SDR2008-00001 Decision - WATER TOWER PLAZA NOTICE OF TYPE II DECISION 1,44
nielf
SITE DEVELOPMENT REVIEW (SDR) 2008 - 00001,
WATER TOWER PLAZA
120 DAYS = 9/13/2008
SECTION I. APPLICATION SUMMARY
FILE NAME: WATER TOWER PLAZA
CASE NO.: Site Development Review (SDR) SDR2008 -00001
PROPOSAL: The applicant is requesting Site Development Review approval to convert a
1,450- square foot single- family house to an office building as part of the
conditions of a Voluntary Compliance Agreement to remedy a code violation.
APPLICANTS/ LHL Homes APPLICANT'S Larry Porter
OWNERS: Attn: Richard Hartung REP.: Porter Company, LLC
& Timothy Leslie 5510 SW Dover Loop
11580 SW 67th Avenue Portland, OR 97225
Tigard, OR 97223
LOCATION: Corner of SW Baylor Street and SW 67th Avenue, just west of Highway 217
and adjacent to the two water towers; 11580 SW 67th Avenue; Washington
County Tax Map 1S136DD, Tax Lot 500.
ZONE: MUE: Mixed -Use Employment. The MUE zoning district is designed to apply
to a majority of the land within the Tigard Triangle, a regional mixed -use
employment district bounded by Pacific Highway (Hwy. 99), Highway 217
anc: I -5. This zoning district permits a wide range of uses including major retail
f goods and services, business /professional offices, civic uses and - housing- the
atter includes multi - family housing at a maximum density of 25 units /acre,
equivalent to the R -25 zoning district. A wide range of uses, including but not
limited to community recreation facilities, religious institutions, medical
centers, schools, utilities and transit - related park- and -ride lots are permitted
conditionally. Although it is recognized that the automobile win accommodate
the vast majority of trips to and within the Triangle, it is still important to 1)
support alternative modes of transportation to the greatest extent possible; and
2) encourage a mix of uses to facilitate intra - district pedestrian and transit trips
even for those who drive. The zone may be applied elsewhere in the City
through the legislative process.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620,
18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions of approval. The findings and
conclusions on which the decision is based are noted in Section VI.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 1 OF 26
CONDITIONS OF APPROVAL
IN ACCORDANCE WITH THE VOLUNTARY COMPLIANCE AGREEMENT SIGNED
BY THE APPLICANTS /OWNERS ON 3/12/2008, THE FOLLOWING CONDITIONS
SHALL BE SATISFIED WITHIN 30 DAYS OF THE EFFECTIVE DATE OF THIS LAND
USE APPROVAL:
Submit the following to the Current Planning Division (Gary Pagenstecher, 503 - 718 -2434)
and include a cover letter indicating where in the submittal the condition has been satisfied:
1. The applicant shall revise the site plan to indicate a walkway that complies with 18.705.030.F.3.
2. The applicant shall revise plans to indicate that the required pathway will be paved with scored
concrete or other modular paving materials.
3. The applicant shall plant one tree to shade the two spaces in the northern area of the parking
lot and one tree to shade the three spaces in the southwest area of the parking lot. The
applicant should select a tree type that will provide a canopy effect as required by
18.745.050.E.1.
4. The applicant shall revise the site plan to indicate screening around any service facilities, if any.
5. The applicant shall revise plans to show that the waste storage area will be screened from view
on the neighboring properties and that the fence is a solid wood fence between five and eight
feet in height.
6. The applicant shall revise the site plan to show that the landscaping between the parking lot
and ROW meets L -1 standards.
7. The applicant shall revise plans to show that the onsite landscaping along the SW Baylor Street
frontage meets L -2 standards.
8. The applicant shall revise plans to show that the proposed driveway will be marked to facilitate
the flow of traffic.
9. The applicant shall revise the site plan to show wheel stops. Otherwise, any overhang by
vehicles into the landscaping shall not be included in the percent of total landscaping on site.
10. The applicant shall provide a detail of the onsite bicycle parking.
11. The applicant shall indicate on the site plan that the bike rack will be installed over a hard
surface, such as asphalt, concrete or a similar material. The surface must be designed to remain
well drained.
12. The applicant shall revise plans to show that the van accessible space has an 8 -foot access aisle
located on the passenger side of the parking space.
13. The applicant shall obtain a sign -permit or a sign compliance agreement. Any sign shall
comply with standards for non- resicential developments within the MUE zone.
14. The applicant shall provide a written sign -off from Pride Disposal.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 2 OF 26
Submit the following to the Engineering Department (Kim McMillan, (503) 718 -2642) and
include a cover letter indicating were in the submittal the condition has been satisfied:
15. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for
this project to cover half- street improvements and any other work in the public right -of -way.
Six (6) sets of detailed public improvement plans shall be submitted for review to the
Engineering Department. NOTE: these plans are in addition to any drawings required by the
Building Division and should only include sheets relevant to public improvements. Public
Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement
Design Standards, which are available at City Hall and the City's web page (www.tigard-
or.gov).
16. The PFI permit plan submittal shall include the exact legal name, address and telephone
number of the individual or corporate entity who will be designated as the "Permittee", and
who will provide the financial assurance for the public improvements. For example, specify if
the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact person. Failure to
provide accurate information to the Engineering Department will delay processing of project
documents.
17. The applicant shall provide a construction vehicle access and parking plan for approval by the
City Engineer. The purpose of this plan is for parking and traffic control during the public
improvement construction phase.
18. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany
Stewart, Engineering Department. If the applicant is not sure how many suites will be used,
they must estimate a number. The City will then assign suite numbers and the address fee will
then be calculated. The fee must be paid by the applicant prior to issuance of the site permit.
(STAFF CONTACT: Bethany Stewart, Engineering).
19. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, which indicate that they will construct a half- street
improvement along the frontage of SW Baylor Street. The improvements adjacent to this site
shall include:
A. City standard pavement section for a local street from curb to centerline equal to 18
feet;
B. pavement tapers needed to tie the new improvement back into the existing edge of
pavement shall be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off -site storm drainage necessary to convey surface
and /or subsurface runoff;
E. 12 foot concrete sidewalk with a planter strip;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
H. streetlight layout by applicant's engineer, to be approved by City Engineer;
I. underground utilities;
J. street signs (if applicable);
K. driveway apron (if applicable); and
L. adjustments in vertical and /or horizontal alignment to construct SW Baylor Street in a
safe manner, as approved by the Engineering Department.
NOTICE OF TYPE H DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 3 OF 26
20. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, which indicate that they will construct a half - street
improvement along the frontage of SW 67 Avenue. The improvements adjacent to this site
shall include:
A. City standard pavement section for a local street from curb to centerline equal to 18
feet;
B. pavement tapers needed to tie the new improvement back into the existing edge of
pavement shall be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off -site storm drainage necessary to convey surface
and /or subsurface runoff;
E. street striping;
F. streetlight layout by applicant's engineer, to be approved by City Engineer;
G. street signs (if applicable);
H. driveway apron (iif applicable); arid
I. adjustments in vertical and /or horizontal alignment to construct SW 67t Avenue in a
safe manner, as approved by the Engineering Department.
21. A profile of SW Baylor Street shall be required, extending 300 feet either side of the subject site
showing the existing grade and proposed future grade.
22. A profile of SW 67 Avenue shall be required, extending 300 feet either side of the subject site
showing the existing grade and proposed future grade.
23. The applicant shall provide connection of proposed building to the public sanitary sewerage
system. A connection permit is required to connect to the existing public sanitary sewer
system.
24. During issuance of the site permit, the applicant shall pay the standard water quality and water
quantity fees per square foot of impervious surface area (fee amounts will be the latest
approved by CWS).
25. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI)
permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control
Design and Planning Manual, February 2003 edition."
26. The applicant shall submit plans to TVFR for review and approval prior to issuance of
permits.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
Submit the following to the Current Planning Division (Gary Pagenstecher, 503- 718 -2434)
and include a cover letter indicating where in the submittal the condition has been satisfied:
27. No more than 30 days after the effective date of this land use approval, the applicant shall
request a final inspection from the Current Planning Division to ensure the cevelopment
has been constructed consistent with the findings and conditions of this land use approval
and the terms of the 3/12/08 Voluntary Compliance Agreement.
