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SDR1997-00009 SDR97 - 00009 PACIFIC REALTY VENTURES INDUSTRIAL PARK I DECISION A , SITE DEVELO I EVIEW[SDR)91-0009 h CITY OF TIGARD PACIFIC R 5., RES INDUSTRIAL PARK 4..,44%, m comuni t sap ing A Better community SECTION I: APPLICATION SUMMARY CASES: FILE NAME: PACIFIC REALTY VENTURES INDUSTRIAL PARK Site Development Review SDR 97-0009 PROPOSAL: The applicant has requested Site Development Review approval to construct a two (2) building industrial park of 9,540 and 33,490 square feet. OWNER: Ronald and Sharon Clark APPLICANT: Dan Maloney Loy Clark Pipeline Pacific Realty Ventures 16880 SW Silver Ridge Lane 16325 SW Boones Ferry Rd. Beaverton, OR 97007 Suite 203 Lake Oswego, OR 97035 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: Industrial Park; I-P. The Industrial Park Zoning District allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15850 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. The site is north of SW Durham Road on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION II: STAFF RECOMMENDATION Staff finds that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, the Director hereby APPROVES this application, subject to the following Conditions of Approval: DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 1 OF 17 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department (503) 639-4171.) 1. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 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. curb and gutter; D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. five (5)-foot concrete sidewalk; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; I. street signs (if applicable); J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 2 OF 17 6. Water connections for this project shall be reviewed and approved by the Water Department as a part of the public improvement plan review process. STAFF CONTACT: Rich Sattler, Operations Department. 7. The applicant shall submit a design for the new storm drainage system in SW 74th Avenue. The design shall accommodate all existing street runoff, as well as, all existing off-site storm water runoff that presently discharges into the right-of-way (ROW) ditches. The final design of the street drainage system shall be reviewed and approved by the Engineering Department. 8. Upsizing of the existing 12-inch culvert under SW 74th Avenue, as well as, any other existing public storm line impacted by this development and found to be inadequately sized, shall be completed by the applicant as a part of this project. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 12. The applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to issuance of the site and/or building permit. 13. The applicant shall provide written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. STAFF CONTACT: Mark Roberts, Planning Division. 14. The applicant shall provide a floor plan for "Building B" demonstrating that the floor plan configuration complies with the minimum parking standard. STAFF CONTACT: Mark Roberts, Planning Division. 15. A mechanical equipment plan shall be provided that demonstrates rooftop equipment will be screened due to its location on the rooftop or by the building parapet. STAFF CONTACT: Mark Roberts, Planning Division. 16. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being provided. STAFF CONTACT: Mark Roberts, Planning Division. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 3 OF 17 17. The required trail easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. STAFF CONTACT: Mark Roberts, Planning Division. 18. The applicant shall provide a security lighting plan for review and approval. STAFF CONTACT: Jim Wolf, Police Department. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 19. 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. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 21. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, Building Division. 22. All site improvements shall be installed and maintained pursuant to the approved revised site plans. STAFF CONTACT: Mark Roberts, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: In 1988, the Hearings Officer approved Sensitive Lands Review (SLR) 88-04 for the subject property to place 200 cubic yards on the property to fill an existing "draw" within a portion of the site that is bisected by the sewer easement. No other development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned R-7; Residential, 7 units per acre, and has been developed with detached single-family residences. The area east of SW 74th is predominantly developed with industrial uses. Southwest 74th Avenue is presently a mixture of undeveloped, partially developed, and newly developing industrial uses with some older residential uses. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 4 OF 17 Site Information and Proposal Description: The subject site contains approximately 5.24 acres and is developed with a single-family residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop approximately 3.36 acres of the site with two (2) industrial buildings with a total square footage of 40,030 square feet. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 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 standard, 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 specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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 not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did specially concur with the construction of half street improvements and provide storm and sewer facilities. A pedestrian way is shown on the City Comprehensive Plan Park, Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed. Providing a pedestrian way will provide a linkage to the existing, partially constructed pedestrian system along Fanno Creek. According to the Washington County TIF ordinance, 32% of a project's impacts are met by its TIF assessment in Tigard. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the equation provided by the Larson, Mackenzie Engineering, Dolan Findings, June, 1995. The proposed industrial buildings will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system that must be accommodated by infrastructure improvements. According to the TIF Ordinance, an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1 ,000 square feet of gross floor area. Because the applicant has proposed to develop 40,030 square feet of Industrial Park space, this new use would be expected to generate 279 vehicle trips per day. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF Ordinance. Using the above, the unmitigated impact of the proposal is as follows: DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 5 01 11 Full Impact 279 x $537.50 = $ 149,962 Less TIF Assessment 279 x $172.00 = $ 47,988 Unmitigated Impact $ 101,974 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94% of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system-wide improvements of ten (10)%. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8)%. This yields a mitigation value as follows: 279 trips x .06 x $537.50= $8,997 to 279 trips x .08 x $537.50 = $11,997 These figures would reduce the unmitigated impact to $89,977 or $92,977 depending on the use of six (6) or eight (8)%. The value of the land needed for a 15-foot-wide easement for a pedestrian path is determined by the need for approximately 6,000 (400 feet x 15 feet) square feet. This is based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of floodplain property is $20,000 per acre. The 6,000 square feet needed for the pathway is approximately .13 acres. The value of this area is approximately $2,754. The March 1997 Fanno Creek Trail Study indicates that a boardwalk type trail should be used within this portion of the trail. Assuming the general alignment discussed within this report were used and a boardwalk type trail is built, the total cost of construction of this segment of the trail is expected to be approximately $64,000 (400 lineal feet x $160 per lineal foot). Because the unmitigated impact of providing a pedestrian network is estimate at $8,997 to $11 ,997, construction of the trail is not roughly proportional to the projects. Because the overall Arterial and Collector Street infrastructure traffic costs are partially unmitigated in the range of $89,997 to $92,997 and the total impact of the pedestrian facilities are roughly $8,997 to $11,997 of the total unmitigated impact. The required easement has an estimated value of approximately $2,754. The easement addresses a portion of the traffic impact that is not mitigated through impact fees. Therefore, the requirement of an easement, but not the construction of the pathway, meets the rough proportionality test. Use Classification: Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. The applicant is proposing to build an industrial park to provide space for warehouse, manufacturing, and office space. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 6 OF 17 Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 25% landscaping. The site has a width of approximately 660 feet, thereby, exceeding the minimum lot width requirement. The total area of the site is approximately 5.24 acres. The applicant is proposing to develop 3.36 acres (146,726 square feet). The applicant is proposing approximately 47,478 square feet, or 32% of the developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated on the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, a row of Compact Japanese Holly, Japanese Photinias and Spring Bouquet Laurustinus shrubs are proposed along the 74th Avenue frontage to provide screening. Based on their size at maturity, these plantings are expected to adequately screen the parking lot from view of the adjoining right-of-way. A total of 36 trees are proposed throughout the site that can shade portions of the parking lot. Because 138 parking spaces are proposed, the proposed trees provide for a ratio of one tree for every 3.8 parking spaces that is in excess of the minimum standard. A total of eight (8) roll-up loading doors have been proposed on three (3) building elevations. Landscaping along the perimeter of the site including street trees and parking lot trees are proposed which would screen these loading areas to the extent possible. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided 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. As indicated on the site plan, vision clearance will be provided in accordance with this section. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 7 OF 17 Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) parking space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area) for Wholesaling, storage, and distribution. The parking ratio for "Building A" indicated that the entire building is to be utilized by office users at one space for each 350 square feet of floor area with 28 spaces being required. Upon review of the site plan, 38 spaces are shown which complies with this standard. The parking analysis incorrectly indicated that "Building B" is to have 33,490 square feet of warehouse space and approximately 6,000 square feet of office area. The total square footage of this building is proposed to be 33,490. Assuming that all but 6,000 square feet is to be warehouse space, a total of 58 spaces would be required. Because 28 spaces would be required for a 27,490 square feet of warehouse space and 30 spaces for related office uses. A total of 96 parking spaces are shown to serve "Building B". Therefore, it is expected that "Building B" can accommodate varying use configurations where the structure is primarily used for warehouse purposes. The applicant shall provide a floor plan for "Building B" demonstrating that the floor plan configuration complies with the minimum parking standard. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 5 disabled parking spaces if 101 to 150 parking spaces are provided. The plan shows the provision of a total of six (6) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because a minimum of 86 parking spaces are required to serve this site, a minimum of six (6) bicycle parking spaces are required. The plan shows that bicycle parking racks will be provided in three (3) locations but not the number of bicycles that would be accommodated by each rack. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being provided. Off Street Loading: Section 18.106.080 requires that off-street loading spaces be provided for buildings in excess of 30,000 square foot. The applicant has proposed a series of loading bays for each of the two (2) buildings, in compliance with this standard. Access: Section 18.108.080 requires that commercial and industrial uses that require more than 100 parking spaces provide two (2) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is satisfied as the preliminary plan shows the provision of three (3), twenty-four (24)-foot access drives to SW 74th Avenue. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 8 OF 17 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a walkway connection that is in compliance with the aforementioned standards from the main building entrances to SW 74th Avenue, thereby, satisfying this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan that 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 plans show the provision of two (2) trash enclosures that comply with the City's visual clearance standards in terms of their location. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of these facilities. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Chapter 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180(A).1. These chapters are, therefore, found to be inapplicable as approval standards. Site Development Review - Additional Approval Standards: Section 18.120.180(A)(2- 18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.(A): (3) (Exterior Elevations), (5) (Privacy and Noise), (6) (Private Outdoor Areas: Residential Use), (7) (Shared Outdoor Recreation Areas: Residential Use),), (9) (Demarcation of Spaces), (12) (Public Transit), (17) (Signs) and are, therefore, found to DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 9 OF 17 be inapplicable as approval standards. These sections are addressed elsewhere within this report. THE FOLLOWING SUBSECTIONS ARE FOUND TO BE APPLICABLE FROM SECTION 18.120.180(A): (2) (Tree Removal), (4) (Buffering and Screening and Compatibility Between Adjoining Uses, (8) (Open Space Dedication), (10) Crime Prevention and Safety), (11) (Access and Circulation), (13) (Parking), (14) (Landscaping), (15) (Drainage), (16) (Provisions for the handicapped), and (18) (Underlying Provisions of the Zone) and are addressed immediately below or elsewhere within this staff report. Relationship to the Natural and Physical Environment: Section 18.120.180(A).2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the one (1) existing tree identified on the property. Buffering, Screening and Compatibility between adjoininq uses: Section 18.120.180(A).4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). Section 18.120.180(A).4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. A mechanical equipment plan was not provided that demonstrates rooftop equipment will be screened due to its location on the rooftop or by the building parapet. Pedestrian Pathway: Section 18.120.180(A).8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The rough proportionality discussion elsewhere within this report indicates that the value of the site's Sensitive Lands area is valued at approximately $37,600. Based on the assumption that a pedestrian friendly environment would replace 6-8% of the vehicle trips that would be expected, the unmitigated pedestrian facilities' impact for this site is estimated to be approximately $8,997 to $11,997, as reviewed elsewhere in detail within this staff report. Therefore, dedication of the Sensitive Lands Areas to the City is not found to be proportional to the likely impact of this development. The proposed plan does not show the provision of a pedestrian pathway. The applicant has agreed to provide a trail alignment study through the property as a Condition of Approval. The applicant has been required to provide a 15-foot-wide easement in accordance with this criteria. The proposed easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 10 OF 17 The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. It may be more viable to located the easement within the 100-year floodplain. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180(A).10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has requested that a security lighting plan be provided. Access: Section 18.120.180(A).11 requires that site access meet the minimum standards set forth in Section 18.108. Provisions for emergency vehicle access circulation shall be addressed. Provisions for pedestrianways and bicycleways shall be provided if such facilities are shown on an adopted plan. The site has been reviewed for compliance with the access standards set forth in Section 18.108 elsewhere within this staff report. Emergency vehicle circulation access has been provided along two sides of "Building A" and around the entire perimeter of "Building B". The Building Division has preliminarily reviewed this plan for Uniform Fire Code compliance. A detailed review and any required site modifications will be completed prior to the issuance of building permits. The applicant has proposed to construct a sidewalk across the property frontage on SW 74th Avenue. Requirements for pedestrian and/or bicycleways have been reviewed elsewhere within this report. Parking: Section 18.120.180(A).13 requires that the standards of Section 18.106, the Clear Vision standards of Section 18.102 and the Access. Egress and Circulation standards of Section 18.108 be reviewed. These standards are reviewed elsewhere within this report. Landscaping Plan: Section 18.120.180(A).14 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Drainage: Section 18.120.180(A).15 requires that the applicant comply with the adopted 1981 Master Drainage Plan. The Engineering Department has reviewed the applicants' preliminary drainage proposal and is discussed elsewhere within this report. Handicapped Accessibility Provisions: Section 18.120.180(A).16 requires that the handicapped facilities be designed in accordance with the requirements set forth in Chapter 487 of the Oregon Revised Statutes. The provision for a handicapped accessible walkway route from the street, and handicapped accessible parking has preliminarily been reviewed within this report. A detailed review for compliance will be conducted prior to the issuance of building permits by the Building Division. Underlying Zoning Provisions: Section 18.120.180(A).18 requires that an application comply with the all other applicable standards of the provisions of the underlying zone shall apply. These standards have been reviewed elsewhere within this report. DIRECTORS DECISION SDP 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 11 OF 17 Street Trees: Section 18.100.030 states that all development projects fronting on a public street shall be required to plant street trees. