fee No. 98085233. (Affects Parcel No. III) An easement for sidewalk, slope and utility and incidental purposes, recorded August 4, 1998 as Fee No. 98085233 of Official Records. In Favor of: The City of Tigard Affects: The West 10 feet of Parcel III adjacent to SW Pacific Highway Page B of 9 APN: R466533 Statutory Special Warranty Deed File No.: NCS-644608-OR1(RR) -continued Date:02/06/2014 Reservation of utilities in vacated street area and the right to maintain the same as set forth in Ordinance No. 97-09 a copy of which was recorded March 12, 1999 as Fee No. 99030484 (Affects Parcel No. IV) An easement for permanent sanitary sewer and incidental purposes, recorded September 18, 2003 as September 18, 2003 of Official Records. In Favor of: Fee No. 2003-158756 Affects: A 15 foot strip in the Southerly portion An easement for permanent storm sewer and incidental purposes, recorded September 18, 2003 as September 18, 2003 of Official Records. In Favor of: Fee No. 2003-158757 Affects: A 20 foot strip in the Southerly portion Terms and provisions of an unrecorded lease dated March 10, 2004, by and between 13500 LLC, an Oregon limited liability company as lessor and The Sherwin-Williams Company, an Ohio corporation as lessee, as disclosed by a Notice of Lease recorded May 14, 2004 as Fee No. 2004- 053709 of Official Records. The lessor's interest under the lease has been assigned to Mercer Investments, L.L.C., an Oregon limited liability company by assignment recorded May 22, 2008 as Recording No. 2008-046670 of Official Records. The following matters disclosed by an ALTA/ACSM survey made by Terramark on August 2, 2012 and last revised August 21, 2012, designated Job No. 20121796: Building encroachment onto the storm easement recorded September 18, 2003 as Fee No. 2003- 158757 Terms and provisions of an unrecorded lease dated February 6, 2004, by and between 13500 Pacific Corp., a Michigan corporation as lessor and 13500 LLC, an Oregon limited liability company as lessee, as disclosed by a Memorandum of Lease recorded August 31, 2005 as Recording No. 2005-106607 of Official Records. The lessee's interest under the lease has been assigned to Mercer Investments, L.L.C., an Oregon limited liability company by assignment recorded May 22, 2008 as Recording No. 2008- 046670 of Official Records. The effect of the Statutory Warranty Deed for Improvements not Including Land recorded May 22, 2008 as Recording No. 2008-046669. Grantor: 13500 LLC, an Oregon limited liability company Grantee: Mercer Investments, L.L.C., an Oregon limited liability company Page 9 of 9 Site Development Review—Type I O Columbia Bank `� 13500 SW Pacific Hwy Suite 86ti Tigard,OR 97223 FAQ OF�\GNE��`NG Q�'NNNG Project Summary: The scope of work is limited to the sidewalk and parking area in front of 13500 SW Pacific Hwy Suite 86. The existing parking stalls are not ADA-compliant.They are installed on a considerable slope and lack the proper access aisle.The proposed work upgrades the parking stalls and concrete sidewalk in front of the building to comply with ANSI 117.1-2009 and ORS 447.A portion of the parking lot will be resealed and restriped,with no modification to the existing layout beyond the accessible stalls. The applicant response to each development standard can be found in italic red below: 18.320.040 Development Standards A. Base zone development standards are provided in Table 18.320.1. B. Landscaping and screening. All required landscaping, including landscaping used to meet screening or tree canopy standards, is subject to the general provisions of Chapter 18.420, Landscaping and Screening. The existing landscaping is proposed to remain unchanged. The modifications are limited to improving the accessibility of the site. 1. The minimum landscape area standard is provided in Table 18.320.1. Landscaping standards are provided in Section 18.420.040. Any landscape area that meets the L-2 standard may count toward meeting the minimum area standard. 2. Screening standards are provided in Section 18.420.050. Screening is required as follows: a. Service areas and wall-and roof-mounted utilities must be screened to the S-I standard. Service areas and utilities are also subject to the standards in Subsection 18.320.040.D. b. Nonresidential development that abuts a residential zone must be screened to the S-3 standard along all property lines, except street property lines. c. Surface vehicle parking areas, loading areas,drive aisles,and stacking lanes for drive-through services within 20 feet of a street property line must be screened to the S-4 standard. Screening must be provided directly adjacent to the street property line,except where access is taken. 3. The minimum tree canopy standards for the site and any off-street vehicle parking areas are provided in Section 18.420.060. C. Pedestrian access. 1. Paths must provide safe and convenient pedestrian access from public sidewalks abutting the site to all required building entrances on the site.A minimum of 1 path is required for every 200 linear feet of street frontage. Existing path to SW Pacific Hwy to remain. 