Submit the following to the Engineering Department (Kim McMillan, (503) 718 - 2642) and
include a cover letter indicating were in the submittal the condition has been satisfied:
28. Prior to a final building inspection, the applicant shall complete the required public
improvements, obtain conditional acceptance from the City, and provide a one -year
maintenance assurance for said improvements.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 4 OF 26
29. Prior to a final building inspection, the a plicant shall provide the City with as -built drawings
of the public improvements as follows: 3 mil mylar, 2) a diskette of he as- builts in "DWG"
format, if available; otherwise "DXF" wi 1 be acceptable, and 3) the as -built drawings shall be
tied to the City's GPS network. The applicant s engineer shall provide the City with an
electronic file with points for each structure (manholes, catch basins, water valves, hydrants
and other water system features) in the development, and their respective X and Y State Plane
Coordinates, referenced to NAD 83 (91).
30. The applicant shall either place the existing overhead utility lines along SW 67 Avenue
underground as a part of this project, or they shall pay a deposit equal to the fee in -lieu of
undergroundin . The fee shall be calculated by the frontage of the site that is parallel to the
utility lines and-will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $
7000.00 and it shall be paid prior to a final building inspection.
31. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed
water connection prior to issuance of the City's Public Facility Improvement permit.
32. Prior to a final building inspection the applicant's engineer shall submit a final sight distance
certification for the completed access on SW Baylor Street.
33. Prior to a final building inspection the applicant shall contribute $501.25 to the SW 68
Avenue /Dartmouth Street signal fund.
34. The applicant shall pay a fee -in -lieu of constructing a 12 foot sidewalk along SW 67th Avenue
and installing street trees. The fee shall be paid prior to a final building inspection.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18)
MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site and Vicinity Information:
The site is located at the northeast corner of SW 67 Avenue and SW Baylor Street, just west of
Highway 217. The subject property is 15,000 square feet (0.34 acre) with an existing single- family
dwelling. The relatively flat, sloping down about 4.8% westward, and mostly grass. There is one
fruit tree.
The subject site is in the Tigard Triangle, a commercial zone where there is a mix of commercial uses
and pre - existing single - family dwellings. There are two water towers on the adjacent property to the
east, which is owned by the "Tigard Water District.
Site History:
The City G ranted Site Development Review (SDR) approval in 2003 to the same applicant for a
home to o_fice conversion (SD 'R2003-00006). However, the conditions of approval were never met
and the approval expired. The SDR approval in 2003 was intended to correct the illegal office use
within the single - family dwelling. The 'dwelling as converted to an office building, but without
land use approval. In 2007 the City granted SDR approval to demolish the house and build a two -
story 5,903- square foot ofice building. Again, this approval was intended to correct the existing
illegal office use. However, the office use remains an illegal use today.
Through a City -wide effort to reduce the illegal commercial uses in the Tigard Triangle, staff
discovered that the applicants were not meeting their conditions of a proval in a timely way to
address the existing code violation, and it was possible that the new office building would never be
built due to the downturn in the economy. To avoid court proceedings for the code violation and
be able to continue their office use, the applicant signed a Voluntary Compliance Agreement to
follow an expedited timeline to construct the public facilities while applying for SDR approval to
convert the existing home to an office. The public facilities are currently under construction and
upon meeting the conditions of approval of this decision, the existing building will legally be an
office.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 5 OF 26
Pro osal:
e app icant is requesting Site Development Review approval to convert a 1,450- square foot
single-family house to an office building. SDR approval will correct the existing illegal office use
upon all conditions of approval being met.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
Staff sent public notice to property owners within 500 feet of the site and received one comment.
Philip Goold, a neighbor across Baylor Street to the south, is opposed to the proposal. He is
disappointed that the owner is converting the existing house to an office and not building a new
building. Mr. Goold opines that demo and construction increases the property values of all the
commercial development and implements the vision of most property owners in the neighborhood.
He says that most of the approved applications have included demo and construction. -Mr. Goold
wants to see the houses removed and quality commercial construction taking place. He states that by
approving this application, the owner will have far less incentive to develop the property.
RESPONSE: While demo and construction may be preferred, the City's development code allows
home to office conversions in the Tigard Triangle. To be approved, a home to office conversion
must meet the applicable provisions of the code, including as many of the site and building design
standards of the Tigard Triangle as possible, given the placement and design elements of the existing
structure. Furthermore, the office building approval (SDR2006- 00011) remains valid and the applicant
has expressed interest in eventually constructing it.
SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The proposal's consistency with these Code Chapters is reviewed in the following sections:
A. Commercial Zoning Districts
18.520
B. Applicable Development Code Standards
8.705 Access Egress and Circulation
18.725 Environmental Performance Standards
18.745 Landscaping and Screening
18.755 Mixed Solid Waste and Recyclable Storage
18.765 Off - Street Parking and Loading Requirements
18.780 Signs
18.790 Tree Removal
18.795 Visual Clearance
C. Specific SDR Approval Criteria
18.360
18.370
D. Specific Tigard Triangle Approval Criteria
18.620
E. Street and Utility Improvement Standards
18.810
F. Impact Study
18.390 Impact Study
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 6 OF 26
SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS
A. ZONING DISTRICTS
Commercial Zoning District: Section 18.520.020
Lists the description of the Commercial Zoning Districts.
The subject property is in the Mixed Use Employment (MUE) Zone. The proposed office use is
permitted.
Development Standards:
Section 18.520.040.B States that development standards in commercial zoning districts are
contained in Table 18.520.2 on the following page:
TABLE 18.520.2
DEVELOPMENT STANDARDS IN COMMERCIAL ZONES
STANDARD MUE Proposed
Minimum Lot Size None 15,000 ft
Minimum Lot Width 50 ft 100 ft
Minimum Setbacks
- Front yard 0 ft 21 ft
- Side facing street on corner & through lots - 31 ft
- Side yard 0 ft 59 ft
- Rear yard 0 ft 50 ft
Maximum Height 45 ft < 45 ft
Maximum Site Coverage 85% < 85%
Minimum Landscape Requirement 15% > 15%
Maximum Floor Area Ratio (FAR) (18.520.050.C.1) 0.4 0.1
FINDING: As shown in the table above, the proposed office site meets the development
standards in the MUE zone.
B. APPLICABLE DEVELOPMENT CODE STANDARDS
Access, Egress and Circulation (18.705):
Public Street Access (18.705.030.D):
All vehicular access and egress as required in Sections 18.705.030H and 18.705.030(I) shall
connect directly with a public or private street approved by the City for public use and shall be
maintained at the required standards on a continuous basis.
The subject site fronts on SW Baylor Street and SW 67t Avenue, both local streets. The proposed
driveway is on SW Baylor Street.
Curb Cuts (18.705.030.E)
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be regulated during the Public Facility Improvement Permit review.
Walkways (18.705.030.F):
On - site pedestrian walkways comply with the following standards: 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
shall be constructed between new and existing developments and neighboring developments;
Only one building is proposed (the existing building). The proposed walkway extends from the
ground floor entrance to the sidewalk on SW Baylor Street, which provides the required pedestrian
access and egress.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 7 OF 26
Section 18.705.030.F.3 states that 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 6 -inch vertical separation (curbed) or a minimum 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 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;
The site plan shows that the required walkway is crossing the parking lot and extends diagonally
across the access aisle for at least 40 feet to the sidewalk, which is not permitted. The applicant could
move the walkway towards the west side of the arking lot, so that the walkway connects to the
sidewalk west of the driveway. The applicant coul also move the walkway so that it is not crossing
the parking lot. The walkway is 6 feet wide, complying with the Tigard Triangle standard, and free of
obstructions. The applicant shall revise the site plan to indicate a walkway that complies with
18.705.030.F.3.
In addition while this required walkway is marked, Tigard Triangle standards require it to be paved
with scored concrete or other modular paving materials. The applicant will be required to pave the
required walkway in compliance with 18.620.030.A.4.
Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone,
brick, etc. Walkways may be required to be lighted and /or signed as needed for safety
purposes. Soft - surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
The required walkway is paved with asphalt, thereby meeting the criterion. No soft- surface pathways
are proposed.
In no case shall the design of the service drive or drives require or facilitate the backward
movement or other maneuvering of a vehicle within a street, other than an alley. Single - family
and duplex dwellings are exempt from this requirement.
The proposed driveway will not facilitate backward movement into SW Baylor Street. All backward
movement of vehicles will be done in the parking lot.
Access Management (18.705.030.H):
Section 18.705.030.H.1 states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicant states that a preliminary sight distance certification was submitted for SDR2006- 00011.