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows 16 Chantacleer Callery Pear trees spaced at 25 feet on center. Because this species is considered a large species due to its ability to reach 50 feet in height, the trees comply with the spacing standard set forth in this section. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified a single 48-inch caliper Fir tree. The proposed plan will retain this tree. Since the applicant is retaining 100% of the existing trees on site, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. PUBLIC FACILITIES STREETS: This site lies adjacent to SW 74th Avenue, which is classified as a local commercial and industrial street, which requires a 50-foot right-of-way (ROW) and a 34-foot paved width. The applicant's plan indicates they will dedicate additional ROW to provide 25 feet from centerline to meet City standards. The roadway is not constructed to City standards at present, but the City has overlaid the street in the past. In order to mitigate the additional industrial traffic that will be generated by this site, the applicant should improve SW 74th Avenue to meet current City standards. The improvement will include widening of the pavement section, modifications to the horizontal and/or vertical alignment of the street to meet City standards, installation of a curb and sidewalk on the west side, and provision of storm drainage for the roadway, including any existing drainage runoff that enters the ROW. The applicant's plan and narrative indicates they are willing to install these improvements. There are three driveways proposed to serve this site. These driveways are all over 30 feet apart, which meets the City minimum driveway spacing requirement. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 12 OF 17 WATER: There is an existing 12-inch public water line in SW 74th Avenue that has adequate capacity to serve this development. Final construction plans for the water line connections shall be reviewed and approved by the Water Department, as a part of the public improvement plan review. SANITARY SEWER: There is an existing 12-inch public sanitary sewer line that crosses from east to west through the middle of this site. The sewer line has adequate capacity to serve this development. No additional public sewer line work is necessary. STORM DRAINAGE: The topography of this site slopes toward Fanno Creek, to the west. There is an existing 36-inch public storm drainage line that crosses through the middle of this site and discharges into Fanno Creek. It is apparent that this storm line picks up drainage from SW 74th Avenue, as well as certain off-site storm water that presently discharges into the roadside ditches on both sides of the roadway. It appears that there is a 12-inch culvert that crosses 74th Avenue just upstream of the 36-inch pipe; but further upstream to the east, a 24-inch pipe carries off-site drainage to SW 74th Avenue and the 12-inch culvert, which suggests the culvert is undersized. The applicant will need to factor in the entire drainage basin in this area when designing the storm drainage system for SW 74th Avenue to ensure that the system will function adequately during a 25-year storm event. Upswing of the existing 12-inch culvert, as well as any other existing public storm lines impacted by this project and found to be inadequately sized, shall be completed by the applicant as a part of this project. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65% of the phosphorus contained in 100% of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant proposes a series of vegetated swales and a pond to treat the storm water from this site. The facilities appear to be sized adequately for this development. However, a full review of the design shall be completed by the Engineering Department prior to construction. The proposed private water quality facilities will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facilities were constructed in accordance with the approved plan. DIRECTORS DECISION SDR 97.0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 13 OF 17 GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 74th Avenue adjacent to this site. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. SECTION V: AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: The applicant shall address the following plan notes and submit plans for Building Division review that reflect the following revisions: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one (1) or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901 .4.5.(l)(2) & (3). Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901.4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 14 OF 17 The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet for calculating the required fire flow is available from the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. F000dplain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. Erosion Control: A jcint 1200-C erosion control permit is required. PGE reviewed this application and have offered no comments or objections. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 15 OF 17 SECTION VI: STAFF COMMENTS The City of Tigard Water Department provided the following comments: Please attach construction notes, backflow drawings and installation guidelines. Installation of a fireline vault, etc. will be required. As indicated in the construction notes, all water meters are to be protected by a double-check valve assembly (minimum) directly behind the meter. Contractor shall verify water line location. The City of Tigard Building Division provided the following comments: The maximum building size for "Building B" is 12,000 square feet, doubled for yards on four sides, not tripled as the applicant shows. The building must be sprinklered. Provide a fire flow worksheet. Four or more Fire Hydrants may be required. Provide a hydrant flow test report when submitting the fire sprinkler application. The City of Tigard Maintenance Services Division reviewed this application and offered the following comments: The close proximity of "Building A" to the top of the bank of Fanno Creek presents some concerns considering there is a horseshoe bend or dog leg in Fanno Creek in this area. Is this area susceptible to bank erosion from the creek that would endanger the building? Should some precautionary measures be taken at the time of construction? Is the Greenway Tract to be public or private? *Note: The applicant has been required to obtain an erosion control permit as a condition of development. Upon review of Section 18.84, the Sensitive Lands portion of the Development Code, the applicant could obtain administrative review by the City Engineer for bank stabilization land form alteration of up to 50 cubic yards that is not within the 100-year floodway where necessary. The applicant has not proposed to dedicate areas that are within the 100-year floodplain to the City. SECTION VII: 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: THE DECISION SHALL BE FINAL ON MONDAY OCTOBER 20, 1997 74* 414I UNLESS AN APPEAL IS FILED. . :; DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 16 OF 17 Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THEDEADLINE FOR FILING OF AN APPEAL IS 3:30aP.M. ON OCTOBER 20, 1997 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. - October 9, 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP October 9, 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager is curpin/mark_r/sdr97-09.dec DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 17 OF 17 L _4-/i i r- 1 ‘4.. .....-2-----,....-- , ... /I-- _ - ! . / cc r 13 ws .r v .v u r or u ,■.s r.w /1 11,7, -j-■ ' .I � fj \I D / 0 `� L / GREEM1AIf TRACT �w�.r.oa �4 / /# A El G..0 MON MINN IMINal. VI II. lj ' , 1,1.4 ...... , -- ...... ..... /44. ......... I .--."--- .0 I ' FA Ma VNIM / ,n g .■,.s F.F. 141.00 1 11 —, •-j'� iba■-0; F.F. ■ 140.00 1 ••••-••• 3).w90 ,~pl, ma y n P14141 9eua�•+c I�1 Y�..�. Iii' u C e7 CO In `.`` . • ti_..,,'' _�j it , .. .._ .....,_.,,,,_, Nil likunizinimmt, MINIMONIMINIMIONNOM 1111113.8Aligia ^+Ma+ousr....wr.... .... ..r.. ��r I= C = .411111%.. 11 7 wr.r in 11 ■..,A.Y.�/ MINIM y SW 74TH AVENUE MD ar CITY OF TIGARD PLANNING DEPT. L, 1. \\___ r ��., Z,, era solr-.**„ ' ern ■eviit gi : ■WOOD LN , ...... :- '�11 r 1uu1 r ' C a- il srpppll�� i E =. 111 ..1flhulil/ E 1111111 . 1111 \ 1111 = lg. CKABLELN /5♦ �fVl MI • w,< a 1 l y 111111 . .. yco A , a buil -- SU �y” C ' 111111 . _ _ I I l I < - -PARCEL Q e' li i11An II11111111111 F 1 i‘)q \ ME 1 9 0 I E. N °s cI3 RO i=ff- co ,s ---- * ,,,,, ri Li .>,ow 1 I 4111 ma U • i Vicinity Map N 1 SDR 97=0009 Pacific Realty Ventures 74th Avenue Industrial Park 2S 1 12CD $s.4 390 I } m {400 l5.4/Ac. I7±- -- _ !_ - - - -. _.. CC 3 ' Cl.) . N (1„1 g Lei z 596'4 - ._ 727«BT.e S.M.C. 1 • 2 FANNO CRF gi \'•f- _ i 40.75 . . _ . - .302 — .�_� I —I C , 1 r I z I O I (------ ...,,,,_:_:_ 1 4! ,,,,e//,,0 C.S.No.!MSS O a ( r a n I r M. 3 +r TNIS PORTION OF MILL TRACT EXCEPTED I FROM FANNO CREEK ACRE TRACTS _ N54°15'E ` _eau "54°410• IA REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: October 6, 1997 TO: Mark Roberts, Planning Division a- RE:FROM: Brian Rager, Development Review Engineer SDR 97-0009, Pacific Realty Ventures 74th Ave. Business Park Description: This project will be a two-building, 43,030 sf industrial project, to be located in the 16000 block of SW 74th Avenue (WCTM 2S1 12DC, Tax Lot 1400). Findings: 1. Streets: This site lies adjacent to SW 74th Avenue, which is classified as a local commercial and industrial street, which requires a 50-foot right-of-way (ROW) and a 34-foot paved width. The applicant's plan indicates they will dedicate additional ROW to provide 25 feet from centerline to meet City standards. The roadway is not constructed to City standards at present, but the City has overlaid the street in the past. In order to mitigate the additional industrial traffic that will be generated by this site, the applicant should improve SW 74th Avenue to meet current City standards. The improvement will include widening of the pavement section, modifications to the horizontal and/or vertical alignment of the street to meet City standards, installation of a curb and sidewalk on the west side, and provision of storm drainage for the roadway, including any existing drainage runoff that enters the ROW. The applicant's plan and narrative indicates they are willing to install these improvements. There are three driveways proposed to serve this site. These driveways are all over 30 feet apart, which meets the City minimum driveway spacing requirement. ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 1 2. Water: There is an existing 12-inch public water line in SW 74th Avenue that has adequate capacity to serve this development. Final construction plans for the water line connections shall be reviewed and approved by the Water Department, as a part of the public improvement plan review. 3. Sanitary Sewer: There is an existing 12-inch public sanitary sewer line that crosses from east to west through the middle of this site. The sewer line has adequate capacity to serve this development. No additional public sewer line work is necessary. 4. Storm Drainage: The topography of this site slopes toward Fanno Creek, to the west. There is an existing 36-inch public storm drainage line that crosses through the middle of this site and discharges into Fanno Creek. It is apparent that this storm line picks up drainage from SW 74th Avenue, as well as certain offsite storm water that presently discharges into the roadside ditches on both sides of the roadway. It appears that there is a 12-inch culvert that crosses 74th Avenue just upstream of the 36-inch pipe; but further upstream to the east, a 24-inch pipe carries offsite drainage to SW 74th Avenue and the 12-inch culvert, which suggests the culvert is undersized. The applicant will need to factor in the entire drainage basin in this area when designing the storm drainage system for SW 74th Avenue to ensure that the system will function adequately during a 25-year storm event. Upsizing of the existing 12-inch culvert, as well as any other existing public storm lines impacted by this project and found to be inadequately sized, shall be completed by the applicant as a part of this project. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) 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 is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 2 water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant proposes a series of vegetated swales and a pond to treat the storm water from this site. The facilities appear to be sized adequately for this development. However, a full review of the design shall be completed by the Engineering Department prior to construction. The proposed private water quality facilities will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facilities were constructed in accordance with the approved plan. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW 74th Avenue adjacent to this site. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 3 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1 . Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 17 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. curb and gutter d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk f. street striping ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 4 g. streetlights as determined by the City Engineer h. underground utilities street signs (if applicable) j. driveway apron k. adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 6. Water connections for this project shall be reviewed and approved by the Water Department as a part of the public improvement plan review process. 7. The applicant shall submit a design for the new storm drainage system in SW 74th Avenue. The design shall accommodate all existing street runoff, as well as all existing offsite storm water runoff that presently discharges into the right-of-way ditches. The final design of the street drainage system shall be reviewed and approved by the Engineering Department. 8. Upsizing of the existing 12-inch culvert under SW 74th Avenue, as well as any other existing public storm line impacted by this development and found to be inadequately sized, shall be completed by the applicant as a part of this project. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 12. The applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 5 i fee option is chosen, it shall be paid prior to issuance of the site and/or building permit. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 13. 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. 14. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand- drawn, then a diskette is not required. 15. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. (STAFF CONTACT: David Scott, 639-4171, ext. 311). is\eng\brianr\comments\sdr97-09.bdr ENGINEERING COMMENTS SDR 97-0009 Pacific Realty Ventures PAGE 6 REQUEST FOR COMMENTS CITY TIiGARD �(1� Community'Development RECEIVED PLANNING \ nV' Shaping A Better Community DATE: September 19,1991 V SEP 2 9 1997 TO: David Scott,Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:[5031639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW MDR]91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,199/. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: X)rn�� ( t;, s if e <d•, G� ' 1714 tJ 12, e vo f if- ,-/ Ie %v -u+��t v., Y riper /\/ tr% 1.rr� e f 4A2 , rap ,� 7 TW ow FIB1 Idi/�rt ruJI` 82 Pp'tnitltr.-cc/ I c/v _ i ow . 7)74/ h P r� L.t ►- oc' / 6 !/ d 41. 7 Gt tt 1- -41 Li., 1-- / v-e,t1 r L-A--e r■ f U � .e J1i j - 71 IC ft` r�i7 L, // � r1 V (Please provide the following information)Name of Person's]Commenting: t' Phone Numbers) �a j SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAUREOUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF ITIOARD• Community Development Shaping;A.Better Community DATE: September 19,1997 TO: Michael Miller,Operations Water Department Manager FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:(503)639-4171 Fax:(5031684-7297 RE: SITE DEVELOPMENT REVIEW MDR]91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. _x Written comments provided below: CbnSliuL.1.91 (le f r , ta_t_Ylivw raolvvv_ r I r1 114.11_4' ksAi I inu . hAac inn k1 a_ ro h c4.ta,a ivlI� �� 1,A t�S11at� 0c_11,A 4t re l l v vd -� , . ClS I rrJ t r a 4[ci isrCrkt C 41'15 iY cAL4t u i i14 465 a,t t l�c`.k r rna_i,r S a re- ((lam i o �C c,-it.d b c. ri o k b li C ht c dC 1 -v&O uc ct S S.P rv►b(i (m I n. fie cr4 I� be k 1►1c1�1► Con Y& .ar 1��Y+ (c-) k)&A ( h l -u I OcA' 14Vx •, 4 (Please provide the following informations)Name of Persontsl Commenting:; �cx-- r— Phone Number/s/: 6351- /7/ SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAUREOUEST FOR COMMENTS t 114 • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 2, 1997 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Pacific Realty Ventures 74th Ave. Industrial Park, SDR 97-0009 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44(Unified Sewerage Agency's Construction Design Standards,July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year,24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. FLOOD PLAIN Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. 