2. Paths must provide safe and convenient pedestrian access within the site between all buildings, uses,and areas designed for use by pedestrians. Paths within parking areas or along drive aisles are subject to additional standards in Subsection 18.410.040.B. Existing paths to remain. Scope of work is limited to sidewalk/parking in front of applicable suite. 3. Paths must extend to the perimeter property line to provide access to existing or planned pedestrian facilities on adjacent properties, such as trails or public access easements,where practicable. Existing path extends to perimeter property line along SW Pacific Hwy. 4. Paths must be constructed with a hard surface material and have a minimum unobstructed width of 5 feet. Existing and modified portion of path is 5'-0"wide. D. Utilities and service areas. 1. Private utility facilities, such as transformers or control valves,that serve a single development must be located below ground unless the functional properties of the facility require above-ground placement. If located above ground,all facilities 1 cubic foot or greater in volume or with any one dimension greater than 2 feet must meet the following standards where not wall-or roof-mounted or located inside a building: a. The facility may not be located within 20 feet of any street property line; and b. The facility must be dark in color and painted or wrapped with a non-reflective material. 2. Service areas, such as waste and recycling containers, outdoor storage,and mechanical equipment, may not be located within 20 feet of any street property line,except where located inside a building. Existing trash enclosure to remain. E. Lighting. 1. Minimum illumination levels are measured horizontally at ground level. Existing building mounted and pole mounted light fixtures to remain. a. The minimum average illumination is 1.5 footcandles for paths,except those within parking areas, which are subject to the lighting standards in Subsection 18.410.040.I.All points of measurement must be a minimum of 0.5 footcandles. b. The minimum average illumination is 3.5 footcandles for required building entrances and 2.0 footcandles for any non-required building entrances. All points of measurement must be a minimum of 1.0 footcandle. 2. Maximum illumination levels are measured vertically at the property line. The maximum illumination is 0.5 footcandles at side and rear property lines, except that the maximum illumination may be increased to 1.0 footcandle where the development abuts a commercial or industrial zone. 3. Lighting must be shielded, angled, or located such that it does not shine upwards or directly onto adjacent properties or sensitive lands. F. Nonresidential development is subject to all other applicable requirements of this title including but not limited to standards related to parking and loading, streets and utilities, sensitive lands, and signs. (Ord. 18-28 §I) 18.320.050 Design Standards Existing building to remain. No modifications to building footprint or orientation. A. Entrances. 1. A minimum of one entrance per building, or tenant space within a building without internal building access, must be visible and accessible from a public street. Additional entrances may face drive aisles, parking areas, or service areas. 2. A required building entrance must be at an angle that is no more than 45 degrees from the street that it faces. 3. A required building entrance must be covered,recessed, or treated with a permanent architectural feature that provides weather protection for pedestrians. The required weather protection must be at least as wide as the entrance, a maximum of 6 feet above the top of the entrance, and a minimum of 3 feet in depth.The required weather protection may project into the minimum front setback. B. Windows. Buildings or tenant spaces designed for first-story use by Eating and Drinking Establishments, Sales-Oriented Retail, Repair-Oriented Retail,Personal Services,and Office uses must include a minimum of 50 percent window area on all first-story street-facing facades.(Ord.20- 01 §1; Ord. 18-28 §1) 18.320.060 Additional Standards for C-N, C-C,and C-G Zones A. C-N and C-C zones. The following standards apply to development in the C-C and C-N zones in addition to all other applicable standards of this title. 1. Pedestrian access. a. Paths that provide access from public sidewalks to required building entrances must have a minimum unobstructed width of 8 feet. b. Path surfaces must be visually distinguished from drive aisle surfaces where paths cross drive aisles through the use of durable and low-maintenance materials such as pavers,bricks,or scored concrete. 