The proposed access on Baylor Street, a Focal street, requires a minimum sight distance of 280 feet in
each direction. According to the applicant, the previous preliminary sight distance certification stated
that sight distance was measured to be 300 feet to the west. Sight distance was measured to be 200 feet
to the east, where Baylor Street terminates.
The preliminary sight distance certification, as prepared by a licensed engineer, shall be submitted
prior to issuance of any permits in order to become part of this land use record.
A final sight distance certification shall be submitted after construction of the frontage improvements
along Baylor Street and prior to a final building inspection.
NOTICE OF TYPE H DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 8 OF 26
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area
where queues of traffic commonly form on approach to an intersection. The minimum
driveway setback from a collector or arterial street intersection shall be 150 feet, measured from
the right -of -way line of the intersecting street to the throat of the proposed driveway. The
setback may be greater depending upon the influence area, as determined from City Engineer
review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore any option for
shared access with the adjacent parcel. If shared access is not possible or practical, the driveway
shall be placed as far from the intersection as possible.
The nearest collector is SW 68` Parkway, which is about 300 feet away from the proposed driveway
on SW Baylor Street. Therefore, the proposed driveway is not within the influence area of a collector
intersection.
Minimum Access Requirements for Commercial and Industrial Use (18.705.030.J):
Vehicular access, egress and circulation for commercial and industrial use shall not be less
than as provided in Table 18.705.3.
Table 18.705.3 indicates that the required access width for developments with fewer than 100
parking spaces is one 30 -foot accesses with 24 feet of pavement. Vehicular access shall be
provided to commercial or industrial uses, and shall be located to within 50 feet of the
primary ground floor entrances; additional requirements for truck traffic may be placed as
conditions of site development review.
The proposed driveway is on SW Baylor Street. There is 100 feet of vehicular access on SW Baylor
Street. The site plan indicates the pavement width of the driveway is 24 feet, meeting the standard.
FINDING: All access, egress and circulation standards have not been met.
CONDITION: The applicant shall revise the site plan to indicate a walkway that complies with
18.705.030.F.3.
Environmental performance standards (18.725):
These standards require that federal and state environmental laws, rules and regulations be
applied to development within the City of Tigard. Section 18.725.030 (Performance Standards)
regulates: Noise, visible emissions, vibration and odors.
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210
of the Tigard Municipal Code shall apply.
Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning
district, there shall be no use, operation or activity which results in a stack or other point -
source emission, other than an emission from space heating, or the emission of pure
uncombined water (steam) which is visible from a property line. Department of Environmental
Quality (DEQ) rules for visible emissions (340 -21 -015 and 340 -28 -070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
permitted in any given zoning district which is discernibre without instruments at the property
line of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
detectable at any point beyond the property line of the use creating the odors is prohibited.
DEQ rules for odors (340- 028 -090) apply.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 9 OF 26
Glare and heat. No direct or sky reflected glare, whether from floodlights or from high
temperature processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these regulations shall not apply to signs or
floodlights in parking areas or construction equipment at the time of construction or
excavation work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
maintained in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
The proposed office site will comply with the environmental performance standards above through
the required permits and continuing obligation of the property owner. Therefore, this criterion is met
for the purposes of this decision.
Landscaping and Screening (18.745):
Street Trees (18.745.040):
Protection of existing vegetation (18.745.040.A):
All development projects fronting on a public street, private street or a private driveway more
than 100 feet in length approved after the adoption of this title shall be required to plant street
trees in accordance with fhe standards in Section 18.745.040.C.
This standard is met. The site plan indicates 2 new street trees along SW Baylor Street and 5 new
street trees along SW 67 Avenue for a total of 7 street trees. Due to future utility undergrounding
along SW 67` Avenue the City has conditioned the applicant to sign a restrictive covenant for the
sidewalk and trees, and will not required those improvements at this time.
Street tree planting list (18.745.040.B):
Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.
Approval of any planting list shall be subject to review by the Director.
This standard is met. Street trees will be Akebono Flowering Cherry, which is a variety of the
Flowering Cherry tree approved by the City.
Size and spacing of street trees (18.745.040.C):
Street trees shall be spaced between 20 and 40 feet apart depending on the size classification of
the tree at maturity (small, medium or large).
This standard is met. The street trees chosen (a medium -size tree) shall be spaced no greater than 28
feet apart. The site plan shows the five street trees on SW 67t Avenue are spaced 28 feet apart. The
street trees on SW Baylor Street are spaced appropriately from the intersection and proposed
driveway.
Screening of Parking and Loading Areas (18.745.050.E.1):
Screening of parking and loading areas is required. 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 arking 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
wide and the landscaping shall be protected from vehicular damage by some form of wheel
guard or curb.
This standard has not been met. The applicant indicates there will be a landscape strip along SW
Baylor Street to screen the parking, but has not shown it on the plans. In addition, the site plan does
not show any trees in the parking lot. The applicant shall plant one tree to shade the two spaces in the
northern area of the parking lot and one tree to shade the three spaces in the southwest area of the
parking lot. The applicant should select a tree type that will provide a canopy effect as required by
18.745.050.E.1.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 10 OF 26
Screening Of Service Facilities (18.745.050.E.2):
Except for one - family and two - family dwellings, any refuse container or disposal area and
service facilities such as gas meters and air conditioners which would otherwise be visible
from a public street, customer or resident parking area any public facility or any residential
area shall be screened from view by placement of a soli wood fence or masonry wall between
five and eight feet in height. All refuse materials shall be contained within the screened area;
The applicant has not indicated whether there will be any service facilities on site. The applicant shall
revise the site plan to indicate screening around any service facilities, if any.
Screening of refuse containers (18.745.050.E.4):
Except for one- and two - family dwellings, any refuse container or refuse collection area which
would be visible from a public street, parking lot, residential or commercial area, or any
public facility such as a school or park shall be screened or enclosed from view by placement
of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within
the screened area.
The site plan shows that there will be a fence screening the waste storage area from SW Baylor Street.
However, the plan does not indicate that the waste storage area will be screened from view on the
neighboring properties or that the fence is a solid wood fence between five and eight feet in height.
The applicant shall revise plans accordingly.
Buffer Matrix (18.745.050.F):
The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating
widths of buffering /screening and required improvements to be installed between proposed
uses and abutting uses or zoning districts.
No buffering is required because the subject site is abutting similar uses in the same zone.
FINDING: All landscaping and screening standards have not been met.
CONDITIONS:
. The applicant shall plant one tree to shade the two spaces in the northern
area of the parking lot and one tree to shade the three spaces in the
southwest area of the parking lot. The applicant should select a tree type
that will provide a canopy effect as required by 18.745.050.E.1.
• The applicant shall revise the site plan to indicate screening around any
service facilities, if any.
• The applicant shall revise plans to show that the waste storage area will be
screened from view on the neighboring properties and that the fence is a
solid wood fence between five and eight -feet in height.
Mixed Solid Waste and Recyclables Storage (18.755):
Chapter 18.755 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 1-iauler
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 waste storage area design has been reviewed using the Minimum Standard Method below.
However, the applicant has not provided written approval from the franchise hauler, Pride Disposal.
Therefore, the applicant shall provide a written sign -off from Pride Disposal.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 11 OF 26
Minimum Standard Specific Requirements (18.755.040.C):
Non - residential buildings shall provide a minimum storage area of 10 square feet, plus: (1)
Office: 4 square feet /1,000 square feet gross floor area (GFA).
The applicant has indicated there is 20 square feet of waste storage area. Based on the above formula
and the proposed building square footage of 1,450 square feet, the required waste storage area would be
14.5 square feet. Therefore, the proposed waste storage area exceeds the minimum standard.
Location Standards.
To encourage its use, the storage area for source - separated recyclables shall be co- located with the
storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with
Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied
with a single location or multiple locations, and can combine both interior and exterior
locations; Exterior storage areas can be located within interior side yard or rear yard areas.
Exterior storage areas shall not be located within a required front yard setback or in a yard
adjacent to a public or private street; Exterior storage areas shall be located in central and visible
locations on a site to enhance security for users; Exterior storage areas can be located in a
parking area, if the proposed use provides at least the minimum number of parking spaces
required for the use after deducting the area used for storage. Storage areas s be
appropriately screened according to the provisions in 18.755.050 C design standards; The storage
area shall be accessible for collection vehicles and located so that the storage area will not
obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the
site.
These standards are met. The waste storage area is located adjacent to the existing rear porch in the
rear yard. The waste storage area is by the rear building entrance, which is a visible and central area.