155 North First Avenue,Suite 270, MS 10 Phone:503/648-8621 Hillsboro,Oregon 97124 FAX:503/640-3525 • October 2, 1997 Mark Roberts, City of Tigard 74th Ave. Industrial Park Page 2 SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. EROSION CONTROL A joint 1200-C erosion control permit is required. REQUEST FOR COMMENTS OF TIIGARD Community Development Shaping At Better Community RECEIVED PLANNING DATE: September 19,1991 SEP 2 4 1997 TO: Brian Moore,PGE CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:(5031639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW MSDRI 91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK IThe applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 44 (Please provide the following information'Name of Persons)Commenting: Phone Numberlsl:• `t - SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAUREOUEST FOR COMMENTS RE UEST FOR COMMENTS 1 O .� , Q / CITY OF TIGARD AP. RECEIVED PLANNING \/ Community Development 'j Shaping A Better Community DATE: September 19,1991 SEF 2 4 1997 CITY 0 TO: Tigard Police Department Interim Crime Preuenhtionumcer FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:15031639-4171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK < The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. — Please contact of our office. Please refer to the enclosed letter. / Written comments provided below: \)15t coc4,‘`nall ok G eda \ b",t4 aA \t�V.13 Sc ?1"\t S k)1\\.‘6° ac91- oCe'VeCab\.e-1 ArS 1.(3_54o, P.9• v (Please provide the folfinving information)Name of Person(s)Commenting: 6;M vJolk I Phone Number/si: \ • ■ B 1 .1-41 SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS ` �'� CITY OF TIGARD RECEIVED PLANNING Community Development DATE: September 19,1991 SEP 2 4 1997 ANY Shaping Better Community �l TO: John Roy,Property Manager CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:15031 639-4171 Fax:15031 684-7297 RE: SITE DEVELOPMENT REVIEW ISDRI 91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provide below: Az t' ,e /u Y e //-- / ./i4e:/d% %. • _ALCL .4-L:�. . - (--6 __L �' �. ,. J.v�� 1 ME i PAL ! - i 74�� l W7,W' / l�� 44,eaaeff,izek- - I 14. 4. s f■A,.:Li / .LJ .1r� L / - ' /L e i V✓ �TiGG / ; 4'.4f/ -CY /14,67A--/Ceic7 (Please provide the foffowing information)Name of Personisl Commenting: rd1/(L /-\ tiz-r I Phone Number/s/: � 3 —c f 7 ( y 3 3 SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUS RIAL PARK PROPOSAUREOUEST FOR COMMENTS REQUEST FOR COMMENTS CITY TIIGARD Community Development • Shaping A Better Community DATE: September 19,1991 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner Phone:(5031639-4171 Fax:(5031 684-7291 RE: SITE DEVELOPMENT REVIEW(SDRI 91-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants. LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MONDAY-SEPTEMBER 29,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V (Please provide the following information)Name of Personlsl Commenting: I Phone Numberlsl: I SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION UST FIN LAND DSE a OEVEIOPMEIIT APPLICATIONS CIT Aria (C) RI (SI (WI CITIZEN INVOLVEMENT TEAMS al Mace ter r.rlsw Is Minn PTNN s) FILE NM.: 5D►2 q 7-000 q FILE NAMEISJ: Qc�l'Hc Gfit.I V,20-1uve1 a&+"aI QA CITY OFFICES _ADVANCED PLANNING/Nadine Smith,w..rq sa.r.. 1,"COMMUNITY DVLPMNT.DEPTJD w,t, f. ,.. POLICE DEPT./c,...a... ore. 1. BUILDING DIVJDavid Scott,e..poa.r L-' INEERING DEPTJBnan Rager,oe...n....ew+.., ✓WATER DEPT./Michael Miller,o,..„.�..,. _CITY ADMINISTRATION/Cathy Wheatley, :iyR.ra.r d'OPERAT1ONS DEPTJJohn Roy,P..«ny.A.P. _OTHER SPECIAL DISTRICTS _TUALATIN VALLEY FIRE&RESCUE _TUALATIN VALLEY WATER DISTRICT UNIFIED SEWERAGE AGENCY Fire Marshall Administrative Office Julia Huffman/SWM Program Washington County Fire District PO Box 745 155 N.First Street (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE IURISDICnINS CITY OF BEAVERTON CITY OF TUALATIN _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street.NE Beaverton,OR 97076 PO Box 369 PO Box 59 Salem,OR 97310-1337 Tualatin,OR 97062 Portland,OR 97207 _ Larry Conrad,sa'wrpun,.r _OR. PUB.UTILITIES COMM. _Mike Matteucci,wymtea.coax METRO OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem.OR 9 731 0-1 380 _CITY OF DURHAM Portland,OR 97232-2736 Portland,OR 97232 City Manager US ARMY CORPS.OF ENG. lo PO Box 23483 _Paulette Allen,o .m wnacww.coomne. _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Durham,OR 97281-3483 Mel Huie,Gra.upaassCoauira(CPA•ezoA's) 1175 Court Street,NE PO Box 2946 Salem,OR 97310-0590 Portland,OR 97208-2946 CITY OF KING CITY _METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building 116,Suite 540 Aeronautics Division Dept.of Land Use&Trans. King City,OR 97224 Portland,OR 97232-2109 Attn: Tom Highland,Prwq 155 N.First Avenue 3040 25th Street,SE Suite 350,MS 13 CITY OF LAKE OSWEGO _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro.OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ODOT,REGION 1 Brent Curtis cc4AI.> Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera Sonya Kazen,as4c2r.R.,,_CO ae Scott King(CPA's) Portland,OR 97208-3621 123 NW Flanders _Mike Borreson _CITY OF PORTLAND Portland.OR 97209-4037 _Jim Tice nox.i David Knowles,Pi..q e.m o.. OREGON,DEPT.OF ENVIRON.QUALITY _Tom Harry(Current Pt xam Portland Building 106,Rm. 1002 811 SW Sixth Avenue _ODOT,REGION 1-DISTRICT 2A _Phil Healy(Curers Pt A> 1120 SW Fifth Avenue Portland,OR 97204 Jane Estes,Pemr So.o.av Portland.OR 97204 PO Box 25412 Portland,OR 97298-0412 I11UTY PROVIDERS AND SPECIAL MERCIES _BURLINGTON NORTHERN R/R _METRO AREA COMMUNICATIONS _SOUTHERN PACIFIC TRANS.CO.(RJR) _TRI-MET TRANSIT DVLPMT. Administrative Office Jason Hewitt Clifford C.Cabe,Construction Engineer Michael Kiser,Project Planner 1313 W. 11th Street Twin Oaks Technology Center 5424 SE McLoughlin Boulevard 710 NE Holladay Street Vancouver,WA 98660-3000 1815 NW 169th Place.S-6020 Portland,OR 97232 Portland,OR 97232 Beaverton,OR 97006-4886 _COLUMBIA CABLE COMPANY TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS Craig Eyestone _NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW Bngadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street Beaverton,OR 97005 220 SW Second Avenue Portland,OR 97201 Portland,OR 97204 Portland,OR 97209-3991 _GENERAL TELEPHONE Paul Koft.Engineering - PORTLAND GENERAL ELECTRIC COMPANY MC: OR030546 Brian Moore Tigard.OR 97281-3416 14655 SW Old Scholls Ferry Road Beaverton,OR 97007 h.Wanyvnaatarsv1cno mat 2-May-97 MAILING RECORDS AFFIDAVIT OF MAILING CRY OF TIOARD Community,Development .Sjutpeng,i;Better Community s'rnr O'F OgaGON ) County of Washington )ss. City of Tigard ) I, Patricia L Lansford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist H for the City of Tigard, Washington County, Oregon. ❑ That I served NOTICE OF (AMENDED 0) PUBLIC HEARING FOR: Meth Mow UlosnYrb) MOW nssC WIN NM {wet sssrssrls. IMM O ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council That I served NOTICE OF (AMENDED ❑) DECISION FOR: Mock /141111.11•011111111) City of Tigard Planning Director O That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: Ala lot aria mileallo) {wet ssurswisor to Now} City of Tigard Planning Director Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council C' That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL OBDER/OTRER NOTICEISI of which is attached, marked-4 hibit "A" was mailed toe h named person(s) at the address(s) shown on the attached list(s), matted Em16 ", an the � da of (V0A4tr 1991, and deposited in the United States Mail on the day of lar,,,i1r2a _ 1997, postage prepaid. (Person that Prepared Ni cot Subscribed and sworn/affirmed before me on the `) day of "GCii , 19( ,�- OFFICIAL SEAL ///r4•. DIA JELDER G� c—/�R ��"; N0BLC OR / „: MY COMMISSION EXPIRES SEPTEMBER 07.i999 NOT Y PUBLIC OF ORE 1 N My Commission EWglirts: ISLE!NHL: =E rasp 91-e609 EXHIBIT A NOTICE OF DECISION SITE DEVELOPMENT REVIEW ISDRI 97-0009 CITY OF TIGARD PACIFIC REALTY VENTURES INDUSTRIAL PARK Community Deveropmen t Shaping Better Community SECTION I: APPLICATION SUMMARY CASES: FILE NAME: PACIFIC REALTY VENTURES INDUSTRIAL PARK Site Development Review SDR 97-0009 PROPOSAL: The applicant has requested Site Development Review approval to construct a two (2) building industrial park of 9,540 and 33,490 square feet. OWNER: Ronald and Sharon Clark APPLICANT: Dan Maloney Loy Clark Pipeline Pacific Realty Ventures 16880 SW Silver Ridge Lane 16325 SW Boones Ferry Rd. Beaverton, OR 97007 Suite 203 Lake Oswego, OR 97035 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: Industrial Park; I-P. The Industrial Park Zoning District allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15850 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. The site is north of SW Durham Road on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION II: STAFF RECOMMENDATION Staff finds that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, the Director hereby APPROVES this application, subject to the following Conditions of Approval: DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 1 OF 17 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department (503) 639-4171.) 1 . Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 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. curb and gutter; D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. five (5)-foot concrete sidewalk; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; street signs (if applicable); J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 2 OF 17 • 6. Water connections for this project shall be reviewed and approved by the Water Department as a part of the public improvement plan review process. STAFF CONTACT: Rich Sattler, Operations Department. 7. The applicant shall submit a design for the new storm drainage system in SW 74th Avenue. The design shall accommodate all existing street runoff, as well as, all existing off-site storm water runoff that presently discharges into the right-of-way (ROW) ditches. The final design of the street drainage system shall be reviewed and approved by the Engineering Department. 8. Upsizing of the existing 12-inch culvert under SW 74th Avenue, as well as, any other existing public storm line impacted by this development and found to be inadequately sized, shall be completed by the applicant as a part of this project. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 12. The applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to issuance of the site and/or building permit. 13. The applicant shall provide written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. STAFF CONTACT: Mark Roberts, Planning Division. 14. The applicant shall provide a floor plan for "Building B" demonstrating that the floor plan configuration complies with the minimum parking standard. STAFF CONTACT: Mark Roberts, Planning Division. 15. A mechanical equipment plan shall be provided that demonstrates rooftop equipment will be screened due to its location on the rooftop or by the building parapet. STAFF CONTACT: Mark Roberts, Planning Division. 16. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being provided. STAFF CONTACT: Mark Roberts, Planning Division. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 3 OF 17 • 17. The required trail easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. STAFF CONTACT: Mark Roberts, Planning Division. 18. The applicant shall provide a security lighting plan for review and approval. STAFF CONTACT: Jim Wolf, Police Department. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 19. 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. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 21 . Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, Building Division. 22. All site improvements shall be installed and maintained pursuant to the approved revised site plans. STAFF CONTACT: Mark Roberts, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: In 1988, the Hearings Officer approved Sensitive Lands Review (SLR) 88-04 for the subject property to place 200 cubic yards on the property to fill an existing "draw" within a portion of the site that is bisected by the sewer easement. No other development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned R-7; Residential, 7 units per acre, and has been developed with detached single-family residences. The area east of SW 74th is predominantly developed with industrial uses. Southwest 74th Avenue is presently a mixture of undeveloped, partially developed, and newly developing industrial uses with some older residential uses. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 4 OF 17 Site Information and Proposal Description: The subject site contains approximately 5.24 acres and is developed with a single-family • residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop approximately 3.36 acres of the site with two (2) industrial buildings with a total square footage of 40,030 square feet. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 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 standard, 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 specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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 not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did specially concur with the construction of half street improvements and provide storm and sewer facilities. A pedestrian way is shown on the City Comprehensive Plan Park, Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed. Providing a pedestrian way will provide a linkage to the existing, partially constructed pedestrian system along Fanno Creek. According to the Washington County TIF ordinance, 32% of a project's impacts are met by its TIF assessment in Tigard. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the equation provided by the Larson, Mackenzie Engineering, Dolan Findings, June, 1995. The proposed industrial buildings will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system that must be accommodated by infrastructure improvements. According to the TIF Ordinance, an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 40,030 square feet of Industrial Park space, this new use would be expected to generate 279 vehicle trips per day. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF Ordinance. Using the above, the unmitigated impact of the proposal is as follows: DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 5 OF 17 • Full Impact 279 x $537.50 = $ 149,962 Less TIF Assessment 279 x $172.00 = $ 47,988 Unmitigated Impact $ 101,974 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94% of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system-wide improvements of ten (10)%. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8)%. This yields a mitigation value as follows: 279 trips x .06 x $537.50= $8,997 to 279 trips x .08 x $537.50 = $11,997 These figures would reduce the unmitigated impact to $89,977 or$92,977 depending on the use of six (6) or eight (8)%. The value of the land needed for a 15-foot-wide easement for a pedestrian path is determined by the need for approximately 6,000 (400 feet x 15 feet) square feet. This is based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of floodplain property is $20,000 per acre. The 6,000 square feet needed for the pathway is approximately .13 acres. The value of this area is approximately $2,754. The March 1997 Fanno Creek Trail Study indicates that a boardwalk type trail should be used within this portion of the trail. Assuming the general alignment discussed within this report were used and a boardwalk type trail is built, the total cost of construction of this segment of the trail is expected to be approximately $64,000 (400 lineal feet x $160 per lineal foot). Because the unmitigated impact of providing a pedestrian network is estimate at $8,997 to $11,997, construction of the trail is not roughly proportional to the projects. Because the overall Arterial and Collector Street infrastructure traffic costs are partially unmitigated in the range of $89,997 to $92,997 and the total impact of the pedestrian facilities are roughly $8,997 to $11,997 of the total unmitigated impact. The required easement has an estimated value of approximately $2,754. The easement addresses a portion of the traffic impact that is not mitigated through impact fees. Therefore, the requirement of an easement, but not the construction of the pathway, meets the rough proportionality test. Use Classification: Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. The applicant is proposing to build an industrial park to provide space for warehouse, manufacturing, and office space. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 6 OF 17 Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to • provide a minimum of 25% landscaping. The site has a width of approximately 660 feet, thereby, exceeding the minimum lot width requirement. The total area of the site is approximately 5.24 acres. The applicant is proposing to develop 3.36 acres (146,726 square feet). The applicant is proposing approximately 47,478 square feet, or 32% of the developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated on the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, a row of Compact Japanese Holly, Japanese Photinias and Spring Bouquet Laurustinus shrubs are proposed along the 74th Avenue frontage to provide screening. Based on their size at maturity, these plantings are expected to adequately screen the parking lot from view of the adjoining right-of-way. A total of 36 trees are proposed throughout the site that can shade portions of the parking lot. Because 138 parking spaces are proposed, the proposed trees provide for a ratio of one tree for every 3.8 parking spaces that is in excess of the minimum standard. A total of eight (8) roll-up loading doors have been proposed on three (3) building elevations. Landscaping along the perimeter of the site including street trees and parking lot trees are proposed which would screen these loading areas to the extent possible. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided 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. As indicated on the site plan, vision clearance will be provided in accordance with this section. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 7 OF 17 Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) parking space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area) for Wholesaling, storage, and distribution. The parking ratio for "Building A" indicated that the entire building is to be utilized by office users at one space for each 350 • square feet of floor area with 28 spaces being required. Upon review of the site plan, 38 spaces are shown which complies with this standard. The parking analysis incorrectly indicated that "Building B" is to have 33,490 square feet of warehouse space and approximately 6,000 square feet of office area. The total square footage of this building is proposed to be 33,490. Assuming that all but 6,000 square feet is to be warehouse space, a total of 58 spaces would be required. Because 28 spaces would be required for a 27,490 square feet of warehouse space and 30 spaces for related office uses. A total of 96 parking spaces are shown to serve "Building B". Therefore, it is expected that "Building B" can accommodate varying use configurations where the structure is primarily used for warehouse purposes. The applicant shall provide a floor plan for "Building B" demonstrating that the floor plan configuration complies with the minimum parking standard. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 5 disabled parking spaces if 101 to 150 parking spaces are provided. The plan shows the provision of a total of six (6) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 required vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because a minimum of 86 parking spaces are required to serve this site, a minimum of six (6) bicycle parking spaces are required. The plan shows that bicycle parking racks will be provided in three (3) locations but not the number of bicycles that would be accommodated by each rack. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being provided. Off Street Loading: Section 18.106.080 requires that off-street loading spaces be provided for buildings in excess of 30,000 square foot. The applicant has proposed a series of loading bays for each of the two (2) buildings, in compliance with this standard. Access: Section 18.108.080 requires that commercial and industrial uses that require more than 100 parking spaces provide two (2) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is satisfied as the preliminary plan shows the provision of three (3), twenty-four (24)-foot access drives to SW 74th Avenue. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 8 OF 17 • Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and • located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a walkway connection that is in compliance with the aforementioned standards from the main building entrances to SW 74th Avenue, thereby, satisfying this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan that 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 plans show the provision of two (2) trash enclosures that comply with the City's visual clearance standards in terms of their location. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of these facilities. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Chapter 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180(A).1. These chapters are, therefore, found to be inapplicable as approval standards. Site Development Review - Additional Approval Standards: Section 18.120.180(A)(2- 18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.(A): (3) (Exterior Elevations), (5) (Privacy and Noise), (6) (Private Outdoor Areas: Residential Use), (7) (Shared Outdoor Recreation Areas: Residential Use),), (9) (Demarcation of Spaces), (12) (Public Transit), (17) (Signs) and are, therefore, found to DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 9 OF 17 • be inapplicable as approval standards. These sections are addressed elsewhere within this report. • THE FOLLOWING SUBSECTIONS ARE FOUND TO BE APPLICABLE FROM SECTION 18.120.180(A): (2) (Tree Removal), (4) (Buffering and Screening and Compatibility Between Adjoining Uses, (8) (Open Space Dedication), (10) Crime Prevention and Safety), (11) (Access and Circulation), (13) (Parking), (14) (Landscaping), (15) (Drainage), (16) (Provisions for the handicapped), and (18) (Underlying Provisions of the Zone) and are addressed immediately below or elsewhere within this staff report. Relationship to the Natural and Physical Environment: Section 18.120.180(A).2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the one (1) existing tree identified on the property. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180(A).4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). Section 18.120.180(A).4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. A mechanical equipment plan was not provided that demonstrates rooftop equipment will be screened due to its location on the rooftop or by the building parapet. Pedestrian Pathway: Section 18.120.180(A).8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The rough proportionality discussion elsewhere within this report indicates that the value of the site's Sensitive Lands area is valued at approximately $37,600. Based on the assumption that a pedestrian friendly environment would replace 6-8% of the vehicle trips that would be expected, the unmitigated pedestrian facilities' impact for this site is estimated to be approximately $8,997 to $11 ,997, as reviewed elsewhere in detail within this staff report. Therefore, dedication of the Sensitive Lands Areas to the City is not found to be proportional to the likely impact of this development. The proposed plan does not show the provision of a pedestrian pathway. The applicant has agreed to provide a trail alignment study through the property as a Condition of Approval. The applicant has been required to provide a 15-foot-wide easement in accordance with this criteria. The proposed easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 10 OF 17 The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. It may be more viable to located the easement within the 100-year floodplain. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180(A).10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has requested that a security lighting plan be provided. Access: Section 18.120.180(A).11 requires that site access meet the minimum standards set forth in Section 18.108. Provisions for emergency vehicle access circulation shall be addressed. Provisions for pedestrianways and bicycleways shall be provided if such facilities are shown on an adopted plan. The site has been reviewed for compliance with the access standards set forth in Section 18.108 elsewhere within this staff report. Emergency vehicle circulation access has been provided along two sides of "Building A" and around the entire perimeter of "Building B". The Building Division has preliminarily reviewed this plan for Uniform Fire Code compliance. A detailed review and any required site modifications will be completed prior to the issuance of building permits. The applicant has proposed to construct a sidewalk across the property frontage on SW 74th Avenue. Requirements for pedestrian and/or bicycleways have been reviewed elsewhere within this report. Parking: Section 18.120.180(A).13 requires that the standards of Section 18.106, the Clear Vision standards of Section 18.102 and the Access. Egress and Circulation standards of Section 18.108 be reviewed. These standards are reviewed elsewhere within this report. Landscaping Plan: Section 18.120.180(A).14 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Drainage: Section 18.120.180(A).15 requires that the applicant comply with the adopted 1981 Master Drainage Plan. The Engineering Department has reviewed the applicants' preliminary drainage proposal and is discussed elsewhere within this report. Handicapped Accessibility Provisions: Section 18.120.180(A).16 requires that the handicapped facilities be designed in accordance with the requirements set forth in Chapter 487 of the Oregon Revised Statutes. The provision for a handicapped accessible walkway route from the street, and handicapped accessible parking has preliminarily been reviewed within this report. A detailed review for compliance will be conducted prior to the issuance of building permits by the Building Division. Underlying Zoning Provisions: Section 18.120.180(A).18 requires that an application comply with the all other applicable standards of the provisions of the underlying zone shall apply. These standards have been reviewed elsewhere within this report. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 11 OF 17 Street Trees: Section 18.100.030 states that all development projects fronting on a public street shall be required to plant street trees. Section 18.100.035 requires that • street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows 16 Chantacleer Gallery Pear trees spaced at 25 feet on center. Because this species is • considered a large species due to its ability to reach 50 feet in height, the trees comply with the spacing standard set forth in this section. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified a single 48-inch caliper Fir tree. The proposed plan will retain this tree. Since the applicant is retaining 100% of the existing trees on site, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. PUBLIC FACILITIES STREETS: This site lies adjacent to SW 74th Avenue, which is classified as a local commercial and industrial street, which requires a 50-foot right-of-way (ROW) and a 34-foot paved width. The applicant's plan indicates they will dedicate additional ROW to provide 25 feet from centerline to meet City standards. The roadway is not constructed to City standards at present, but the City has overlaid the street in the past. In order to mitigate the additional industrial traffic that will be generated by this site, the applicant should improve SW 74th Avenue to meet current City standards. The improvement will include widening of the pavement section, modifications to the horizontal and/or vertical alignment of the street to meet City standards, installation of a curb and sidewalk on the west side, and provision of storm drainage for the roadway, including any existing drainage runoff that enters the ROW. The applicant's plan and narrative indicates they are willing to install these improvements. There are three driveways proposed to serve this site. These driveways are all over 30 feet apart, which meets the City minimum driveway spacing requirement. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 12 OF 17 WATER: There is an existing 12-inch public water line in SW 74th Avenue that has adequate capacity to serve this development. Final construction plans for the water line connections shall be reviewed and approved by the Water Department, as a part of the public improvement plan review. SANITARY SEWER: There is an existing 12-inch public sanitary sewer line that crosses from east to west through the middle of this site. The sewer line has adequate capacity to serve this development. No additional public sewer line work is necessary. STORM DRAINAGE: The topography of this site slopes toward Fanno Creek, to the west. There is an existing 36-inch public storm drainage line that crosses through the middle of this site and discharges into Fanno Creek. It is apparent that this storm line picks up drainage from SW 74th Avenue, as well as certain off-site storm water that presently discharges into the roadside ditches on both sides of the roadway. It appears that there is a 12-inch culvert that crosses 74th Avenue just upstream of the 36-inch pipe; but further upstream to the east, a 24-inch pipe carries off-site drainage to SW 74th Avenue and the 12-inch culvert, which suggests the culvert is undersized. The applicant will need to factor in the entire drainage basin in this area when designing the storm drainage system for SW 74th Avenue to ensure that the system will function adequately during a 25-year storm event. Upswing of the existing 12-inch culvert, as well as any other existing public storm lines impacted by this project and found to be inadequately sized, shall be completed by the applicant as a part of this project. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65% of the phosphorus contained in 100% of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant proposes a series of vegetated swales and a pond to treat the storm water from this site. The facilities appear to be sized adequately for this development. However, a full review of the design shall be completed by the Engineering Department prior to construction. The proposed private water quality facilities will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facilities were constructed in accordance with the approved plan. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 13 OF 17 GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 74th Avenue adjacent to this site. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. SECTION V: AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: The applicant shall address the following plan notes and submit plans for Building Division review that reflect the following revisions: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one (1) or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(1)(2) & (3). Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901 .4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1 ,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 14 OF 17 The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet • for calculating the required fire flow is available from the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Floodplain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. Erosion Control: A joint 1200-C erosion control permit is required. PGE reviewed this application and have offered no comments or objections. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 15 OF 17 SECTION VI: STAFF COMMENTS The City of Tigard Water Department provided the following comments: Please attach construction notes, backflow drawings and installation guidelines. Installation of a fireline vault, etc. will be required. As indicated in the construction notes, all water meters are to be protected by a double-check valve assembly (minimum) directly behind the meter. Contractor shall verify water line location. The City of Tigard Building Division provided the following comments: The maximum building size for "Building B" is 12,000 square feet, doubled for yards on four sides, not tripled as the applicant shows. The building must be sprinklered. Provide a fire flow worksheet. Four or more Fire Hydrants may be required. Provide a hydrant flow test report when submitting the fire sprinkler application. The City of Tigard Maintenance Services Division reviewed this application and offered the following comments: The close proximity of "Building A" to the top of the bank of Fanno Creek presents some concerns considering there is a horseshoe bend or dog leg in Fanno Creek in this area. Is this area susceptible to bank erosion from the creek that would endanger the building? Should some precautionary measures be taken at the time of construction? Is the Greenway Tract to be public or private? *Note: The applicant has been required to obtain an erosion control permit as a condition of development. Upon review of Section 18.84, the Sensitive Lands portion of the Development Code, the applicant could obtain administrative review by the City Engineer for bank stabilization land form alteration of up to 50 cubic yards that is not within the 100-year floodway where necessary. The applicant has not proposed to dedicate areas that are within the 100-year floodplain to the City. SECTION VII: 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: THE DECISION SHALL BE FINAL ON MONDAY OCTOBER 20, 1997 UNLESS AN APPEAL IS FILED. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 16 OF 17 Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is • given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON OCTOBER 20, 1997 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . /4/4,04 �� I October 9, 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP i �� October 9, 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:curpin/mark_r/sdr97-09.dec DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 17 OF 17 • / / /yam/ /iiii / !I 1 // &Irmo.. 0 /' i , 00 -- Ti WON . 4� . .v v aJ / Yf of -_ of 7 w1J ti MI MU NNE g IN I IcopiT ir CREEMIAY TRACT ' 1 .,•v e 4,►• nJ A • . _MAMA _• / --u.•IN MOS r / vwoMR : I _1/1""nn 1 o _ (NM Y• % =t....;4--- ....■ .0/ � ,\�� or�. . tl r — p Po � —\ F.F. . 1{1.00 I M= n N - --_f 1 -p, s elltiawc e 9 - -_1• f V y ��'. 1©-� F.F. • 140.00 i�� 1 .. ! am I* ez / _— 9,570 SF v a e•�■ ! . =I emel 7� ��/ �`` 'iii 1� i�. gym!, r e —1 = o O a/a1 Y - _ _ 1 \ n Cil° 1"1" CID 0 *''..."-'''' '''"...-41 ,,....-_,...jIgi lifillo In IIM u�•saN�rru ��IUVr ...� a J .J ti ©� =, ... 11•1..CMI•u.• SD y SW 74TH AVENUE IS mi CITY OF TIGARD PLANNING DEPT. -- , - 0 M 1 1 1 1 . . u, ,....____, Ii • 11.11$.0 m AZ 411111 • • • : OOE3---- C= 111 ring ie...m. a) 2: is bounk M. 111 _.■iiuiuiu1/ S E 1111111 Vim mt _ .. 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I cm 111111 __s , su �y*L9- C ;111111 I ii l 1 I_[ I I f— ----PA CEL ° Q��'�a C 11111� ■11111111 t 1 C 1 1111111111 i i \'13° CU • 9 O moms ■ ° milI (I n 91 20 % cri R"�M 0) 4, Ilk RO i=7:. --- lir, 0 G,py9 Rs 111 >, 0 11111‘ 1111711 MR (-) ■ Vicinity ap N 1 SDR 97-0009 A Pacific Realty Ventures .._._,.