2. Site design. a. Minimum and maximum building setbacks are met when at least 70 percent of the street-facing building facade is located within the setback area. b. Vehicle parking and loading areas must be located to the side or rear of primary buildings and not between primary buildings and the street property line. c. Vehicle parking and loading areas must be designed and located to minimize conflicts between vehicular and non-vehicular traffic. d. Loading areas must be designed and located to minimize adverse impacts on adjacent properties, particularly those in residential zones or with residential uses. e. Landscaping must be designed and located to emphasize the major points of access into the site and to help define and separate vehicular and non-vehicular circulation within parking areas. f. The following bicycle parking standards apply to the nonresidential component of a mixed-use or single-use development. Where a mixed-use development includes a residential component,the bicycle parking standards in Subsection 18.230.040.F apply to the residential component of the development. i. A minimum of 50 percent of required bicycle parking spaces must be located within 20 feet of the street property line and be visible to pedestrians from the public sidewalk in front of the site; ii. A minimum of 50 percent of required bicycle parking spaces must be covered where the site is located within 500 feet of an existing or planned trail; and iii. Bicycle parking may be located in the public right-of-way with approval of the City Engineer. g. Where the site is located on a street corner,the corner area must include a unique site or building design feature such as an angled or rounded building corner,prominent building entrance,permanent seating area,water feature, sculpture,or distinctive paving or landscaping. 3. Building design. a. All street-facing facades must provide a minimum of 50 percent of window area on all first-story facades and a minimum of 30 percent of window area on all upper-story facades,except that residential uses on upper stories must provide a minimum of 15 percent of window area. b. All street-facing facades must include pedestrian-scale architectural design features such as awnings,window shadowing, accent siding, roof eaves,projecting cornices, horizontal belt courses,or enhanced entries that are appropriately scaled for the building size and location.Awnings may project into the public right-of-way with City Engineer approval provided they have a minimum vertical clearance of 8 feet from sidewalk grade and a minimum horizontal projection of 5 feet from building facade. c. All building facades,other than street-facing facades,that are visible from public parking areas and adjacent properties must provide visual interest and avoid large blank walls through the use of windows, doors,color, landscaping, or wall treatments. d. All accessory buildings, including structures required to screen utilities and service areas, and all site improvements, such as fences,walls, signs, and light fixtures,must use materials,colors,and architectural design features that are similar in scale and appearance to those on primary buildings. Chain link fencing and unfinished concrete blocks are prohibited. B. C-G zone within the Tigard Triangle. The following standards apply to development in the C- G zone within the Tigard Triangle. These standards apply in addition to all other applicable standards of this title and govern in the event of a conflict. See Chapter 18.660 Tigard Triangle Plan District,for additional transportation facility standards and Map 18.660.A for the location of the C- G zone within the Tigard Triangle. I. Buildings must occupy a minimum of 50 percent of all street frontages along Highway 99W, Dartmouth Street, 72'd Avenue, 746 Avenue, and 68th Parkway. Buildings must be located at the corners of public street intersections where practicable. 2. All street-facing facades within the required setbacks must include windows on a minimum of 50 percent of the first-story facade area. First-story facade area is measured from 3 feet above grade to 9 feet above grade the entire length of each street-facing facade. 3. All street-facing facades that extend more than 50 feet must provide at least one of the following features: a. A change in surface or siding material, color, or pattern; b. A wall recession or projection that is a minimum of 6 feet in width and 2 feet in depth for the entire height of the facade; c. A projecting cornice or eave; or d. Other design features that reflect the building's structural system. 4. All street-facing facades that extend more than 300 feet must provide a pedestrian entry into the building or a breezeway between buildings. 5. The area between the building facade and the street property line must be landscaped or include hardscape materials that increase the width of the adjacent public sidewalk through the use of pavers, bricks, or scored concrete. This area may count toward meeting the base zone landscape area standard. 6. Surface vehicle parking and loading areas must be located to the side or rear of primary buildings and not between primary buildings and the street property line.(Ord.20-01 §1; Ord. 18-28 §1) 18.320.070 Additional Standards for Adult Entertainment Uses A. Adult Entertainment uses are prohibited within 500 feet of any: 1. Residential zone, 2. Public or private primary, elementary,junior, middle, or high school, 3. Day care or hospital, 4. Public library, 5. Public park, or 6. Religious institution. B. Hours of operation are limited to between 10 a.m. and 1 a.m. C. Windows less than 7 feet from the ground must be covered or screened such that sales areas and merchandise are not visible from public sidewalks. D. Doors and windows must be closed at all times except for normal ingress and egress. E. Any sound transmitted by any means that is audible outside the structure containing the use is prohibited. (Ord. 18-28 §1)■