The site plan indicates that the waste storage area will be screened with a fence and condition of
approval #5 requires the applicant to demonstrate how the area will be adequately screened. The area
is located so that it will not obstruct pedestrian or vehicle traffic.
Design Standards.
The dimensions of the storage area shall accommodate containers consistent with current
methods of local collection; Storage containers shall meet Uniform Fire Code standards and be
made and covered with waterproof materials or situated in a covered area; Exterior storage
areas shall be enclosed by a sight - obscuring fence wall, or hedge at least six feet in height. Gate
openings which allow access to users and haulers shall be provided. Gate openings for haulers
shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open
position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials
accepted.
Fire Code standards can be met as part of the building permit review process. The
applicant has been conditioned to enclose the waste storage area. However, it's not clear whether the
applicant will be using a dumpster or hauling containers to the curb. If using a dumpster, the gate
opening must be at least 10 feet wide. Whether using a dumpster or garbage containers, the applicant
must provide a sign -off from Pride Disposal.
FINDING: All standards for mixed solid waste and recyclables storage have not been met.
CONDITION: The applicant shall provide a written sign -off from Pride Disposal.
Off - Street Parking and Loading (18.765):
Location of vehic parking (18.765.030.B):
Off - street parking spaces f or single - family and duplex dwellings and single - family attached
dwellings shall be located on the same lot with the dwellings. Off - street parking lots for uses
not listed above shall be located not further than 200 feet from the building or use that they
are required to serve, measured in a straight line from the building with the following
exceptions: a) commercial and industrial uses which require more than 40 parking spaces may
provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from
the primary site The 40 parking spaces which remain on the primary site must be available
for users in the following order of priority: 1) Disabled - accessible spaces; 2) Short -term spaces;
3) Long -term preferential carpool and vanpool spaces; 4) Long -term spaces.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 12 OF 26
The proposed parking lot is directly adjacent to the building. Therefore, it is not further than 200 feet
from the building.
Disabled - Accessible Parking (18.765.030.G):
All parking areas shall be provided with the required number of parking spaces for disabled
persons as specified by the State of Oregon Uniform Building Code and federal standards. Such
parking spaces shall be sized, signed and marked as required by these regulations.
The Building Code specifies that one disabled - accessible space shall be provided for a parking lot of up
to 25 spaces. The site plan shows one disabled - accessible space sized, signed and marked as required by
the regulations.
Access drives (18.745.040.B):
With regard to access to public streets from off - street parking: 1. Access drives from the street to
off - street parking or loading areas shall be designed and constructed to facilitate the flow of
traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The
number and - size of access drives shall be in accordance with the requirements of Chapter 18.705,
Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and
defined through use of rails, fences, walls or other barriers or markers on frontage not occupied
by service drives; 4. Access drives shall have a minimum vision clearance in accordance with
Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete
surface; and 6. Excluding single - family and duplex residences, except as provided by Subsection
18.810.030P, groups of two or more parking spaces shall be served loy a service drive so that no
backing movements or other maneuvering within a street or other public right -of -way will be
required.
The site plan does not show that the proposed driveway is marked to facilitate the flow of traffic,
though the applicant indicates it in the narrative. Table 18.705.3 indicates that the required access
width for developments with fewer than 100 parking spaces is one 30 -foot accesses with 24 feet of
pavement. The _proposed driveway has 100 feet of access and 24 feet of pavement, thereby meeting the
criterion for a D -space parking lot. The proposed driveway is marked through the use of curbs on
both sides. The site plan shows a vision clearance triangle for the proposed driveway. The driveway
will be improved with asphalt. No backing movement or maneuvering within a public right-of-way
will be required. The parking lot will serve the purpose of backing and maneuvering. All of the above
criteria are not met. The applicant shall revise plans to show that the proposed driveway will be
marked to facilitate the flow of traffic.
Curb Cuts (18.745.040.E):
Curb cuts shall be in accordance with 18.810.030.N.
Curb cuts will be regulated during construction plan review before the issuance of a site permit.
Parking Lot Landscaping (18.745.040.G):
Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745.
Parking Lot Striping (18.745.040.I):
Except for single - family and duplex residences, any area intended to be used to meet the off -
street parking requirements as contained in this Chapter shall have all parking spaces clearly
marked; and all interior drives and access aisles shall be clearly marked and signed to show
direction of flow and maintain vehicular and pedestrian safety.
The site plan shows that the parking spaces are clearly marked; however, the interior drive is not
marked with two arrows to indicate the direction of traffic. The applicant indicates in the narrative
that the driveway will be marked and has been conditioned to revise plans accordingly.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 13 OF 26
Wheel Stops (18.745.0404):
Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas
or sidewalks shall be provided with a wheel stop at least four inches high located three feet
back from the front of the parking stall. The front three feet of the parking stall may be
concrete, asphalt or low lying landscape material that does not exceed the height of the wheel
stop. This area cannot be calculated to meet landscaping or sidewalk requirements.
The applicant's narrative indicates that wheel stops will be provided, but does not show wheel stops
on the site plan. The applicant shall revise the site plan to show wheel sto s. Otherwise, any
overhang by vehicles into the landscaping shall not be included in the percent of total landscaping on
site.
Space and Aisle Dimensions (18.765.040.N):
Except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum
dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5
feet for a compact space "; aisles accommodating two direction traffic, or allowing access from
both ends, shall be 24 feet in width. No more than 50% of the required spaces may be
compact spaces.
All standard parking spaces are 9 feet by 18.5 feet, which meets the dimensional standard. There are
no compact parking spaces. The aisle is more than 26 feet wide, which exceeds the standard.
Bicycle Parking Location and Access (18.765.050.A):
Bicycle parking areas shall be provided at locations within 50 feet of _primary entrances to
structures; bicycle parking areas shall not be located within parking aisfes,,landscape areas or
pedestrian ways; outdoor -bicycle parking shall be visible from on -site buildings and /or the
street. When the bicycle parking area is not visible from the street, directional signs shall be
used to located the parking area; and bicycle parking may be located inside a building on a
floor which has an outdoor entrance open for use and floor location which does not require
the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter
requirement for parking on upper stories within a multi -story residential building.
These standards are met. The proposed office building requires one bicycle parking space and at least
one space is provided by the proposed bike rack. The site plan indicates there will 1De a bike rack just
outside the main entrance in the rear and visible from the building. The bike rack is away from the
pedestrian path.
Bicycle Parking Design Requirements (18.765.050.C):
The following design requirements apply to the installation of bicycle racks: The racks
required for required bicycle parking spaces shall ensure that bicycles may be securely locked
to them without undue inconvenience. Provision of bicycle lockers for long -term (employee)
parking is encouraged but not required; bicycle racks must be securely anchored to the
ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet
Fong, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five
feet wide shall be provided and maintained beside or between each row of bicycle parking;
each required bicycle parking space must be accessible without moving another bicycle;
required bicycle parking spaces may not be rented or leased except where required motor
vehicle parking is rented or leased. At -cost or deposit fees for bicycle parking are exempt
from this requirement; and areas set aside for required bicycle parking must be clearly
reserved for bicycle parking only.
The applicant has not provided a detail of the onsite bicycle parking. The applicant shall provide this
prior to a building permit.
Paving (18.765.050.D):
Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers,
asphalt, concrete or similar material. This surface must be designed to remain well drained.
The site plan or narrative does not indicate whether the bike rack will be installed over a hard surface.
The applicant shall indicate on the site plan that the bike rack will be installed over a hard surface,
such as asphalt, concrete or a similar material. The surface must be designed to remain well drained.
NOTICE OF TYPE 11 DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 14 OF 26
Minimum Bicycle Parking Requirements (18.765.050.E):
The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in
Section 18.765.070.H. In no case shall - there beless than two bicycle parking spaces.
The parking requirement for the 1,450- square foot office building is 1 space (0.5 spaces per 1,000
square feet). The site plan shows indicates one bike rack, which provides at least one space.
Therefore, this criterion is met.
Minimum Off - Street Parking (18.765.070.H):
The minimum and maximum parking shall e as required in Table 18.765.2.
The minimum parking spaces required for the 1 450-square foot office building is 4 (2.7 spaces per
1,000 square feet). There are 5 total spaces, including 1 disabled accessible space. Therefore, this
criterion is met.
FINDING: All off - street parking and loading standards have not been met.
CONDITIONS:
• The ap-Dlicant shall revise plans to show that the proposed driveway will be
market: to facilitate the flow of traffic.
• The applicant shall revise the site plan to show wheel stops. Otherwise, any
overhang by vehicles into the landscaping shall not be included in the
percent of total landscaping on site.