__ 74th Avenue Industrial Park SDI( ''0 6�q PAC, (Pg 2 of M EXHIBIT B Oregon Electric R/R 2S113AB-00300 c/o Burlington Northern-Santa Fe AKERMAN,RICH/WATHEY,JAMES E Reed Fay, Division Supervisor 16075 SW UPPER BOONES FERRY RD TIGARD,OR 97224 1313 W. 11th Street Vancouver WA 98660 2S112DC-01100 2S112DC-01200 AKERMAN,RICHARD D& AKERMAN,RICHARD D& WATHEY,JAMES E WATHEY,JAMES E BY NW LANDSCAPE INDUSTRIES BY NW LAND E INDUSTRIES 16075 SW UPR BOONES FRY RD 16075 PR BOONES FRY RD TIGARD,OR 97224 ARDOR 97224 2S113AB-00700 2S112CD-00701 B&R INVESTMENTS BLACKWELL,JAY M&TRACI N 16255 SW UPPER BOONES FRY RD 15950 SW 76TH TIGARD,OR 97224 TIGARD,OR 97224 2S 112C D-00700 2S1 12C D-07300 BOUMAN,DONNA L BRANSON,GREGORY L&LESLIE H 15940 SW 76TH AVE 15838 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112DC-01500 2S113AB-00800 CASTILE,JAMES/AUDREY& DUNCAN,JOHN A AND ESAU,ERNA E JANICE LEE 8100 SW DURHAM RD 16055 SW 74TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S113AB-01600 2S112CD-07400 DUNCAN,JOHN ARTHUR AND ERDMANN,LENNY G&CAROL A JANICE LEE 15854 SW 76TH AVE 16055 SW 74TH TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-00800 2S112CD-07600 HAVERY,JOHN W MADELON HOWIE,GEORGE E&DEBRA A 15970 SW 76TH AVE 15876 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 12C D-00400 2S1 12 DC-01400 KNAUSS,HARVEY L LOY CLARK PIPELINE CO 14383 SW MCFARLAND BLVD do CLARK,RONALD D&SHARON TIGARD,OR 97223 16880 SW SILER RIDGE LN BEAVERTON,OR 97007 s D k Y7 C '7 Pv, ,e P t L y l/�e -t u r e s 74.4 ►a' PK, C P , ' o I- ' 2S112DC-00201 2S112DC-00200 PACIFIC REALTY ASSOCIATES PACIFIC REAL S 15350 SW SEQUOIA PKWY#300-WMI 15350 UOIA PKWY#300-WMI PORTLAND,OR 97224 TLAND,OR 97224 2S112CD-00100 2S112DC-01300 PACIFIC ROOTS INVESTMENT LTD PASTOR,WILLIAM A 10 NORTH WEIDLER ST 15930 SW 74TH PORTLAND,OR 97227 TIGARD,OR 97223 2S112C D-00900 2S11200-07700 RIVAS,ERNEST ROSE SANDERS,RODNEY E&KANA M 16060 SW 76TH AVE 15900 SW 76TH TIGARD,OR 97223 TIGARD,OR 97224 DAN MALONEY PACIFIC REALTY VENTURES 16325 SW BDONES FERRY RD. , SUITE 203 LAKE OSWEGO OR 97035 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 8949 BEAVERTON, OREGON 97075 Legal Notice Advertising RECEIVED • City of Tigard • ❑ Tearsheet Notice 5 1997 13125 SW Hall Blvd . OCT 1 • Tiga rd ,Oregon 97223 • ❑ Duplicate Affidavit CITY OE TIGARD •Accounts Payable • SITE DEVELOPMENT REVIEW (SDR)97-0009 >PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK< AFFIDAVIT OF PUBLICATION The Director has approved, subject to conditions, a request for Site Development Review approval to construct two(2)industrial buildings of STATE OF OREGON, ) 9,540 and 33,490 square feet for a total of 43,030 square feet,along with a COUNTY OF WASHINGTON, )ss total of 136 parking spaces. Building "A" will accommodate smaller I, a t by Sny�i tenants with a higher proportion of office build-out,while Building"B" is being first duly sworn, depose and say that I am the Advertising designed to accommodate larger industrial-type tenants. LOCATION: Director, or his principal clerk, of the Tigard—Tualatin T,i.mes 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. a newspaper of general circulation as defined in ORS 193.010 ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to and 193.020; published at Tigard in the provide areas for combining light manufacturing,office and complimen- aforesaid county and state; that the tary related commercial uses.APPLICABLE REVIEW CRITERIA: SDR Paci f i c Real t-y Ventures Community Development Code Chapters 18.32, 18.68 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for_ ONE successive and %1 [ _____) consecutive in the following issues: �� October 9 ,_1997 Rini EWA g r.ill P A M uj •:_ Dmal��k v4• 111 irummuw.= Pr� i< isrl-i \-R 111111 ■UIUI■ 111 • WV Mg' Subscribed and sworn to a re me this 9 h day of October. 19 9 7 A Al .. um \ '`d - 6. 6444 Not Public for Oregon , Na 11111 �� a ' yy� r+ �1�, - Cc 11 111 111 11 11111 r t My Commission Expires: M' i:OMM 111111 �1111��1�(III:�� \ AFFIDAVIT ��\� � . AIM min !I 'w The adopted finding of facts,decision, and statement of conditions can be obtained from the Planning Department,Tigard Civic Center, 13125 S.W. Hall Boulevard,Tigard,Oregon 97223.The decision shall be final on Oc- tober 20, 1997. Any party to the decision may appeal this decision in ac- cordance with Section 18.32.290(A) and Section 18.32.370 of the Com- munity Development Code, which provides that a written appeal may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal is 3:30 P.M.,October 20,1997. TT8949—Publish October 9, 1997. -�� I II ' _ \ \\\ \ - ; � [- -''-- - I= mo !. p' I r / BONITA RD p Y_ A O r C LL ill.. ■ Q m 0 I- uuu. E III '! - � Co . CARDINALLN ci ___..- \ A 111141 Z El i ■r • t3) ,,,,' ,111 0A : DWOOD LN )in �� 111 M IIuI ' •_4. LI>[t±' ' yiI ---ABLELN _ INNIIIII_: < i�. a I o=n= 15112CD00100 2b112DC00200 h.__ �111111 � L- 2S112DC015°° , • C�O— -411111 251/2C DOD40D \ ��y��1112. 111111 I� _I l_l I I l I - .IIIIIIIIi111111 J rI I I I I I I I I=i t.�riDD 25":°C°Dx°' JQQ�� zs112DCD1a°D a N v 25 1 C' 5'0°7°' 25111DC01300 , p9 L1- — OMRD 1 6112C DDD:•D Dc..-11200011. \ 2bN ':1., ' 25113ABOD8°° 11.x,11* '�112CD DB 00 '� 9yy 2S1 800300 OC _ ...., S� UR� 26113A80° SRO / or ifi- �gOa�64 Vicinity Map SDR 97-00101 N Notification Area Map APPLICANT MATERIALS RECEIVED SITE DEVELOPMENT REVIEV 121997 J 4.o APPLICATION p�gMONIr('pEVEIOPMEN� CITY OF TIGARD 0 13125 SW Ha/181vd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: wl� �S , DATE OF PRE-APP.: ©,yam. Property Address/Location(s): 6.\V ?it / // O � 444 d FOR STAFF USE ONLY Tax Map & Tax Lot#(s): &6//020Z Tom?- MAP Case No.(s): S(f) 9'7-0O0 QA 7p pax G©r- Other Case No.(s): ' Site Size: i� Receipt No.: CT-7-2'? !6 Application Accepted By: 144 aK. Property Owner/Deed Holder(s)*: Date: ////7 Address: Phone: City: Zip: Date Determi ed T Be Complete: .... c ,7 Applicant*: G ` ' • L L `� �5��. 67.-4 •0 Comp Plan/Zo e�Designa 'on: Address: � � a)k: �_�=.�=yii, LiN �,d-ltid(ds -r-to/ ` iM f�/ City: 6 E C� f ' Zip: q c ' „� CIT Area: *When the owner and the applicant are different people, the applicant Rev.4/21/97 i:\curpin'anasters\.sdra.doc must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ! ✓ Application Elements Submitted: 1 Form The owners of record of the subject property request Site _ Development Review approval to allow (please be specific): ilk ner's Signature/Written Authorization i� ) /2 Title Transfer Instrument or Deed M/ ' - /. 7 /Dt= - Ve)C. Ste/Plot Plan .1• 7 v � `N«/ 4 , (#of copies based on pre-app check list) Mi/LIA..4 ✓ &/ IA /j ite/Plot Plan (reduced 8'h"x 111 ?6-1*P1 eb/LEO/j am I g 1 L5 e Applicant's Statement I f copies based on pre-app check list) • fdee • e, ` .10 ■ - ' i, Construction Cost Estimate Alg lCiZeViK)9 7 0 USA Sewer Use Information Card (Distributed/completed at application submittal) 23, Filing Fee (Under$100.000) $ 800.00 (5100,000-5999.999)....$1,600.00 ,t q (Si Million 8 Over) $1,780.00 l 059 cue"? dN/510,0001 1 = /q 6/- 4 ---Me "- /- List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: A/O/V . APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTALELEMENTS as described on the front of this application In the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject IIi4lL • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and (imitation of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of 19 Owner's Signature Owner's Signature iA ) if- b_11., Owner's Signature Owner's Signature 2 CITY OF TIGARD Community Development Shaping A Better Community PROPOSAL DESCRIPTION 120 DAYS = 12/19/97 FILE NO: SITE DEVELOPMENT REVIEW[SDR 197-0009 FILE TITLE: PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK APPLICANT: Pacific Realty Ventures OWNER: Same Attention: Dan Maloney 16325 SW Boones Ferry Road, Suite 203 Lake Oswego, OR 97035 REQUEST: The applicant is requesting Site Development Review approval to construct two (2) industrial buildings of 9,540 and 33,490 square feet for a total of 43,030 square feet, along with a total of 136 parking spaces. Building "A" will accommodate smaller tenants with a higher proportion of office build-out, while Building "B" is designed to accommodate larger industrial-type tenants LOCATION: 16000 block of SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. ZONE: Industrial Park; I-P. The Industrial Park Zoning District is to provide areas for combining light manufacturing, office and complimentary related commercial uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY DATE COMMENTS DUE: Monday September 29,1997 X STAFF DECISION DATE OF DECISION: October 9,1997 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts, Planning Division Associate Planner (503) 639-4171 x317 SDR 97-0009 PACIFIC REALTY VENTURES 74TH AVENUE INDUSTRIAL PARK PROPOSAUREOUEST FOR COMMENTS /Gii,ul,,;,i a' August 18, 1997 �! ' CITY OF TIGARD Mr. Dan Maloney, Project Manager OREGON Pacific Realty Ventures 16325 SW Boones Ferry Road, Suite 203 Lake Oswego, OR 97035 RE: Notice of Incomplete Submittal - SDR 97-0009 Dear Mr. Maloney: Staff has completed a preliminary review of the application materials submitted for an Industrial Office Complex on SW 74th Avenue, north of SW Durham Road (WCTM 2S112DC, Tax Map 01400). The following clarifications and additional information is required before staff can consider your application complete and begin review: 1. clear definition of the property line; 2. clarification on the exact location of Fanno Creek; (USA standards require a 25-foot buffer from Streams and creeks carrying year-round flow, in addition to a buffer from Wetlands. in order for staff to evaluate if this buffer has been provided, the location of the creek must be provided.) 3. delineation of the location of the 100 year floodplain; (This is shown on the plans, however, staff can not determine where the line is after it converges with the top of the bank line. The plan needs to clarify the location after it converges with the top of bank.) 4. elevations for the 100 year floodplain and the top of bank; 5. clarification of the wetland boundary; and (The wetland boundary does not indicate how the wetland is confined. (i.e...Does the wetland just STOP where the line ends, or does is curve back around?) A Wetland delineation was done for the property to the north of this site which indicates the wetland actually continues further into the site. A copy of the submittal from the site to the north is provided for your information with this letter. Please identify the wetland line in more detail. The Wetland Report should be modified to reflect any revisions, changes, or clarification made on the plans. Staff needs three (3) copies of the wetland delineation report.) 6. A trail alignment study needs to be provided in a similar manner as was recently required of the property to the north. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page 1 of 2 • s Once the required information has been submitted, staff will deem the application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. As a reminder, the Water Resources Overlay standards become effective August 21 , 1997. All required information must be submitted PRIOR to this date in order to be deemed as complete prior to the effective date of these standards. If it does not appear that the required information can be submitted prior to August 21, 1997, revisions to the Site Plans, Landscape Plan and Narrative will be necessary to reflect these new standards before the project review can begin. Please feel free to contact me concerning this information or if you have any questions. Sincerely, 3("14°- Mark Roberts, AICP Associate Planner i:\curpin\julia\S DR97-09.1et Attachment-1 c: SDR 97-0009 land use file Lans Stout/CIDA, Inc. Dan Maloney/CIDA, Inc. Pacific Realty Ventures/Dan Maloney Page 2 of 2 8/18/97 Letter of Incomplete Submittal 0 0 2 I L'il .:3 0 1 :1,11 idea 7 l �1 I I I I I and Construction Services Inc. • i, \` 9075 Si Cole SiM•P.I!e 73A1 IenAnw t.•.emma AMA WS IXOPCSIAL 1 TIME TO e! 1 Sr( I ` ° sroewlf e ( ' 964-31! • LOS 1� r..._._____________.:-, , ` �,. I 1 11171 I I- I 1 - ----,: ::;L-_,-:-_--- ----- --- I I — \ \ \:; I IIII I I I II -I I f i` - - \ f - `\ j v ;ti, I 1 11I IIII \'III 1W( Be DING 'A' I ! I 1•.' III II I I I I I I I I I \_I_ JN11 1 ^�, II 11111111 Iti\ I I ,:11,11•\ N.X IIs• 1 I I • \ 1141\\\�\\\��II11 I III "`"t- —vzia :"'t wit ; ' \ \\\\IIIIIIII /, / I I —c % \\ I ' • 's 11 I I II / I _I i 1 1 • Il/IIIIfll III% I — - _ POT U I .:.�•�; •l 1111/111, I I I I i - SI-. I _ Iw • pDTILIAY .A1-1I 111Q11f/11/ z�i 5;br. _ _• ' �� 1 I I , I •i BUILDING 'B' PPM�,� 4 f 1 J( ;%: %�� I ±ii: 4: Qe1ic.cLm °,e1°x OP. ace NOTE \ --11117)—i41 ZI MO 11 li CQ! 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I I PARK / I �I l l I I I ., ,,.. r I I I 1 ^r i r �- •� .I I I I I 15715 S.W. 74 TN • '� I I I 11 1 I t;� 1� a Ir 8 �' v TICARO, OREGON 2722a 1 i PQC PACILITT e• f0'DISPOSAL • • I ia/ I I I I I \ cry �'eu ea'"° I T \ :• \ I I 11 I I I I 11 I I ` ■ ooh s-16-l7 • 1 I I I I I I .. SITE PLAN LEGEND Scd.: .AS SHOWN • 1 I: I I \ 1••l. Porn by PR I I I I I r i 1\ -• 1'ISOPOSID O1iWAT TROPIC IiOUS H�'r AlsA Job- I I I I 1 I I I I • I\ O IHIs(an twin ∎Mooing Na.: 91E-Pt./1 I I I I % r I K SITE PLAN I I I I I I I i lTACIH SUALDW SILL WAVE A* II OP DtTpUOa AWACS I • I • I I I I i MUMS LISNT°. NI I1ILlvATIOJS(W11 PC S Loa LOCATION. I I. 'NO mamma.SOPS MALL y INTALLI O OM C1!Ow SON•011 Q T M MAMMY A/O N flaNA1SOL OS Al*1010. SAW MOLL • I I I I I 1 1 ie TLaoD PLAN Af0 SMALL ALL!0 CLEAR SPACE ADOY!O IC !LlvATK7N LM I I I 1 I I I pIM uva Q SWIM PUT. WALL e!I Nu+e.SID.OT Y s16Hts I /NON AHD M4LL/4v.S LAM ow MCI LITTI1M ASS aI A ,w I I I 1 I I I I i u.n OAacmua+0. s.PIM MTAPIATW ACC;M aOADWIT CUPIDS MULL OS PAM10 • I ; I I ► 1 ( I I TILLOW Am, 1A/K=.NO P.NCN.PIIM LAW AT ItAC1I,s MST. I I I I I ' LIT1I 4$SMALL NAVE A$Tway O NOT Law T1 04 OW NCH SHEET e.MXNWSWW1 I — ria —1.---Trie'if+i"—119/0•5.--——---- 3 k Q -- 1 . 1 08/18/97 17:17 $503 694 7297 CITY OF TIGARD I?)cm :i::f**E::1::I:E:%F::f::i::i::Y:i::i::I:*E:E::i:E: ::i::i: :E::i: ::* ACTIVITY REPORT a..t.a E:E::1k4 1'1 f E E 11 E l i I I t f 1 TRANSMISSION OK TX/RX NO. 2805 CONNECTION TEL 503 226 1670 CONNECTION ID CIDA START TIME 08/18 17: 16 USAGE TIME 01'10 PAGES 2 RESULT OK Post-it'Fax Note 7671 oats a BIZ p#qs3� To L5 �d.0 -- From � , •ioed5- CoJDept- G l�4 rHL Go. c." o �p{R Phone# �ZO`12.s.5 PhoneN b34_,rt! '/ Fax a —2:Zo I b 70 IFax a R4-T-72,77 , August 18, 1997 CITY OF TIGARD Mr. Dan Maloney, Project Manager OREGON Pacific Realty Ventures 16325 SW Boones Ferry Road, Suite 203 Lake Oswego, OR 97035 RE: Notice of Incompfete Submittal • SDR 97.0009 Dear Mr. Maloney: Staff has completed a preliminary review of the application materials submitted for an industrial Office Complex on SW 74th Avenue, north- of SW Durham Road (WCTM 2S112DC, Tax Map 01400). The following clarifications and additional information is required before staff can consider your application complete and begin review: 1. clear definition of the property line; 2. clarification on the exact location of Fanno Creek; (USA standards require a 25-foot buffer from Streams and creeks carrying year-round flow, in addition to a buffer from Wetlands. In order for staff to evaluate if this buffer has been provided, the location of the creek must be provided.) 3. delineation of the location of the 100 year floodplain; (This is shown on the plans, however, staff can not determine where the line is after it converges with the top of the bank line. The plan needs to clarify the location after it converges with the top of bank.) 4. elevations for the 100 year floodplain and the top of bank; PACIFIC REALTY VENTURES, LLC PACIFIC SANTA FE CORPORATION,SOLE MANAGER August 20, 1997 City of Tigard Attn: Mark Roberts 13125 SW Hall Boulevard Tigard, Oregon 97223 Re: 74th Ave Industrial Park SDR 97-009 Dear Mark, The following will address each point raised in your letter of August 18, 1997 with respect to items required for a complete application. • "clear definition of property line" The accompanying survey has been revised to show the entire property with a more well defined property line. • "exact location of Fanno Creek" The survey shows the surveyed location of both sides of the creek, except where the easterly side had to be approximated due to the steep slope and blackberry cover. • "delineation of 100- year flood plain" The elevation and area given by the FEMA map is now shown on the survey. • "elevation for the 100 year floodplain and the top of the bank. The survey indicates the elevations. • "clarification of wetland boundary" The wetland consultant inspected the site on 8/19/97 and verified the delineation markers. The surveyor located these points and has shown the wetland boundary. • "trail alignment study" A discussion with Lans Stout on this issue indicates that an "alignment study" will be a cooperative process of the City and Pacific Realty Ventures to determine the exact location of a trail easement. The topography of the site, the location of the creek with respect to the steep bank and the narrow area of developable land indicates that the trail will likely be located west of Fanno Creek. This is confirmed by the City's Fanno Creek Trail Study "preferred alignment". We are willing to dedicate a trail easement and will work with the City to establish its location during the design review process. Your discussion with Lans Stout indicates that this commitment will satisfactorily address your sixth and final point. 