• The applicant shall provide a detail of the onsite bicycle parking.
• The ap ?licant shall indicate on the site plan that the bike rack will be
installec over a hard surface, such as asphalt, concrete or a similar material.
The surface must be designed to remain well drained.
Tree Removal (18.790):
18.790.030 Tree Plan Requirement
Tree plan required. A tree plan 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, partition, site development review, planned
development or conditional use is filed. Protection is preferred over removal wherever possible.
The applicant is proposing to remove the two trees on site. One is an apple tree and one is a plum
tree. Both trees are exempt from mitigation because they are orchard trees. Therefore, the applicant
is not required to mitigate.
FINDING: Tree removal requirements have been met.
Visual Clearance Areas (18.795):
Chapter 18.795 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 that may be located in this area shall be visually clear between three (3) and eight (8)
feet in height (8) (trees may be placed within this area provided that 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 (2), 30-
foot distance points with a straight line.
The site plan shows a clear vision detail at the corner of SW 67t Avenue and SW Baylor Street and
also for the driveway on SW Baylor Street. There are no obstructions within the clear vision triangles.
The ongoing maintenance of landscaping and trees in clear vision areas will be the property owner's
responsibility. Violation of the clear vision area will be enforced through the City's Code
Enforcement program.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 15 OF 26
FINDINGS: Visual clearance requirements have been met.
C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS
Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development
Review approval standards not necessarily covered by the provisions of the previously listed
sections. These additional standards are addressed immediately below with the following
exceptions:
The following sections have been discussed elsewhere in this decision and, therefore, will not be
addressed in this section:
18.360.090.A.4 (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090.A.12.
(Landscaping); 18.360.090.A.13 (Parking); 18.360.090.A.15 (Drainage); and 18.360.090.A.14 (Provision
for the Disabled).
Relationship to the Natural and Physical Environment (18.360.090.A.2):
Buildings shall be: located to preserve existing trees, topography and natural drainage where
possible based upon existing site conditions; located in areas not subject to ground slumping
or sliding; located to provide adequate distance between adjoining buildings for adequate
light, air circulation, and fire - fighting; and oriented with consideration for sun and wind.
T shall be preserved to the extent possible. Replacement of trees is subject to the
requirements of Chapter 18.790, Tree Removal.
The proposed building is existing. Therefore, staff will not discuss whether this standard is met. The
only two trees onsite are orcharc trees and they are exempt from mitigation and being removed.
Demarcation of Public, Semi - public and Private Spaces for Crime Prevention (18.360.090.A.9):
a. The structures and site improvements shall be designed so that public areas such as streets or
public gathering places, semi - public areas and private outdoor areas are clearly defined to
establish persons having a right to be in the space, to provide for crime prevention and to
establish maintenance responsibility; and b. These areas may be defined by, but not limited to:
(1) A deck, patio, low wall, hedge, or draping vine; (2) A trellis or arbor; (3) A change in
elevation or grade; (4) A change in the texture of the path material; (5) Sign; or (6) Landscaping.
These criteria area met. Public, semi-public and private spaces are demarcated by landscaping and a
change in path materials. The sidewalk demarcates public space. Landscaping and the asphalt parking
lot demarcate private /semi - private space. The office building demarcates private space. In addition,
light fixtures at the building s front and back entry will help with crime prevention.
Crime Prevention and Safety (18.360.090.A.10):
A. Windows shall be located so that areas vulnerable to crime can be surveyed by the
occupants;
B. Interior laundry and service areas shall be located in a way that they can be observed by
others;
C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic;
D. The exterior lighting levels shall be selected and the angles shall be oriented towards
areas vulnerable to crime; and
E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic
and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade
changes. Fixtures shall be placed at a height so that light patterns overlap at a height
of seven feet, which is sufficient to illuminate a person.
These criteria are met. Existing windows are oriented toward the parking lot and streets. Street
lighting will be provided along the project's frontage on SW Baylor Street and SW 67t Avenue. Light
fixtures will be provided at the front and rear entry, as shown on the site plan.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 16 OF 26
Public Transit (18.360.090.A.11):
Provisions within the plan shall be included for providing for transit if the development
proposal is adjacent to or within 500 feet of existing or proposed transit route. The
requirements for transit facilities shall be based on: (1) The location of other transit facilities in
the area; and (2) The size and type of the proposal. The following facilities may be required
after City and Tri -Met review: (1) Bus stop shelters; (2) Turnouts for buses; and (3) Connecting
paths to the shelters.
The site is within 200 feet of a bus line on SW Haines Street. The site is within 300 feet of the nearest
bus stops on SW 67` Avenue. Tri -Met was given the opportunity to comment on the proposed office
site, but did not provide comments. Therefore, no public transit provisions shall be required as part of
this land use decision.
FINDING: The applicable Site Development Review standards have been met.
D. TIGARD TRIANGLE (18.620):
The following sections either do not apply or have been discussed elsewhere in this decision and,
therefore, will not be addressed in this section:
18.620.060 (Entry Portals); and 18.620.080 (Street and Accessway Standards).
Site Design Standards (18.620.030.A):
1. Building placement on Major and Minor Arterials - Buildings shall occupy a minimum of 50%
of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at
public street intersections on Major and Minor Arterial Streets.
This standard does not apply. The proposed building will not be on a major or minor arterial. SW
Baylor Street and SW 67` Avenue are local streets.
2. Building setback - The minimum building setback from public street rights -of -way or
dedicated wetlands /buffers and other environmental features than be 0 feet; the maximum
building setback shall be 10 feet.
While the maximum setback is 10 feet, the proposed building is pre- existing with a setback of 21 feet.
This setback will be non - conforming.
3. Front yard setback design - Landscaping, an arcade, or a hard - surfaced expansion of the
pedestrian path must be provided between a structure and a public street or accessway. If a
building abuts more than one street, the required improvements shall be provided on all streets.
Landscaping shall be developed to an L -1 standard on public streets and an L -2 standard on
accessways. Hard - surfaced areas shall be constructed with scored concrete or modular paving
materials. Benches and other street furnishings are encouraged. These areas shall contribute to
the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2.
L -1 landscaping standards only apply to where the parking lot is visible from the ROW, such as on
SW Baylor Street and a portion of 67t Avenue. The applicant is conditioned in finding #5 below
(condition of approval #6) to meet L -1 standards for the parking lot screening. Per Section 18.620.070,
the front yard would be subject to L -2 standards (see Landscape and Screening" below for staff's
discussion).
4. Walkway connection to building entrances - A walkway connection is required between a
building's entrance and a public street or accessway. This walkway must be at feast six feet wide
and be aved with scored concrete or modular paving materials. Building entrances at a corner
near a publ street intersection are encoura ed. These areas shall contribute to the minimum
landscaping requirement per Section 18.520.040B and Table 18.520.2.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 17 OF 26
The site plan shows a 6 -foot wide walkway between the main entrance at the rear of the existing
building and the public sidewalk. However, this walkway exceeds the maximum length of 36 feet for
required pathways that cross parking lots (Section 18.705.030.F.3). In addition, the pathway is marked
on asphalt and not paved with scored concrete or modular paving materials. The applicant has been
required to locate the pathway in compliance with Section 18.705.030.F.3. In addition, the applicant
shall revise plans to indicate that the required pathway will be paved with scored concrete or other
modular paving materials.
5. Parking location and landscape design - Parking for buildings or phases adjacent to public
street rights -of -way must be located to the side or rear of newly constructed buildings. If located
on the side, parking is limited to 50% of the street frontage and must be behind a landscaped
area constructed to an L -1 Landscape Standard. The minimum depth of the L -1 landscaped area
is five feet or is equal to the building setback whichever is greater. Interior side and rear yards
shall be landscaped to an L -2 Landscape Standard, except where a side yard abuts a public street,
where it shall be landscaped to an L -1 Landscape Standard.
The building is not a newly constructed building; therefore, parking location is not limited to the side
or rear. However, the proposed parking happens to be at the rear and side of the existing building.
Parking does make up less than 50% of the frontage on SW 6T Avenue. L -1 standards apply to the
areas between the parking lot and sidewalk. The site plan does not show 5 feet of landscaping
between the parking lot and sidewalk on SW Baylor Street. The applicant shall revise the site plan to
show that the landscaping between the parking lot and ROW meets L -1 standards.
Building Design Standards (18.620.040.A):
1. Ground floor windows - All street - facing elevations within the Building Setback (0 to 10 feet)
along public streets shall include a minimum of 50% of the ground floor wall area with
windows, display areas or doorway openings. The ground floor wall area shall be measured from
three feet above grade to nine feet above grade the entire width of the street - facing elevation.
The ground floor window requirement shall be met within the ground floor wall area and for
glass doorway openings to ground level. Up to 50% of the ground floor window requirement
may be met on an adjoining elevation as long as all of the requirement is located at a building
corner.
The existing building has windows on all elevations on the ground floor wall area. The existing
windows should meet the 50% requirement or as close as possible.
2. Building facades - Facades that face a public street shall extend no more than 50 feet without
providing at least one of the following features: (a) a variation in building materials; (b) a
building off -set of at least 1 foot; (c) a wall area that is entirely separated from other wall areas by
a projection, such as an arcade; or (d) by another design features that reflect the building s
structural system. No building facade shall extend for more than 300 feet without a pedestrian
connection between or through the building.
The applicant does not propose a facade; therefore, this criterion does not apply.
3. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and
arcades, shall be provided at building entrances. Weather protection is encouraged along
building frontages abutting a public sidewalk or a hard - surfaced expansion of a sidewalk, and
along building frontages between a building entrance and a public street or accessway. Awnings
and canopies shall note back lit.
The existing building has weather protection at the entrances. There is a four -foot roof overhang at
the front entry and a covered porch at the building's main entry in the rear.
4. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet
press board or vinyl siding may not be used as exterior finish materials. Foundation material
may be plain concrete or plain concrete block where the foundation material is not revealed for
more than 2 feet.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 18 OF 26
This criterion is met. The building is made of lap wood siding. Foundation material is not revealed
for more than 2 feet.
5. Roofs and roof lines - Except in the case of a building entrance feature roofs shall be designed
as an extension of the primary materials used for the building and should respect the building's
structural system and architectural style. False fronts and false roofs are not permitted.
The existing roof is consistent with the existing building's design, formerly a single family home. A
false roof is not proposed.
6. Roof - mounted equipment - All roof - mounted equipment must be screened from view from
adjacent public streets. Satellite dishes and other communication equipment must be set back or
positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating
panels are exempt from this standard.
The applicant does not propose any roof - mounted equipment. Therefore, this criterion does not
apply.
Signs (18.620.050.A):
Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the
following standards shall be met:
1. Zoning district regulations - Residential only developments within the C -G and MUE zones
shall meet the sign requirements for the R - 25 zone 18.780.130B; non - residential developments
within the C - zone shall meet the sign requirements for the commercial zones, 18.780.130C;
and non residential development within the MUE zone shall meet the sign requirements of the
C - zone, 18.780.130D.
2. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded.
No area limit increases will be permitted within the Tigard Triangle.
3. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall
signs shall not extend above the roof line of the wall on which the sign is located. No height
increases will be permitted within the Tigard Triangle.
4. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within
required L -1 landscape areas.
The applicant does not propose any signs at this time. Prior to final inspection, the applicant shall
obtain a sign permit or sign a sign compliance agreement. Any sign shall comply with standards for
non - residential developments within the MUE zone.
Landscaping and Screening (18.620.070):
Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard
Triangle. The locations where the landscaping or screening is required and the depth of the
landscaping or screening are defined in other sub - sections of this section. These standards are
minimum requirements. Higher standards may be substituted as long as all height limitations
are met.
1. L -1 Low Screen - For general landscaping of landscaped and screened areas within parking lots
and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping
and Screening, shall apply. The L -1 standard applies to setbacks on major and minor arterials.
Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial,
trees shall be planted at 3 ' inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a
variety that will provided a 3 foot high screen and a 90% opacity within one year. Groundcover
plants must fully cover the remainder of landscape area within two years. Any tree planted in
excess of a 2 inch caliper shall be eligible for full mitigation credit.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 19 OF 26
2. L -2 General Landscaping - For general landscaping of landscaped and screened areas within
parking lots, local collectors and local streets, planting standards of Chapter 18.745, Landscaping
and Screening, shall apply. Trees shall be provided at a minimum 2 -' inch caliper, at a
maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required
landscaping or screening effect within two years. Any tree planted in excess of a 2 -inch caliper
shall be eligible for full mitigation credit.
The applicant has indicated that street trees will be 2 '/ caliper inches and the site plan shows that the
spacing will be no greater than 28 feet. However, the applicant has not shown that the onsite
landscaping along the SW Baylor Street frontage meets L -2 standards and is required to do so as a
condition of approval.
FINDING: Tigard Triangle standards have not been fully met.
CONDITIONS:
• The applicant shall revise plans to indicate that the required pathway will be
paved with scored concrete or other modular paving materials.
• The applicant shall revise the site plan to show that the landscaping between
the parking lot and ROW meets L -1 standards.
• The applicant shall obtain a sign permit or sign a sign compliance
agreement. Any sign shall comply with standards for non - residential
developments within the MUE zone.
• The applicant shall revise plans to show that the on -site landscaping along
the SW Baylor Street frontage meets L -2 standards.
F. STREET AND UTILITY IMPROVEMENTS STANDARDS
Chapter 18.810 provides construction standards for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights -of -Way and Street Widths: Section 18.620.080.A Tigard Triangle Street and
Accessway Standards, requires a local street to have a 60 foot rig - of way width and 36 -foot
paved section. Other improvements required may include on- street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street trees.
This site lies adjacent to SW Baylor Street, which is classified as a local street on the City of Tigard
Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most
recent tax assessor's map. The applicant is not required to dedicate additional ROW along this
frontage.
SW Baylor Street is currently partially improved. In order to mitigate the impact from this
development, the applicant should construct half- street improvements, including relocating the
existing driveway further to the east to align with the approved SDR2006 0 0011.
This site lies adjacent to SW 67 Avenue, which is classified as a local street on the City of Tigard
Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most
recent tax assessor's map. The applicant is not required to dedicate additional ROW along this
frontage.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 20 OF 26
SW 67 Avenue is currently partially improved. In order to mitigate the impact from this
development, the applicant should construct the pavement widening, providing 18 feet from
centerline, and the curb and gutter. The sidewalk and street trees will be constructed when the
existing building is removed and a new office building is constructed. There is an extreme grade
change between the street and the existing home. rf he sidewalk along this frontage cannot be
constructed with the overhead utility poles in their current location. According to code, because the
partial improvement of the frontage in this case the sidewalk, is not feasible due to the inability to
achieve the proper design standards clue to the power poles, the applicant shall pay a fee -in -lieu of the
construction of the public sidewalk, installation of street trees and undergrounding of overhead
utilities, thereby meeting the requirement to provide improvements with this rand use application.
Grades and curves: Section 18.810.030.N states that: 1. Grades shall not exceed ten percent on
arterials, 12% on collector streets, or 12% on any other street (except that local or residential
access streets may have segments with grades up to 15% for distances of no greater than 250
feet); and 2. Centerline radii of curves shall be as determined by the City Engineer.
The grades on Baylor Street and 67t Avenue, local streets, do not exceed 12 %, thereby meeting this
criterion.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant shall construct the -public sidewalk along the SW Baylor frontage. A fee -in -lieu of
construction of the public sidewalk and installation of street trees along SW 67th Avenue shall be
paid prior to a final building inspection. See discussion of half - street improvements above.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
-provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over - sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration
of additional development within the area as projected by the Comprehensive Plan.
There is an existing 8 inch public sewer in SW 67t Avenue. The applicant's narrative states that the
existing building is not connected to the public sewer. The applicant must connect the building to
the public sewer and the disposition of the septic system must be in accordance with Washington
County Health requirements.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire
upstream drainage area, whether inside or outside the development. The City Engineer shall
approve the necessary size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in
2000 and including any future revisions or amendments).
There are no upstream drainage ways that impact this development.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 21 OF 26
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by
the City Engineer that the additional runoff resulting from the development will overload an
existing drainage facility, the Director and Engineer shall withhold approval of the
development until provisions have been made for improvement of the potential condition or
until provisions have been made for storage of additional runoff caused by the development
in accordance with the Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 2000 and including any future revisions
or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the
Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that
local governments institute a stormwater detention /effective impervious area reduction program
resulting in no net increase in storm peak flows up to the 25 -year event. The City will require that all
new developments resulting in an increase of impervious surfaces provide onsite detention facilities,
unless the development is - located adjacent to Fanno Creek. For those developments adjacent to
Fanno Creek, the storm water runoff will be permitted to discharge without detention.