16325 SW Boones Ferry Rd Suite 203 Lake Oswego,OR 97035 503-635-2996 Fax:503-635-3174 Thanks for your responsiveness in reviewing this information. As you know, it is critical that our application be deemed complete on August 20, 1997. Sincer ly Air . G aniel G. Malo iey AIA Pacific Realty Venture Enclosure c. Lans Stout Gregg Sanders , epcs aI//Vetrrcüf 'e SW 74th INDUSTRIAL PARK SITE DEVELOPMENT NARRATIVE SW 74th AVENUE PORTLAND, OREGON DESIGN REVIEW ISSUE AUGUST 8, 1997 PROJECT NUMBER: 97029 __-L 5200 S.W. MACADAM AVE., SUITE 420 PORTLAND, OREGON 97201 (503)226-1285 • fax (503) 226-1670 E-MAIL: cida @teleport.com COMMERCIAL INDUSTRIAL DESIGN ARCHITECTURE P.C. • CIDA INC. 74'Avenue Project-S:te Development Revv,,. .arrtative f',pc I. Accompanying Documents final ap lication form with Owner's signature roperty Deed ding ee i- eighborhood Meeting Notice, List, Minutes List of property owners within 250 feet of site II. Graphic Document Set Contents • Site Survey (Boundary, Topography, Wetland, Floodplain) Site Development Plan Grading/Utility Plan Landscape Plan Floor Plans Elevations III. Description of the Project This is a Site Development Review application for a property on the west side of SW 74' Avenue, north of Durham Road. The site is described as Tax lot 1 400 on Map 251-12DC. The proposed development includes two buildings totaling 43,030 square feet, along with a total of 136 parking spaces. Building"A" will accommodate smaller tenants with a higher proportion of office build-out., while Building "B" is designed to accommodate larger industrial-type tenants. Specific tenants are not identified at this time. Prior approvals on the site provided for filling in a small wetland area, and development in the I 00-year floodplain to install a storm sewer line and a sanitary sewer line. All of this work was accomplished, resulting in a site with a generally flat development area abutting SW 74v'Avenue. To the west, a well- defined topographic break indicates the I 00-year floodplain of Fanno Creek and associated wetlands. These boundaries are identified on accompanying drawings. One large Douglas Fir tree is located on the edge of the developable area. It will be preserved in the site development. No work is proposed in the wetland nor in the 100-year floodplain areas. A pre-application conference was held with City staff on June 3, 1997. A neighborhood meeting was held on June 19, 1997. The only attendees at the neighborhood meeting were the owners of property immediately to the north of the site. The proposed site development meets all Development Code criteria. The following section addresses the specific sections identified by the staff as being applicable to the project. e ' 7W Avenue Project-Site Development RevIe. errabve ...pus . Page.i IV. Code Criteria Chapter 1 8.68 - Industrial Park District Standard Code Criteria Provided Building Height: 45 feet maximum 20 feet Landscape: 25% (20% is standards are met) 32 % Parking: Manufacturing at I per employee; wholesale + I per 1,000 gsf warehouse + 1 per 700 gsf patron area + I per 200 gsf office 136** Building Setbacks: Building Front: 35 feet 55 feet* Building Side: 0 71 feet* Building Rear. 0 90 feet* Parking Setbacks: Parking Front: I 0 feet on street for landscape % reduction 10 feet min. Parking Side: 5 feet I 0 feet min. Parking Rear 5 feet 69 feet* Internal Landscaping in Parking: I tree per 7 spaces in islands 24 (1:5.75) See drawing sheet T I for additional information. Chapter 1 8.84 - Sensitive Lands The site contains both wetlands and floodplain, as documented by the accompanying survey. However, no development is proposed within these regulated areas, so the provisions of Chapter 1 8.84 do not apply to this project. Chapter 18.100 - Landscaping and Screening Sit conditions on the developable portion of the site are related to the existing fill material. It is likely that imported topsoil will be used in landscaped areas. West of the topographic break,the site will not be disturbed. Erosion control measures, irrigation, and plant materials are indicated on accompanying drawings. Street trees are provided as required. No buffer/screening is required by the Code. Chapter 1 8.102 - Vision Clearance SW 74'Avenue is a local industrial street, requiring vision clearance pursuant to Section 18.1 02.030 (30-foot triangle). The accompanying site/landscape plan shows that this standard is met. Chapter 1 8.106 - Parking The site plan provides for 138 parking spaces, to accommodate a variety of possible tenants based on the Code criteria. It is expected that tenants will be predominantly warehouse/distribution/light manufacturing, which can be accommodated by the parking plan. The dimensional standards of the Code are reflected on the site plan, and bicycle parking is provided at a ratio of I (one) per 15 vehicle spaces. Handicapped spaces and loading spaces are also provided. SUMMIT TOWNHOMES-ADp cat:o Faces • Chapter 1 8.108 - Access/Circulation The location of curb cuts, driveways, pedestrian access, and related improvements are shown on the accompanying site plan. Connection from building entries to the public sidewalk are provided as required by Section 18.1 08.050. The plan provides two driveways, consistent with "Figure 21 ." Chapter 18.1 14 - Signs Since tenant signage requirements are not know at this time, the accompanying drawings indicate generic sign sizes and locations for approval with respect to Code standards. Tenant signage therefore can be accommodated through the development process without an additional administrative review. The plan provides one free-standing sign 6 feet in height and 6 feet in width, consistent with the Code maximum of 70 square feet per face, and less than 20 feet in height. In addition, wall signs for tenant identification purposes are indicated and are less than the maximum size of 15 percent of the wall surface. No other signs are proposed. Chapter 18.116 - Recycling The plans provide for a solid waste storage area of 60 square feet for Building "A", based on 6 sq.ft./1,000 gsf and 200 square feet for Building "B", also based on 6 sq.ft,/I,000 gsf. Chapter 1 8.120 - Site Development Review Plans and written documentation as required by Section 1 8.120.090 are included in this package. The approval standards of Section 18.120.180 are addressed by the various sections of this narrative, and are shown to be met by the proposed development. Chapter 1 8.150 - Tree Removal There is only one tree in the developable portion of the site, a large Douglas Fir, near the topographic break to the wetland. It is shown on accompanying plans and is preserved by the development Chapter 1 8.164 - Street and Utility Improvements The project will require dedication of a strip of land 5 feet in width along the site frontage on SW 74' Avenue, to bring the right-of-way to 25 feet from centerline. In addition, the project will include construction of new pavement west of the existing paved portion of the street, curb, sidewalk, and storm drainage. Impact Study The Applicant concurs with these requirements, and therefore an impact study is not necessary. • JUL 23 '97 11:51RM GRIGSBY CONSTRUCTION P.2/4 SW 74th BIIB ZNBB s P1 ! ! TIGARD• Meng Conceptual Satinets prepared by drigsby Ca atzuation Description SW 74th Business Park SW 74th Street Tigard OR Weeimator Rick Grigsby Jab size 47,156 SF Duration S MO Rate table ore-Privet Deaaaemt Conceptual Estimate for Feasibility study Only Note! Sitework coots are based on CIDA drawings dated 6/30/97. Building coots based on CILIA re"ised drawings 7/14/97. Report format Detail report Combine items Print extended descriptions a - JUL 23 '97 11:51AM GRIGSBY CONSTRUCTION P.3/4 GRIGSBY CONSTRUCTION CO. Estimating gt: 3adaheet 7-17-97 Page 1 SW 74th Hue. .e Park 5:14 pm TAKEOFF a TOTAL ITEM QSTTY $/UNIT AMT as 4IT210ORR --- Concept.Sitework,Uti1 S A.C. 1.0 LS 350,000.00 /LS 350,000 L, ---- Conceptual 1/2 Street Improve. 670.0 LF 100.00 /LF 67,000 Ada /'. C1 I-I 4 0t r 401 2625 PAIIYZ11p STAIPII80 2 Conceptual Parking Striping 111.0 EA 20.00 /EA 7,220 2600 LANDSCAPING 2 7 2 Conceptual Landscaping SF /SP -.G.,-.G., Qy p 3005 EXTRUDED CURBS ---- Conceptual Curbs 1,0 LS 6,000.00 /13 6,000 3010 S1'DSWALZS ---- Conceptual Sidewalks 5,195,0 SF 2.25 /8F 11,689 3100 CONCRETE FOOTING v 2 Conceptual Concrete Footings 1,274.0 L2 19,00 /LF 23,932 �0 li G.i►`y./1 � :. 3200 CGWC&STA SLABS 2 Conceptual Concrete Slabs 47,156.0 SP 2.85 /SF 134,395 3400 TILTIIP ramILS 2 Conceptual Tilt Pansla 30,576.0 SF 4,85 /SF 148,294 5001 STRUC c MI$C MTL 2 Conceptual Struet.4 Miec Metal 47,156.0 SF .65 /SF 30,651 6300 ROOF PlualiMg 2 Conceptual Roof Framing 47,156.0 SF 3,85 /9F 181,951 7200 INSULATION 2 Conceptual Insulation 47,156.0 SF .65 /SF 30,651 7610 BO BIT= ROOF 2 Conceptual H.U. Roof 47,156.0 8F 1.00 /SF 47,156 7600 FLASHING a S.M. 2 Conceptual Flashing a Sh.Metal 1,274.0 LP 14.00 /LP 17,836 8_ .VERHEAD DOORS 2 Conceptual Overhead Doors 15.0 EA 1,200.00 /EA. 18,000 8400 ENTRANCE a SINRT 2 Conceptual Alum. Sntr. b St6tt 3,008.0 SF 25.00 /SF 75,200 9900 PAINTINQ 2 Conceptual Painting (Emterlor) 25,480.0 8F .50 /SF 12,740 • 10440 8YG77A®S/DIRECTOR ---- Sign Allowance 1.0 EA 5,000,00 /8A 5,000 15400 PLUE60INU 2 Conceptual Plumbing 8,625.0 SP .50 /SF 4,313 a Conceptual Plumbing 38,351.0 SF .30 /9F 11,505 15500 FIRE PROTECTION 2 Conceptual Fire Protection 46,976.0 SP .50 /5F 23,488 15800 BVAC 4 Conceptual EvAC (Warehouse) 46,976.0 SP .5o /SP 23,480 16001 Electrical a Conceptual Electrical (Wareh2) 46,976.0 SF 1,65 Is 77,510 • JUL 23 '97 11:51AM GRIGSAY CONSTRUCTION P.4/4 GRIGSBY CONSTRUCTION CO. Estimating Exr eadsheet 7-17-97 Page 2 SW 74th Bus. .a Park 5,14 pm MIME E TC1rALS 1,301,619 Other 1,301.619 39,049 Supervision On-Site T 3.00000% 32,540 General Conditions T 2.50000% 71,589 1,373.204 89,259 Contrdctor'o Fee T 6.500001 89,259 1,462,467 7 43,174 Inflation T 3.000001 peo7ecr 57-4 11-1- , 43,674 1,506,341 Winter Construction Allowance L l�©mil, 2. 1,906,341 75,317 Ownera Contingency T 6.00000% < FO�. 'O N4 u S 0 1,511,656 TOTAL ESTIMATE 33.64/SF /, /44, 7 /A.-7, ,�✓� = -- 75, 317 /,off if, 21/¢7 /6 . `7 PACIFIC REALTY VENTURES, LLC PACIFIC SANTA FE CORPORATION,SOLE MANAGER June 5, 1997 To: Property Owners East C.I.T. Representatives RE: 74th Avenue Project Dear Interested Party: Pacific Realty Ventures is the Owner/Developer of property located on the west side of 74th Ave. (immediately north of the JADCO property), described as tax lot 1400 on map 251-12DC. We are considering a Site Development Review application at this location for two buildings. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the project in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: June 19, 1997; 7:00 PM Tigard City Hall - Red Rock Conference Room. 13125 SW Hall Blvd. Tigard, Oregon 97223 Please note that this will be an informational meeting on the preliminary plans. These plans may be altered prior to submittal of the application to the City. Please call me at 635-2996, extension 24 if you have any questions. Sinc e{y JAW' ieI . Maloney AIA 16325 SW Boones Ferry Rd Suite 203 Lake Oswego,OR 97035 503-635-2996 Fax:503-635-3174 c The_ cog0049 1 PACIFIC leINI, REALTY VENTURES, LLC _ PACIFIC SANTA FE CORPORATION,SOLE MANAGER June 5, 1997 To: Property Owners East C.I.T. Representatives RE. 74th Avenue Project Dear Interested Party: Pacific Realty Ventures is the Owner/Developer of property located on the west side of 74th Ave. (immediately north of the JADCO property), described as tax lot 1400 on map 251-1200. We are considering a Site Development Review application at this location for two buildings. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the project in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: June 19, 1997; 7:00 PM Tigard City Hall - Red Rock Conference Room. 13125 SW Hall Blvd. Tigard, Oregon 97223 Please note that this will be an informational meeting on the preliminary plans. These plans may be altered prior to submittal of the application to the City. Please call me at 635-2996, extension 24 if you have any questions. Sinc y '- aniel G. Maloney AIA _ 16325 SW Boones Ferry Rd Suite 203 Lake Oswego,OR 97035 503-635-2996 Fax:503-635-3174 06/04/97 WED 09:33 FAX 503 226 1670 C1[A Jzr. 77 7 lb 804 AFFIDAVIT OF POSTING NOTICE • WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: nzi : .: k ....,,;1... ...City of Tigard •!`�' w. �y:"r�_.�. .�4... �r ::::-:• ;klliIIning Division• .'.:7—.-:.. %- , sATT rt .. 'apt - •:III....,,•.. ..•. . ''-' '. 13125 SW Sall Boulevard" • .;i.• .•• .•. •- • - '•-:•-••• .. Tigard.OR 97223 i, ( 1 i.--L� 6. /4t.c.)k) , do affirm that I am (represent) the party initiating interest in a proposed r-rt"_ Y1F-(A(Di�(it Or t2,Fill ■.ie affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 7"-A-1-.6 ( vr t C.1 CC) F 14..1S 11 fit: . , and did on the JG day of , 19 personally post notice indicating that the site may be proposed for a 1- ,t Mrs iT 1 1 application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at \\/ _. .le., G3 74 FH/ / /_,►`r' -1-- h o/ i_. .r A SIG :.0 .91...I ■i—_ - ry _,I111 .r (state location you posted notice on property) /: .�.�_� Signature (In the prese - of a Nota4Y Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBUC TO COMPLETEJNOTARIZE) Subscribed and sworn/affirmed before me on the bfih day of (-) i , 19 9? �o,,;4 ,. OFFICIAL SEAL. !� '- KEVIN CAPUZZI '/G r: NOTARY PUBUC-OREGON �; COMMISSION N0.028018 NOTARY PUBLIC OF 0 EGON MY COMMISSION EXPIRES SEPT.19.1997 My Commission Expires: °Il/q/7 (_.Applicant, please complete information below for proper placement with proposed project) rr NAME OF PROJECT OR PROPOSED NAME - + �TYPE OF PROPOSED DEVELOPMENT: 1 Name of Applicant/Oarner. I Address or General Location of Subject Property: LSuoject Property Tax Map(s)and Lot T(s): I rvisc nspaaywaateaslaftia t. s 06/04/97 WED 09: 34 FAX 503 226 1670 CIDA Lit]007 AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, 124\i/. .i..___ • ii K , being duly sworn, depose and say that on J UK3 '5' , 19'2_7 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) T I-t au ry __T x or-- fb > a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at GCE -1e , (fie' `,�1 with postage prepaid thereon. / ' A ._ .rz.■■l_AL■Awrw'f ■NIZ Si. ature (In the pres-nce of ry Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETFINOTARIZD Subscribed and swom/affimied before me on the ,h day of J(40 2. , 19 I As. OFFICIAL SEAL ` � c KEVIN CAPUZZI i�L^ NOTARY PUBLIC-OREGON COMMISSION NO.028018 NOTARY PUBLIC OF O EGON MY COMMISSION EXPIRES SEPT.19.1997 My Commission Expires. .W1, /q7 (-applicant. please complete information below for proper placement with proposed projec) rNAME OF PROJECT OR PROPOSED NAME: -' TYPE OF PROPOSED DEVELOPMENT: Name of ApplicanuOwner �Address or General Location of Subject Property. _ ] Luojec?rope_ty Tex Mania)and Lot t(s): j J It voq n Wart/Wasters=mail.rtts PACIFIC R E A L T Y V E N T U R E S, L L C PACIFIC SANTA FE CORPORATION.SOLE MANAGER June 5, 1997 To: Property Owners East C.I.T. Representatives RE: 74'h Avenue Project Dear Interested Party: Pacific Realty Ventures is the Owner/Developer of property located on the west side of 74th Ave. (immediately north of the JADCO property), described as tax lot 1400 on map 251-12DC. We are considering a Site Development Review application at this location for two buildings. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the project in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: June 19, 1997; 7:00 PM Tigard City Hall - Red Rock Conference Room. 13125 SW Hall Blvd. Tigard, Oregon 97223 Please note that this will be an informational meeting on the preliminary plans. These plans may be altered prior to submittal of the application to the City. Please call me at 635-2996, extension 24 if you have any questions. Sincerely Daniel G. Maloney AIA 16325 SW Boones Ferry Rd Suite 203 Lake Oswego,OR 97035 503-635-2996 Fax:503-635-3174 WI Y III I IGAfiu COMMUNITY INVOLVEMENT TEAMS ICITSI NOTIFICATION UST FON APPLICANTS WITH MO USE PROPOSALS c WEST CIT IAND USE SUBCOMMITTEE EAST CIT 1 SOUTH CIT CENTRAL CIT °A N. _ m Abdullah Alkadi Clark G.Zeller Beverly Froude Craig Hopkins Jack Bielhan 11905 SW 125th Court 13290 SW Shore Drive 12200 SW Bull Mountain R d 7430 SW Vams Street 15525 SW 109th Avenue c Tigard,OR 97223 Tigard,OR 97223 Tigard,OR 97224 Tigard,OR 97223 Tigard,OR 97224 0 (503)524-1068 (503)524-0994 (503)639-2529 to w BSI Gross Larry Westerman Kathy Smith Mark F.Mahon John Benneth 11035 SW 135th Avenue 13665 SW Fern Street 11645 SW Cloud Cowl 11310 SW 91st Cowl 15550 SW 109th Avenue '7 Tigard,OR 97223 Tigard,OR 97223 Tigard,OR 97224 Tigard,OR 97223 Tigard,OR 97224 (503)524-6325 (503)524-4550 (503)639.0894 Q1 0 w Kathie Kallio Christy Herr Linda Masters Pal Wyden N 12940 SW Glacier Lily Drive 11386 SW Ironwood Loop 15120 SW 141st Avenue 8122 SW Spruce Street a Tigard,OR 97223 Tigard,OR 97223 Tigard,OR 97224 Tigard,OR 97223 �. (503)524-5200 (503)590-19701(503)824-8009 (503)620.7682 y 0 Ed Howden Barbara Saltier Scott Russell Sue Rorman 11829 SW Morning Hill 11245 SW Morgan Court 31291 Raymond Creek Road 11250 SW 82nd Avenue Tigard,OR 97223 Tigard,OR 97223 Scappoose,OR 97058 Tigard,OR 97223 (503)524-6040 (503)684-9303 (503)543-2434 n Bonne&Jim Roach June Sulrfridge Cal Woolery o 14447 SW Twekesbury Drive 15949 SW 146th Avenue 12356 SW 132nd Court Tigard,OR 97224 Tigard,OR 97224 Tigard,OR 97223 (503)590.0461 (503) 590-0523 (503)590-4297 Karl Swanson Ironwood ll4 11410 SW ronwood Loop 7: Tigard,OR 97223 (503)590-3369 n LEASE : n addition to property owners wiihIn 250 feet,notice of meetings /I on land use proposals shall be sent to all the names on this list. n *w11W wIemri1rotk mit I Ida/•I -----'s........■,..... ./7 • O O . O: Rich Akerman James Wathey TROMLEY RUSSELL F;DBA TR John Duncan & Lee Janice 16075 SW Upper Boones PO Box 1429 16055 SW 74th Ave Ferry Rd Tualatin OR 97062 Tigard OR 97224 Tigard OR 97224 Richard Akerman James & Audrey Castile William Pastor James Wathey Erna Esau 15930 SW 74th Ave 16075 SW Upper Boones 8100 SW Durham Rd Tigard OR 97224 Ferry Rd Tigard OR 97224 Tigard OR 97224 PACIFIC REALTY ASSOCIATE CATELLUS DEVELOPMENT COR John Margaret Bowles 15350 SW Sequoia Pkwy PROPERTY TAX DEPARTM 8986 SW Arapaho Dr #300wm 201 Mission St Tualatin OR 97062 Portland OR 97224 San Francisco CA 94105 TIGARD CITY OF 13125 SW Hall Blvd Tigard OR 97223 Harvey Knauss Donna Bouman John Madelon Havery 14383 SW Mcfarland Blvd 15940 SW 76th Ave 15970 SW 76th Ave Tigard OR 97224 Tigard OR 97224 Tigard OR 97224 Ernest Rose Rivas Gregory & Leslie Branson Lenny & Carol Erdmann 16060 SW 76th Ave 15838 SW 76th Ave 15854 SW 76th Ave Tigard OR 97224 Tigard OR 97224 Tigard OR 97224 George & Debra Howie Rodney & Kana Sanders 15876 SW 76th Ave 15900 SW 76th Ave Tigard OR 97224 Tigard OR 97224 MARK F. MAHON CRAIG HOPKINS PAT WYDEN 11310 SW 91ST COURT 7430 SW VARNS STREET 8122 SW SPRUCE STREET TIGARD, OREGON 97223 TIGARD, OREGON 97223 TIGARD, OREGON 97223 SUE ROMAN 11250 SW 82ND AVE. TIGARD, OREGON 97223 ;• &6 17 E&I t\J27 q _ V4 eAC411 11)4116..S 4-4 _Svit\fr 41t:/1.1/F- Nem e._ • !4. 411 i I 11 _-- : I I 14'.1 ,I i ii I • I i 1!1 PACIFIC LAND M A N A G E M E N T 503-635-2996 ext. 24 • FAX: 503-635-3174 PROJECT MEETING MINUTES Date: Thursday, August 07, 1997 To: File From: Dan Maloney Re: Neighborhood Meeting for 74th Ave. Industrial Park June 19, 1997 @ City of Tigard Meeting Room • • Neighborhood Attendees:Jim and Audrey Castile -The property owners of the adjacent property to the north. • Jim Castile asked what the proposed water quality feature located within the landscape area east of building `A' would look like. He wanted to make sure that the area would be landscaped in keeping with his development. The consultant responded that it would be shallow swale and would be planted with the required street trees and other plant material. • Mr. Castile indicated that he would negotiate with (Pacific Realty Ventures) PRV's proposed project to utilize the water quality feature that was proposed for his development. This feature is located west of the PRV's property and is apparently within the floodplain of Fanno creek. The consultants questioned whether Mr. Castile's proposed water quality feature had sufficient capacity. • Ms. Castile indicated that their project would like to attract the same quality of tenants that lease their current project on Durham Road. Typical tenants include a chocolatier, wholesale florist and baker. L RECEI' *. ,Jw:.....4 .. 