The proposed development will increase the impervious surface area by 4510 square feet. The City of
Tigard requires on -site detention when the increase in impervious surface area exceeds 10,000 square
feet; therefore on -site detention is not required.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under - Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in -lieu of under-grounding costs when the development is proposed to take place on a
street where existing utilities which are not underground will serve the development and the
approval authority determines that the cost and technical difficulty of under - grounding the
utilities outweighs the benefit of under - grounding in conjunction with the development. The
determination shall be on a case-by-case basis. The most common but not the only, such
situation is a short frontage development for which under - grounding would result in the
placement of additional poles, rather than the removal of above - ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right -of -way from the applicant's property shall pay a fee in -lieu of
under - grounding.
There are existing overhead utility lines along the frontages of SW Baylor Street and SW 67` Avenue.
If the fee in -lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the
overhead lines. In this case, the lines are to be placed underground. The applicant has requested they
be placed underground when the new office building is constructed, along with the new sidewalk and
grading work. In light of this request the City will allow the applicant to either place the lines
underground or pay a deposit, equal to the fee -in -lieu, with this land use application in order to meet
this requirement. The 67` Avenue frontage along this site is 200 lineal feet; therefore the deposit
would be $7,000. When the applicant proceeds with the construction of the new office the deposit
will be returned to the applicant and he shall place the lines underground. If a new office
development does not occur within 5 years from date of issuance of this decision the deposit will be
placed in the undergrounding account and the property will have no further obligation for
undergrounding.
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 22 OF 26
ADDITIONAL CITY AND /OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study Findings:
Lancaster Engineering has submitted a traffic report dated February 7, 2003. This report is over 5
years old and was prepared for a previous and similar land use application. The engineer states that
the office will generate 2 p.m. peak trips. He also states that a single family residence will generate 1
p.m. peak trip. The assumption made is that the net p.m. peak trip will travel north because the
aighest number of residences is to the north. The basis of this assumption is unstated. The second
p.m. trip is not addressed. The fees collected for the signal funds have not historically been based on
net trips, but rather on all trips generated by the proposed development. In this case, if one p.m.
peak trip is assigned to the north and one p.m. peak trip is assigned to the south it is to be assumed
that trip will enter the intersection of 68t Avenue and Dartmouth.
With a TEV of approximately 2,660 vehicles at 68` Avenue /Dartmouth Street, the impact from this
development is approximately 0.0376 %. Therefore, based on the same proportion used in the Babies
R Us cevelopment, the project contribution to this intersection is $501.25.
Funds for this intersection must be paid to the City prior to a final building inspection.
Fire and Life Safety:
The applicant shall submit a set of plans to TVFR for review and approval prior to issuance of
permits.
Public Water System:
There is an existing public line in SW Baylor Street and also in SW 67t Avenue. Water service is
provided by Tualatin Valley Water District. Additional service needs shall be coordinated with
TVWD and approved prior to issuance of permits.
Storm Water Quality:
The City has agreed to enforce Surface Water Management SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and
Order No. 00 -7) 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. In addition, a maintenance
plan shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The applicant's engineer has submitted preliminary water quality calculations. Using CWS Table 4 -1
it was determined that for the small amount of new impervious surface added no water quality
treatment is required.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate 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 CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The applicant shall submit a grading and erosion control plan with their PFI permit application for
review and approval.
NOTICE OF TYPE 11 DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 23 OF 26
F. IMPACT STUDY
Section 18.360.090 states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect
of development on public facilities and services. For each public facility system and type of
impact, the study shall propose improvements necessary to meet City standards, and to
minimize the impact of the development on the public at large, public facilities systems, and
affected private property users.
In situations where the Community Development Code requires the dedication of real property
interests the applicant shall either A
specifically concur with a requirement for public right -of-
way dedication, or provide evidence that supports that the real property dedication is not
roughly proportional to the projected impacts of the development. Section 18.390.040 states
that when a condition of approval requires the transfer to the public of an interest in real
property, the approval authority shall adopt findings which support the conclusion that the
interest in real property to be transferred is roughly proportional to the impact the proposed
development will have on the public.
The applicant has submitted an impact study, which shows, along with staff's findings, that there are
adequate facilities to serve the proposed development.
Sewer: The existing building is already connected to sewer through a lateral located about midway
along the SW 67t Avenue frontage.
Water: The site is currently served by Tualatin Valley Water District (TVWD) and will continue to be
served by TVWD. The existing building is connected to a water line in SW 67 Avenue.
Storm Drainage: The proposed development will increase the impervious surface area by 4510 square
feet. The City of Tigard requires on -site detention when the increase in impervious surface area
Y g q P
exceeds 10,000 square feet; therefore on -site detention is not required.
Parks: The applicant will pay a parks system development charge (SDC) at the time of receiving a
building permit.
Transportation: The existing building is located on the corner of SW 67t Avenue and SW Baylor
Street, both local streets. The existing right -of -way meets the standard, except at the corner. The
applicant is dedicating about 31 square feet of right -of -wa for the radius corner and constructing half -
street improvements for the project's frontage on SW 67 Avenue and SW Baylor Street for a total of
300 lineal feet. The Baylor Street improvements have been completed under the previous approval
(SDR2006- 00011). The 67t Street improvements have been partially met under the previous approval
but sidewalk and street tree improvements remain an obligation under this approval. The applicant
will also pay a Washington County Traffic Impact Fee (TIF).
The TIF will be paid at the time of building permits and is a mitigation measure required for new
development, including the proposed home to office conversion. Based on Washington County
calculations, TIF's are expected to recapture 20 percent of the traffic impact of new development on
the Collector and Arterial Street system. The applicant will be required to pay a TIP of $2,184 based
on the proposed building square footage and office use. The TIE includes a credit for the existing
single - family dwelling.
Based on the estimate that total TIF fees cover 20 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this project's traffic impact is $10,920 ($2,184 ± 0.20).
The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the
street system. The unmitigated impact of this project on the transportation system is $8,736 ($10,920
- $2,184). The applicant will be required to mitigate some impacts as shown below:
NOTICE OF TYPE II DECISION SDR2008 -00001 /WATER TOWER PLAZA PAGE 24 OF 26
The proposed development requires a radius corner right -of -way dedication of 31 square feet valued
at approximately $465 based on the estimate of $15 per square foot for unimproved property for
commercial use. The estimated value of an 8 -foot sidewalk improvement along a 200 foot frontage on
SW 67 at $5 /square foot is approximately $8,000. Five street trees at $250 /tree is $1,250. Based on
the City Engineer's findings for the applicant's traffic study, the applicant will also contribute $501
for their fair share toward the signalization funds for two major intersections in the vicinity. A
summary of these costs follows:
Dedicate additional right -of -way $ 465
Sidewalk and street tree improvements on SW 67` 9,250
SW 68th Ave /SW Dartmouth St Signalization Fund 501
Estimated Mitigated Costs $10,226
Estimated Value of Impacts
Full Im act $10,920
Less TIF Assessment 2,184
Less Estimated Mitigated Costs 10,226
Estimated Value of Unmitigated Impacts $- 1,490
The cost of required improvements is roughly proportional. The applicant has proposed the
improvements which are required to meet the standards for the proposed development as well as
future improvements projected by the applicant.
SECTION VII. OTHER STAFF COMMENTS
The City of Tigard Building Division reviewed the proposal and notes that the van accessible space
requires an 8 -foot access aisle and requires the access aisle to be located on the passenger side of the
parking space. Also, the pathway to entry would be required with detectable warnings if pathway
crosses a vehicular way.
RESPONSE: A condition of approval will ensure that the van accessible requirement is met. The
required pathway is addressed by Condition #1.
The City of Tigard Engineering Department reviewed the proposal. Comments and findings are
included in the Access, Egress and Circulation section, Streets and Utility Improvements section of
this decision. Engineering conditions are included throughout the decision. For full comments, see
land use file SDR2008- 00001.
The City of Tigard Police Department reviewed the proposal and has no objections.
The City of Tigard Arborist reviewed the proposal and provided comment that has been included in
the findings for the Landscaping and Tree Removal sections of this decision. For full comments, see
land use file SDR2008- 00001.
SECTION VIII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and has no comments or
concerns regarding the fire apparatus access or firefighting water supplies.
Clean Water Services (CWS) has reviewed the proposal. CWS requirements have been included in
the Engineering conditions and discussed Streets and Utility Improvements section of this decision.
TriMet has been given the opportunity to comment, but did not submit comments.
Tualatin Valley Water District (TVWD) has reviewed the proposal and suggests moving the water
meter directly into the planter strip.
NOTICE OF TYPE II DECISION SDR2008 -00001 /WATER TOWER PLAZA PAGE 25 OF 26
SECTION IX. 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
Final Decision:
THIS DECISION IS FINAL ON JULY 18, 2008 AND BECOMES
EFFECTIVE ON AUGUST 2, 2008 UNLESS AN APPEAL IS FILED.
Appea_l:
T he de cision of the Director (Type II Procedure) or Review Authority (Type II Administrative
Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party
with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with
Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
appeal together with the requirec fee shall be filed with the Director within ten (10) business days of
the date the notice of the decision was mailed. The appeal fee schedule and forms are available from
the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON AUGUST 1, 2008. �
Questions:
If you have any questions, please call the City of Tigard Current Planning Division at (503) 639 -4171
or visit the Permit Center at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223.
er j - 7/17/2008
PREPARED BY Gary agenstecher
Ass crate Planner
NOTICE OF TYPE II DECISION SDR2008- 00001 /WATER TOWER PLAZA PAGE 26 OF 26
! ,"7- j' \ CITY of TIGARD
� \ �. ` ' \ � GEOGRAPHIC INFORMATION SYSTEM
7 \ _
fr, j \ VICINITY' MAP
/ X \ H______i h - -s EssE vSV
� `; I i ! 1 i j_ Q -W- j SDR2008 -00001
i ' f— 7
■
— I � I / // � I j , � % i '
1
1 — i 7 / i WA' l'E R TOWER]
i __ -'` ! �� r -�� 1 PLAZA
1 ,I ; ; 1 1
I 1 I - - - - N I
I i 1
1 1 Bs
i / / /// _ J LEGEND:
ST SUBJEC 1'
Q I — .— :-T'CG .W. HAINES SIZE
q IF ,. j I J CV
lo i.
---- -- RA -YL R ST b _�
1 w
1
Q 1 II >- W
a
1 ----- _I A
s w. s OU THVIe ST
im illiL
MEM
_ / : '.; . N.
Tigartl Area Map co
�� ST I N
i / I z
s _ 1
0 100 200 300 400 500 Feet , . I � 1 1 388 feet
i I ,
•
..� S .W. KR ∎II,4$
I - -� S.W. D OUGLA S ST. „
� — r L .
� DARTMOUTH ST
Information on this map is for general location only and
_______________L, sw DOUGLAS OR should be verified with the Development Services Division.
I I
I I I I wI I � 1= / / / i i H/ / . � . • \ h ttp: / /www.ci.tige.
Community Development Plot date: May 27, 2008; C:lmagic \MAGICO3.APR
EA" c
E
l�2 ,o � le
E R PLAZA 1 : RB �_ _ R
T W .
WATER .
ii
AT DEVELOPMENT S I T E PLANS 4' C1A5 'C ASPHALT CONCRETE g /120
(PVC IN 2 LIFTS)
sm. CUR,, l
OREGON LAW REQUIRES YOU To FOLLOW RULES 2 ' OF 3/4'( - ) LEVEIJNG ROCK
ADOPrtn eT DIE OREGON UDC, NOnDCAOON CENTER. 13' OF 1 - 1/21 BASE ROCK
1005E RUES ARE SET FORT? IN ONN 952 -001-0010 THROUGH
OM 952 -001 -0090. YOU MAY OBTAIN COPIES CF THE RUES BY TYPICAL SECTION
CALLING THE CENTER AT (Soo) 132-214. OR (5w) 232 -197. LOCATED IN THE NW 1 /4 OF THE NE % OF SECTION 4 6700 AVENUE IMPROVEMENT
JDCOVET TOWNSHIP 2 SOUTH RANGE 1 WEST WILLAMETTE NO SCALE
(46 HOURS NOTICE REQUIRED PRIOR TO EXCAVATION) MERIDIAN WASHINGTON COUNTY, OREGON e. - N ti
30
ONE CALL SYSTEM IV
( W A S, CABLE. Ott Cr II - 503 -3N -6699 �lld :19,x, a' 1 -1z'
-, 111 S .04RO � IXISTIMG
PORRANO GENERAL ELECTRIC , 1 ] , I ` y
EX Pw
REPAIR FMFROENCIRC O TA%EOT H `1 11 zx� O'RZ.7ex
NATURAL GAS B0° -ee2 -3377 4 ..24 =V 300
NORTHWEST NAT '^"r „12 - . _ -`•,.. , ✓ -:r -. \� \ \ \
VERI2ON 600 -461 -2000 i m -.•.. ` -e
PORTIA. GENERAL ELECTRIC 503- 542 -601e ■ I
¢EMNwATER 5077.¢5 sw - e6 OR 503- 841 -5ss1 ! tt 100.00. ' SIDEWALK lazy 4' CLASS HALT CCONCREIE
CONCAST 5 35 -605 -4664 STD. CURB la
IN 2 O OF ncARO P.M LOCATION WRNS 0 -619 -1554 2 OF 3/4'( -) LEVEIJNC ROCK
1 „E TOR, w 10 1004 AND PR TECn „c , S 301 °T 8 13' OF 1 - 1/2'( - ) BASE ROCK
COMPLY TH
MUST COMPLY MTH E REGUTADONS O' O.R.S. 757.541 51.541 10 TO 75 757.571. .511. ;
J' TYPICAL SECTION
BAYLOR !1 E BARRI:NNEM
I — — SCNL
s W I -8 :a OT k
> : ” OWNFR /DFVFLOPER; PI ANNFR: FNGINFFR & SURVEYOR;
I 1 'Do TAXLOT Q _.... � j T saa °i KO WATER RD. 0 000 07223 LLC PORTER
03T ND. O REGON 97225 e DS . ASSOCIATES. TICS B ST.
T- , I NOTE LOTS SHOW ME PHONE: (503) 6 }9 -315] •
2 j OV WASNIM MO P O
[QUNT
i ........_...,:. ,. ....._ 3 ASSESSOR'S MA
1 I\ $ I .'g 44 +
41 ` ffffffff1MM iiiiiiffffIIIIIffffffIn. N. � ; ; �
I ` '� :
30' �30'T30'�
1 .,/,.. al co id .,...-- .....,... :_s,.. 1-1-tc ---
VISUAL CLEARANCE DETAIL — — — • O sixwA x i 1 � • }
rc`. 'f Q P
SITE INFORMATION; { I ” �, f I t
TAY IMP 15 -1-3600 / ” ""
TAX LOTS 301. 400 a 500 _.____,_ _ ____ T.O M. / _- _._.....__. ...__. _... _ _. ___.. j I
ADDRESS: 11560 SW 67TH AVENUE • ' / S W B A Y L O R S T. ( / 1 -
GROSS SITE AREA - I5.000 S.F. ' �.�• - VICINITY MAP
y __......... i . .... ___._ _ -._ ......_..... ___'___. ..• NO SCALE
k SHEET INDEX: II ( aEaxA'AON ncv I Cover Sheet and Vicinity Map, Street Sections. .... .1 of 7
A. BRASS OISN IM 1 84 M E CURB HE A CATCH BASIN AT ME N'w CORNER O' SAL 3200 T erlsrtl Notes 2 of 7
PION STREET AND 66TH AVE.WIE I Plan ¢ 2a3.az MC SW I eroding and ESC P 3 of 7
TA'o°i T
3900 N D A160T
3600 SW Baylor Street end Storm Line A Plan and ProNs .4 of 7
sir IRON Roo Ar INIERSCCno DF so 6700 SW 87tH Avenue end Storm Line B Plan and Profile. .6 of 7
MINX AND Sw 9AriOR STREET I CRy of Tigard Standard Details .8 of 7
6EVARW- 344.00 FEET I i '
` CWS Standard Detail" 7 of 7
m 10
SCAM 1' -20
REFERENCE INFORMATION AND NOTES: . Holm WATER TOWER PLAZA
T.c.M. 0 ON 40 Ow PLAZA LL AS SNOW
C
11580 91r 87TH AVE.. TIGARD, OREGON OT223 9`9 -
S . L C.M. PH (603) 824 -7710 0 Pax (503) 1139 -6623 PRE-DST
.wM. Y 774/0 , . q „ .
HARRIS- MCMONACLE SO SOCIATES, INC. COVER SHEET
AIR 4/ 17/06 ' 4/ p VICINITY MAP AM) STREET SECTIONS d 7
REFER TO MALMO FOR WEST REVS. '1°NE l epo Ab-