7 %[ 4` 5200 S.W.MACADAM AVENUE,SUITE 420 it PORTLAND,OREGON 97201 COMM:(�N��DEVELOPMENT RfMIUERI'MCI INI. TEL:(503)226-1285 FAX:(503)226-1670 V" TOLL FREE:(888)226-1285 11.6\ 1 E-MAIL: cida®teleport.com o TRANSMITTAL PROJECT NO.: '"-X7)2r! DATE: $/2-7`e3 7 PROJECT NAME: PL-A4 .7 -- (cc7`J /�-z LW"— GZ7 —cr)c=,� ATTN: 4Lt,626e- 1Q --r' COMPANY: CiP-1 c)f-- 72 dd -O ADDRESS: ENCLOSED: ❑ PLANS ❑ SPECIFICATIONS ❑ COPY OF LETTER ❑ DETAILS ❑ SHOP DRAWINGS ❑ CALCULATIONS ❑ SKETCHES ❑ OTHER NO.OF COPIES DESCRIPTION 11 "2--. z �/lcS� Dig. �'rj (jt-c -oJ ��OR YOUR USE ❑ FOR REVIEW ❑ RETURNED / ❑ FOR APPROVAL ❑ AS REQUESTED ❑ OTHER COMMENTS: COPIES TO: DON Mk'c-07 (3 S�i7S) • DELIV : • 'ICK 1P �� O MAIL (4-SIGNED: (. 5 % O NEXT DAY COMMERCIAL INDUSTRIAL DESIGN ARCHITECTURE P.C. • CIDA INC. !!!777,,,. • y.. _. ye�', !. -F ^ Mme ' f ' _ . ,11, II i� ` L, t, /,r / d .. 4 • Y' yy I`■ = j. r .th ..�.�. � .. • .�. , * 0� Apo. .s: • s , ^f ° C:MM . yp�� ,✓ �e� _` ., - X -1.., 1 . 4� ... „ '_� 1 ':-- . , e...,'fb•!t , _s6r...4.-4r,i r"1. a a' ;• ' .. it ., _:;/".,0,41:'. , *TAP. 111 "3110111101164b1111046/116W `fie , - a r. _ s. z STN t y • .0.. — �,,.,�. r _ --- P II i •. .s. ^rte d a.�n V , -1""= ( •0, t,t wy �'li ;sf �(,* I it •:. --- . , ../'.. latiii,:iii fkii,..4 .,4,,,4, ._ or . #1, 4 vill. ,.- t iati". .16,16.: 11 ; -.,. , .: r r-„ 4,{ � ...4.!..,,, ' ins n-T , • r, • r d 'T . " } Z ` _f ivy , ' }ye. 5 w K `r :y � , ... ry� .„4.* ii , m r f f ' � � 7ii 7�tl • r d , °�{. �1 r1 f:,i .{ ' 1� � ,L " S _• • I' .- s. , f Y s...,...� . +w te lelf 7 lik 'n Wetlands 1 _. ,. �� Preferred Trail Alignment •' ` • e•• ;' Alternate Trail Alignment•• /\ /f Neighborhood Connection Trails / v' Fanno Creek I' A/ 6ekvitt lIZ Tributaries Existing Trail Segments Greciiwa Flood lain Pr�- re YC P ) \�� Publis Ownership I/ �i1;41et P s0 0 A/ Roark Paro It; y of Tigard -r: _.- Ellr' anno Creek Trail , _ ,_ eStat re,p orlfr Po' s eto e. 140,4/10 Action 18.120.180.A.4(B) states at on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. Pedestrian Pathway: Section 18.120.180.A.8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The proposed plan does not show the provision of a pedestrian pathway nor does the applicant's narrative provide findings that demonstrate compliance with this standard. The applicant is, therefore conditioned to provide a 15-foot-wide easement in accordance with this criteria. The City is concerned with the impact of a proposed pathway on the existing wetlands, identified in the applicant's wetland determination and delineation submitted with the application. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain, but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has no comments or objections to the plan, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows the provision of "Chanticleer Flowering Pear" trees, spaced approximately 30 feet, in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 7 OF 18 Q� C • gob Sensitive.Lands.. Wetlands. Chapter 18.84.040(0) states that the a PP P riate ro a `� c pprovd a � authority shall approve or approve with conditions an application request for sensitive lands • permit within wetlands based upon findings that all of the following criteria have been satisfied. The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. This criteria is satisfied as this wetland is not designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The applicant has not demonstrated the need for the proposed location of the water quality facility or that the site disturbances are the minimum necessary to accommodate the facility. The applicant has not addressed compliance with R&O 96-44 or provided evidence that a fill permit from Division of State Lands has been obtained. The applicant shall submit evidence of a DSL fill permit and an explanation of the need to locate the facility within the wetland area. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. To fill wetland area, a Division of State Lands fill permit will be required. Mitigation associated with filling of wetland areas is required as part of the DSL fill permit. The applicant has not obtained a fill permit. The applicant shall obtain a DSL permit and demonstrate compliance with this criteria. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. If a DSL permit is obtained, the applicant shall be required to replant the area to be disturbed. The applicant shall obtain a DSL permit and demonstrate how this criteria shall be satisfied. All other sensitive lands requirements of this chapter have been met. The applicant shall demonstrate compliance with floodplain criteria. The provisions of Chapter 118.150, Tree Removal, shall be met. This criteria is satisfied as discussed in Section 18.150. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. The applicable policies are as follows: Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK PAGE 10 OF 18 evelopment. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.). Policy 3.1.1 is satisfied as the applicant shall undertake all work within the wetlands, including mitigation, under the jurisdiction of the Division of State Lands. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 shall be satisfied because the applicant has been conditioned to demonstrate that this proposal will not result in any rise in the elevation of the 100-year floodplain. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway provided the land form alteration or development is in an area designated commercial or industrial on the Comprehensive Plan land use map. Policy 3.2.2 is partially satisfied as this proposal will not be within the floodway and because the applicant has been conditioned to demonstrate that development will preserve the function and maintenance of the zero-foot rise floodway. Policy 3.2.3 provides that the zero-rise floodway be maintained, that there be no detrimental upstream or downstream effects, and dedication of open land area for greenway including portions for a pedestrian pathway in accordance with the adopted pedestrian bicycle pathway plan. Policy 3.2.3 shall be satisfied as the applicant has been conditioned to demonstrate that there will be no impact on the floodplain. The applicant has also been conditioned to provide a 15-foot pedestrian pathway. Policy 3.2.4 provides that the City prohibit development within areas designated as significant wetlands on the floodplain and wetlands map. No development shall occur on property adjacent to areas designated as significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Policy 3.2.4 is satisfied as this proposal is not within a wetland designated as significant on the floodplain and wetlands maps. Sensitive Lands- Floodplain: Chapter 18.84.040(A) states that the appropriate approval authority shall approve or approve with conditions an application request within the 100-year floodplain in Subsections 18.84.015(B) and (E) based upon findings that all of the following criteria have been satisfied: Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements, and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge. The applicant has not submitted a hydraulic analysis showing maintenance of the zero-foot rise floodway. The applicant's narrative states that there is no net change in the elevation of the floodplain, C although documentation to this effect has not been provided. The narrative states that no fill is to be brought into, or any earth removed, from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more that 78 cubic yards. While no fill is proposed, the design of the alteration must demonstrate compliance with this criteria. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE " OF 18 • Land form alterations or developments within the 100-year floodplain shall be allowe.\ only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community • recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The Comprehensive Plan designation for this parcel is I-L (Light Industrial). Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100- year flood. The applicant has not provided an analysis that indicates maintenance of the zero-foot rise floodway. The applicant shall provide such an analysis, in compliance with this standard. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. The applicant shall provide evidence that the proposed location of the pedestrian pathway will comply with this standard. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant has not obtained the applicable permit applications from the Army Corps of Engineers and Division of State Lands. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers and shall provide the City of Tigard with a copy of those approved permits. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance, as well as, maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. , The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. Such conditions must be roughly proportional to the impact of the use. In this case, the estimated value of an easement of sensitive lands is STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE '2 CF 18 and continues south to an existing trail. A boardwalk would be necessary for about half of this alternative with the remainder being an asphalt surface. The other alternative alignment ties into the existing trail to the east of Char Court and continues east following the general alignment of the creek. Based upon existing conditions information and the Trail Suitability Map, it appears that the majority of this alignment is located outside of designated wetlands with the exception of the area near the confluence of Reiling and Fanno Creeks. However, during field verification, water bodies of very high quality were discovered on the public parcel east of Char Court and behind the residences on 80th Court. The source of water (spring, creek) and the duration (annual, seasonal) could not be determined, but it appeared that an extensive bridge or boardwalk would be necessary to cross this area without damaging the resource. Bonita Road to Durham Road South of Bonita Road, the preferred alignment is located along the west side of Fanno Creek for a short distance before crossing to the east side. Near Bonita Road, the trail is adjacent to an existing apartment complex, making it more accessible to residents (see Proposed Trail Alignment Map— From Bonita Road to Durham Road, Figure 10). The undeveloped greenway corridor is narrower here than anywhere else in the study area. Landscape improvements would enhance the trail experience in this area, by screening and separating the trail from the apartment parking area and the existing manufacturing facility to the east of the creek. Continuing south, the alignment crosses the creek and avoids or is located along the edge of designated wetlands wherever existing development patterns will allow. Near the midpoint of this segment the course of the trail diverges from the creek and passes near 74th Avenue before realigning with the creek further to the south. This was done to avoid wetlands and an old oxbow that would either require considerable grading or bridges to cross. Near Durham Road, an oxbow in the creek and the location of a new building will require the alignment to cross briefly to the west side of the creek and then back to the east where the route is more suitable and accessible. At Durham Road the trail could continue under the new bridge and to the south towards the Tualatin River. 1 Again, an asphalt surface would be used for the majority of this length of trail surface. Boardwalks would be necessary near the midpoint of this section and at the oxbow where the trail crosses designated wetlands. Three bridges would be necessary to cross the creek. A neighborhood connection would link an undeveloped section of 76th Avenue, north of Bond Street. This would connect to the preferred trail via an east-west route over two publicly owned Page 14 Fanno Creek Trail Study parcels. The surface material along the existing right-of-way and a portion of the east-west connection would be asphalt. Boardwalks and a bridge would be necessary to link the remainder of the neighborhood connection with the main trail. Two alternative trail alignments have been identified for this segment of the greenway. The first would be located primarily on the west side of the creek and cross several parcels of publicly owned property. However, three additional bridges would be required, and much of the alignment crosses designated wetlands making boardwalks necessary. The second, also located on the west Iside of the creek, would travel north from Durham Road, along the slope behind existing residences. This route would require one less bridge than the preferred alignment, and reduce the need for boardwalks to cross wetlands. However, due to the grade of the slope, retaining walls may be necessary. Parking for Trail Users The existing trail segments are used almost exclusively by local residents who live adjacent to the trail. This pattern is expected to continue as long as the trail provides only local connections. However, as the trail system expands, providing increased opportunities and access to other trails in the region, it is anticipated that people from outside the surrounding neighborhoods will require access to the trail. When the entire trail system is completed, it may be necessary to provide parking and trailhead facilities. These facilities should be located in areas where impacts to surrounding land uses and residents are minimized. Determining where and how large to construct these facilities at this time might result in parking lots that do not meet the needs of the users (too large or small,poor location). By waiting until the trail has been completed, it will be possible to determine user patterns and needs, and where potential opportunities might occur. Then facilities can be sited and designed which meet the needs of users and take advantage of the opportunities. These opportunities might include existing parking lots at parks and public facilities, shared parking with private businesses (during non-peak hours), and street side parking in non-residential areas. 1 I Fanno Creek Trail Study Page 15 Rem and Description Quantity Unit _ Unit Cost Total Cost V.BONITA ROAD TO DURHAM ROAD 1,Preferred Trail Alignment • Asphalt Path: 8'wide 4,045 Lin.Feet 25.00 $ 101,125.00 • 3"thick on 4"gravel base, compacted subgrade Boardwalk: 8'wide 995 Lin.Feet 160.00 $ 159,200.00 ACZA(Chemonite)-treated Doug Fir Log supported system with Bull-rail Bridges 3 Each 25,000.00 $ 75,000.00 8'wide by 40'span,with abutments Designed,supplied,and installed L01....."1 Site Clearing&Preparation 72,810 Sq.Feet 0.20 $ 14,562.00 Revegetation: 5'wide on both sides of trail 40,450 Sq.Feet 0.25 $ 10,112.50 Preferred Trail Subtotal $ 359,999.50 2.Neighborhood Connection Trails A.To 76th Avenue Asphalt Path: 8'wide 840 Lin.Feet 25.00 $ 21,000.00 3"thick on 4"gravel base, compacted subgrade Boardwalk: 8'wide 385 Lin.Feet 160.00 $ 61,600.00 ACZA(Chemonite)-treated Doug Fir Log supported system with Bull-rail Bridges I Each 25,000.00 $ 25,000.00 8'wide by 40'span,with abutments Designed,supplied,and installed Site Clearing&Preparation 15,120 Sq.Feet 0.20 $ 3,024.00 Revegetation: 5'wide on both sides of trail 8,400 Sq.Feet 0.25 5 2,100.00 76th Ave.Connection Subtotal $ 112,724.00 Bonita Rd.to Durham Rd.Total $ 472,723.50 15%Contingency $ 70,908,53 1.,. ,,. _.t-...„,:,,,L C?Ka{ld.:.TB4t#.-$ . - 543,032.03 Grand Totals Summary I.TIEDEMAN AVE.TO WOODARD PARK $ 221,863.18 II.WOODARD PARK TO GRANT AVE. $ 55,078.10 III.GRANT AVE.TO MAIN STREET $ 20,207.23 IV.HALL BLVD.TO BONITA ROAD $ 706,376.00 V.BONITA ROAD TO DURHAM ROAD $ 543,632.03 Note: This Preliminary Cost Estimate is based on the trail alignment shown in Figures 8,9,and 10(Proposed Trail Alignment) and the assumptions stated on page 20(Cost Estimate). Changes in alignment may result in changes in cost due to differences in the length of trail and/or the number of bridge crossings. Changes in trail surfaces,trail width,type of revegetation,bridge spans,etc.will also affect the cost. Page 24 Fanno Creek Trail Study (.4•As , C) To protect the natural water purification action of sensitive area: the kda IfidS d) To provide filtering and infiltration runoff from adjacent pervious areas before it enters r the sensitive area. b. Restrictions in the Vegetated Corridor 1) No structures, development, construction activities, gardens, lawns, application of chemicals,dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: a) A road crossing the vegetated corridor to provide access to the sensitive area or across the sensitive area; b) Utility construction, if approved by the Agency or City; 1 rc) A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is aved, then the vegetated corridor must be widene• bby t 'ewidth of the path. A paved or gravel walkway or !pike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; d) Site grading if approved by the Agency or City; 1 e) Measures to remove or abate hazards, nuisances, or fire and life safety violations; Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City; g) The widening of an existing road adjacent to or running parallel to a sensitive area: h) Other uses as approved by Agency staff which are Design for SWM Chapter 3 -- Page 28 I 98/19/b7 11:00 $503 684 7297 CITY OF TIGARD gI001 *************************** • *** ACTIVITY REPORT *** **************$********$*$* TRANSMISSION OK TX/RX NO. 2841 CONNECTION TEL 503 226 1670 CONNECTION ID CIDA START TIME 08/19 10:53 USAGE TIME 06'41 PAGES 9 RESULT OK Post-ir Fax Note 7671 Dato 1/1 Pa9eS� ,rte tIgli la iP' i,'.�; 08/11/97 MON 07:33 FAX 503 226 1670 CIDA 0002 08/08/97 16:35 PAC IF ' HABITAT SCR 4 2261670 IVO.038 D @1 • it , SERVICES,/A\ PAIFIC HABITAT SE E , INC. 4450 SW Commerce Circle.,Suite 150•PO Hoz 2370 (500)371-9333'(503)5760300•Fax(503)570.0555 Wilsonville,Oregon 97070 August 8, 1997 Post-It-Fax Note 7671 `om. At.", I • To 67,6? _ /`, s- F"""cJOMA v4il ,��tut`1tr, Co./000. 7ceri j7 Co. S Dan Maloney 'Phone w �7 Phone M " Pacific Realty Ventures s: `� S 7U—o goo 16325 SW Boones Ferry Road, Suite 203 r9-0911 —4 70 _ S 70 -De-5-1's Lake Oswego,Oregon 97035 In Re: Results of wetland delineation for the SW 74th Avenue project in Tigard,Oregon. PBS project number: 7-1401 . Dear Dan: On May 17, 1997, Pacific Habitat Services(PHS)conducted a wetland delineation on a 3.41-acre property on SW 74th Avenue in Tigard, Oregon. The property is the proposed development site of an industrial park. • Wetlands and water resources in Oregon are regulated by the Oregon Division of State Lands(DSL)under the Removal-Fill Law(ORS 196.800-196.990)and by the U.S. Army Corps of Engineers(COE)through Section 404 of the Clean Water Act.The purpose of the wetland delineation was to determine the exact boundary of areas potentially regulated by DSL and the COE. Wetlands are defined by the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1 (Environmental Laboratory, 1987) as areas containing hydric soils, a dominance of hydrophytic vegetation,and wetland hydrology. The western portion of the property is within the active floodplain of Fenno Creek. However, thc proposed development property is on a relatively flat terrace at least five feet above the floodplain. A steep bank defines the edge between the floodplain terrace and the proposed development area. The lower terrace, adjacent to and including the creek, is dominated by hydrophytic vegetation such as reed canarygrass, small-fruit bulrush, and willows. The bank between the upper and lower terraces is dominated by Himalayan blackberry. The upper terrace is dominated by a variety of pasture gasses and Scots broom. The delineation found that wetland boundaries are restricted to the portion of the property associated with the floodplain of Fenno Creek within the lower terrace.All wetland boundaries were flagged in the field by PHS and surveyed by G &L Surveyors, Inc.The surveyed boundary was overlaid on the proposed Pacific Realty Ventures development plan and reviewed by PHS. Based on the results of the wetland delineation and the proposed development plan, it appears that no portion of the development will occur within 25 feet of thc wetland boundary.As such, a permit will not be required for the construction of this project. Please call with any questions. Sincerely, 1/8414°"/Ild-4-- John van Staveren Professional Wetland Scientist General Contractors• OR: GCB i 94379 -WA: PACIFI-1S06202 08/11/97 MON 10: 19 FAX 503 226 1670 CIDA 0002 t II ri isi II 6 it b ; i} II oig I•. ! II ii, II 1 . o t /Si: _p i 1 / .. s . P; �7" I �g \ ' It! I \: \\\ . RA. _m_!.1 1 ciii-a5/1 ► � I �.'Gi�d13 � _ _ , , a \ \ \ taxes.:r_ min- �1�i5i�� .�... _I 1 1 ,,, _ \,' 'Art \ \ ` ; will ; 1 kf•>lre ! - 4 ! I 1 ` ill z !' \ ' --. ,... ..... ..\ i 1i eI � ji ` i I I. \ki wig�• �� DI Ilil { 11111= _ �� iiiii ! - ..!.Y _ 1.....� ...:.Y..JI . aws in 1 m-M I P I '�� i; • V) I ill 1111 Ii) SW 74TH INDUSTRIAL PARK I `' ''`'"'' PACIFIC REALTY VENTURES, LLC PACIFIC SANTA Fl CORPORATION,SOLI MANAOSR - - TRANSMITTAL - — Date: Thursday, September 25, 1997 Pages (Including Cover): 1 To: Mark Roberts; cc: File City of Tigard From: Dan Maloney Re: Industrial Property on S.W. 74th Ave.; Tigard, OR 5 Wetland Determination and Delineation for Industrial Property; Sep. 16, 1997 (prepared by Pacific Habitat Services, Inc.) RECEIVED SEP 2 5 1997 COMMUNITY DEVELOPMENT 16325 S.W.Boones Ferry Rd.,Suite 203 Lake Oswego,OR 97034 503-635-2996 ext 12•FAX: 503-635- 3174 Wetland Determination and Delineation for Industrial Property on SW 74th Avenue in Tigard, Oregon Prepared for Pacific Realty Ventures Lake Oswego, Oregon • Prepared by Pacific Habitat Services, Inc. Wilsonville, Oregon (503) 570-0800 September 16, 1997 Wetland Determination and Delineation for Industrial Property on SW 74th. Avenue in Tigard, Oregon Prepared for Dan Maloney Pacific Realty Ventures 16325 SW Boones Ferry Road, Suite 203 Lake Oswego, Oregon 97035 Prepared by John van Staveren Patricia Farrell Julie Fukuda Pacific Habitat Services, Inc. 9450 SW Commerce Circle, Suite 180 Wilsonville, Oregon 97070 (503) 570-0800 (503) 570-0855 FAX PHS Project Number: 7-1401 September 16, 1997 TABLE OF CONTENTS Pace 1.0 INTRODUCTION 1 2.0 WETLAND AND WATERS OF THE STATE DEFINITION AND CRITERIA1 2.1 Regulatory Jurisdiction 1 2.2 Waters of the State and Wetland Definition 1 2.3 Wetland Criteria 1 2.3.1 Wetland Hydrology 2 2.3.2 Wetland Substrate (Soils) 2 2.3.3 Wetland Biota(Vegetation) 3 3.0 PROJECT METHODOLOGY 3 3.1 Off-Site Research 3 3.2 Wetland Delineation Field Methodology 3 4.0 WETLAND CRITERIA DISCUSSION 4 4.1 Topography 4 4.2 Hydrology 4 4.3 Soils 5 4.4 Vegetation 5 5.0 WETLAND AND WATERS OF THE STATE DISCUSSION AND CONCLUSIONS 5 5.1 National Wetlands Inventory 5 • 5.2 Wetlands and Water of the State Conclusions 6 6.0 REFERENCES 6 APPENDIX A: Wetland Determination Data Forms 1.0 INTRODUCTION Pacific Habitat Services, Inc. (PHS) conducted a wetland determination and delineation on the proposed industrial development site in Tigard, Washington County, Oregon (T2S, RI W, Section 12). The 3.83 acre site is located adjacent and west of S.W. 74th Avenue, north of Durham Road, and west of Interstate 5. The generalized location is shown in Figure 1. This report presents the definitions and the methodology used to determine the location and extent of wetland on the property, followed by a discussion of site characteristics as they pertain to the three required wetland criteria. The wetland delineation was conducted on June 7, 1997. 2.0 WETLAND AND WATERS OF THE STATE DEFINITION AND CRITERIA 2.1 Regulatory Jurisdiction Wetlands and water resources in Oregon are regulated by the Oregon Division of State Lands (DSL) under the Removal-Fill Law(ORS 196.800-196.990) and by the U.S. Army Corps of Engineers (COE)through Section 404 of the Clean Water Act. The primary source document for wetland delineations within Oregon is the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1 (Environmental Laboratory 1987)which is recognized by both DSL and COE. • 2.2 Waters of the State and Wetland Definition Waters of the state are defined as"natural waterways including all tidal and nontidal bays, intermittent streams, constantly flowing streams, lakes, wetlands and other bodies of water in this state, navigable and nonnavigable...". "Natural waterways"is further defined as waterways created naturally by geological and hydrological processes, waterways that would be natural but for human-caused disturbances (e.g. channelized or culverted streams, • impounded waters, partially drained wetlands or ponds created in wetlands)..."(DSL, 1995). A wetland is defined as "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (DSL, 1995). 2.3 Wetland Criteria Based on the above definition, three major factors characterize a wetland: hydrology, substrate, and biota. Of the three factors, hydrology is the most important, as the other two factors cannot develop in the absence of the specific hydrologic conditions. Pacific Habitat Services, Inc. - 1 - . , PHS cl 5f-Pacific Habitat Services, Inc. •-__. -,,,•...n.9.-...f.,,....,0. , - s,,,„x ....) ,„ , „ ,. v; .. .-'. ... 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' ■._,,1: •r--.. • ,50.,....,/, — . . i ,----___,:::„----------...---- ,-Ac,,,c- ,-,t.7:i..? -K_, \ ____-_-__.""lialr"Yi---/ ` (---- , el :.:15.1 --,,,,i..ir--- ••• -----..,,,1211.6."4"7"---__, :.` - 1 d.' .1- .--'1..,..__±'6;........ --%-- .-2r, — , _----- ( ' _ ' \----'-'-- --.1- ...---7' ---/ ,-‘r-7---' ' ---"<::- .. ..ei ;. • i fv_ri----r=---- - ___—_-.--- ---- -. ....z• L•_..•,0 ..),,. , 0 0/7/ C) ' ' •_ -f::,:---4=i--.-. .> •":8---2 j Ntr-- , - • Bt' 12.3 ti-: 1.-:......-'4, '?".'1."-'"-24 7/ ,./.. Quar, _ iffff r, .., --- ------t---L: - . .- l ..7P.,--07■21/ .a,.)....• —fl 7r.,---% --_-_-,•••• ----c---:...----- 8/19/97 7-1401 Figure 1. Location and general topography of the proposed industrial development site on SW 74th Avenue in Tigard, Oregon (USGS 7.5 minute quadrangles, Lake Oswego, and Beaverton, Oregon, 1961, photorevised 1984). 2.3.1 Wetland Hydrology Wetland hydrology is related to duration of saturation, frequency of saturation, and critical depth of saturation. The 1987 manual defines wetland hydrology as inundation or saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5% of the growing season. The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5% of the growing season, depending on other evidence. The growing season is defined as the portion of the year when soil temperatures at 19.7 inches below the soil surface are higher than biological zero (41 degrees Fahrenheit, 5 degrees Celsius), but also allows approximation from frost free days, based on air temperature. The growing season for any given site or location is determined from U.S. Soil Conservation Service (SCS) data and information. Wetland hydrologic indicators include the following: visual observation of inundation or saturation, watermarks, drift lines, sediment deposits, drainage pattern, and/or oxidized rhizospheres with living roots. Oxidized rhizospheres are defined as yellowish-red zones around the roots and rhizomes of some plants which grow in frequently saturated soils. 2.3.2 Wetland Substrate (Soils) Most wetlands are characterized by hydric soils. Hydric soils are those that are ponded, flooded, or saturated for long enough during the growing season to develop anaerobic conditions. Periodic saturation of soils causes alternation of reduced and oxidized conditions which leads to the formation of redoximorphic features (gleying and mottling). Mineral hydric soils will be either gleyed or will have bright mottles and/or low matrix chroma. The redoximorphic feature known as gley is a result of greatly reduced soil conditions which result in a characteristic grayish, bluish or greenish soil color. The term mottling is used to describe areas of contrasting color within a soil matrix. The soil matrix is the portion of the soil layer that has the predominant color. Soils which have brightly colored mottles and a low matrix chroma are indicative of a fluctuating water table. Hydric soil indicators include: organic content of greater than 50%by volume, sulfidic material or"rotten egg" odor, and/or presence of redoximorphic features and dark soil matrix, as determined by the use of a Munsell Soil Color Chart. This chart establishes the chroma, value and hue of soils based on comparison with color chips. Mineral hydric soils usually have a matrix chroma of 2 or less in mottled soils, or a matrix chroma of 1 or less in unmottled soils. Pacific Habitat Services, Inc. 2.3.3 Wetland Biota (Vegetation) Wetland biota is defined as hydrophytic vegetation. A hydrophyte is a plant species that is capable of growing in substrates that are periodically deficient in oxygen as a result of saturated soil conditions. The U.S. Fish and Wildlife Service, in the National List of Plant Species that Occur in Wetlands, has established five basic groups of vegetation based on their frequency of occurrence in wetlands. These categories, referred to as the "wetland indicator status", are as follows: obligate wetland plants (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), and obligate upland (UPL). Indicator Code Status OBL Obligate wetland. Estimated to occur almost exclusively in wetlands (>99%) FACW Facultative wetland. Estimated to occur 67-99% of the time in wetlands. FAC Facultative. Occur equally in wetlands and non-wetlands (34-66%). FACU Facultative upland. Usually occur in non-wetlands (67-99%). UPL Obligate upland. Estimated to occur almost exclusively in non-wetlands (>99%). If a species is not assigned to one of the four groups described above it is assumed to be obligate upland. NI Has not yet received a wetland indicator status, but is probably not obligate upland. 3.0 PROJECT METHODOLOGY 3.1 Off-Site Research Prior to beginning field work, available information was reviewed in order to ascertain where potential wetland/waters of the state may exist on-site, and to facilitate the gathering of data. This review included the U.S.G.S. topographic quadrangle, the Soil Conservation Service soil series maps, the list of Oregon hydric soils by County, and the U.S. Fish and Wildlife Service (USFWS) National Wetlands Inventory(NWI) map for the site. 3.2 Wetland Delineation Field Methodology Observations of hydrology, soils, and vegetation, were made using the "Routine On-site" delineation method as defined in the 1987 manual. One-foot diameter soil pits were excavated to a depth of 18 inches in selected locations. The soil profiles were examined for hydric soil and wetland hydrology field indicators. Pacific Habitat Services, Inc. -3 - In addition, a visual percent-cover estimate of the dominant species of the plant community was performed using soil pit locations as a center of reference. Dominant plant species are based on estimates of percent cover for herbaceous, woody vine, and shrub species within a 5 foot radius of the sample point, and basal area cover for tree species within a 30 foot radius of the sample point. Plant species in each vegetative layer which are estimated at less than 20% are not considered to be dominant. The wetland indicator status is then used to determine if there is an overall dominance (greater than 50%) of wetland or upland plant species. Data documenting the three criteria for the representative sample locations are recorded in the field. This information is subsequently transferred to standard wetland delineation data sheets, which are included in Appendix A. In addition to the sample points, numerous other soil pits were excavated between the data points to verify changes in the three criteria. 4.0 WETLAND CRITERIA DISCUSSION 4.1 Topography On the site there are two distinct areas separated by a steep fill bank. The western portion of the site is located within the Fanno Creek floodplain. The creek flows in the bottom of a channel which is steep-sided on its eastern bank, but has a relatively flat floodplain offsite to the west. The eastern portion of the site is an undeveloped open field. Site elevations range between approximately 130 feet National Geodetic Vertical Datum (NGVD), within the Fanno Creek floodplain, to approximately 140 feet NGVD near the eastern property boundary along S.W. 74th Avenue. 4.2 Hydrology . .. Site hydrology is dominated by Fanno Creek, a perennial tributary of the Tualatin River,that crosses the property from north to south and forms the western study area boundary. Fanno Creek flows approximately 20 to 30 feet wide along the western study area boundary, with a steep break in slope on its eastern bank at the southern end of the site. The stream's influence is limited to overbank flooding of the adjacent floodplain terraces. Fanno Creek joins the Tualatin River approximately one mile to the south of the site. In addition to surface flows from Fanno Creek, groundwater and surface runoff from the upper elevations downslope toward the creek is likely during wet periods. The hydrology criterion for jurisdictional wetland was satisfied within the Fanno Creek floodplain by the presence of saturated soils, evidence of ponding, shallow water tables, wetland drainage patterns, water marks and drift lines, and active redoximorphic features. • Pacific Habitat Services, Inc. -4- 4.3 Soils The U.S. Department of Agriculture, Soil Conservation Service (SCS) has mapped the soils on the project site as Quatama loam, 0-3% slopes (map unit 37A). This soil is not listed as hydric by the SCS (Figure 2). Quatama loam is a deep, moderately well-drained soil that formed in stratified glacio- lacustrine deposits on terraces. In a typical profile, the surface layer is dark brown loam about 8 inches thick. The upper 10 inches of subsoil is dark yellowish brown loam, and the lower 20 inches is dark yellowish brown clay loam. The substratum is dark yellowish brown loam to a depth of 60 inches or more. Permeability is moderately slow. This soil is classified as a fine-loamy, mixed, mesic Aquultic Haploxeralf. Soils sampled on the site consisted of silt loam fill material in the eastern portion of the site and silt loam in the Fanno Creek floodplain. Soil colors ranged from dark gray (10YR 4/1), and dark grayish brown (10YR 3/2)with mottles in the floodplain area, to brown (10YR 4/3) and dark brown (10YR 3/3) in the eastern portion of the site. 4.4 Vegetation The eastern portion of the site is dominated by forb and grass species such as tall fescue (Festuca arundinacea, FAC-),thistle (Cirsium arvense, FACU+), English hawthorn (Crataegus monogyna, FACU+), Kentucky bluegrass (Poa pratensis, FAC), colonial bentgrass (Agrostis tenuis, FAC), oxeye daisy (Chrysanthemum leucanthemum, UPL) and common velvet grass (Holcus lanatus, FAC). A dense thicket of Himalayan blackberry (Rubus discolor, FACU) is present on the slope above the creek floodplain. One large Douglas fir(Psuedotsuga menziesii; FACU) and one big leaf maple (Ater macrophyllum; FACU) are present at the top of the slope. Fanno Creek consists mostly of open water, with a narrow band of vegetation on the eastern bank below a steep topographic break dominated by a thicket of Himalayan blackberry. The flat floodplain area is dominated by bird's-foot trefoil (Lotus corniculatus, FAC), hooked buttercup (Ranunculus uncinatus, FAC-), creeping buttercup (Ranunculus repens, FACW), common velvet grass, and Kentucky bluegrass. 5.0 WETLAND AND WATERS OF THE STATE DISCUSSION & CONCLUSIONS • 5.1 National Wetlands Inventory The U.S. Fish and Wildlife Service, as part of the National Wetlands Inventory (NWI) program, has mapped palustrine forested (broadleaved deciduous), saturated, semipermanent, seasonal (PFOI Y) wetland within the Fanno Creek drainage (Figure 3). The NWI maps are generated primarily on the basis of interpretation of color infrared aerial photographs (scale of 1:58,000), with limited "ground truthing" to confirm the interpretations.. 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' � " 4 s 4Sl wx 1ii . i .*i. 4 1 �%�s1 �try :« •s 1 :t', .-•�t _ 1r4 -- �'s yes 11�'i 1 5:01 'COI/'' OV �`�'Ir.,4 .T61,- r . +.•"T"I`i...A . o „IANI '-?''-•A T '$ . ay.;, J Tr Y a t: , f��?s ,1 e- .- vi.;;;-1'....:,-1 i a t , p , + ~�'bt jt• O ;5 .1- , ..�• .j4.• .437 .1. r,t y 4 ■ h,e t,r, ot ' .ft� �l •1 ; •Rt',I- � ,,}}��,, � , ur 13_ .az.Y: 666 M 1r 'I }�R >']: � . __ • PHS ti Pacific Habitat Services, Inc. y/ t t •..,-_— Pd a F �• .,'� . ._ i/ --.....-4:4//� . ME ROSE£ [? �y:�• - 4 � :,:tom �, 7 , - , ,' Wit- )1 Y:,r ' Y x,,�.�•.•� 'T.-i if „„ .�� 7, . a�• C'�.▪ :••• i _ ..�` AM T FARM F �o�►KS'ti /....,ii F -FOIYp •' j!, _ ;' , .ate r 1 tT • rr. r s.e 4 ;/`�'1 -` i! 'K 1 ! j. J. ▪ i i j_ 8 • I ;`i 1;< 'I ID ••.., i it • , 4%4 4-0., F ., t .•:I, f A ` 1J •., %i _} tea• ' .era TTL£R. tI1., - ;---{ �e� � m r i 2p0 .a'` [ Ni a ,. !ro x. � 3" - . is c . 1 II T::('177 1 :' (";.•! ..,,10%. "1 f”. . TO ..*-4' ..)...V. . ..,, /- f �. ��7-,.....L \ /y •` „it.; ;IN 'lra to - = '+ a1 I 1. - 7:217 t1 CU y i a 7,4 '^` � ice? errr..- _� ROAD ! ;• r is Y a _ s. .- ,.-.Ml�+• � v 1" -)'F ' i� 7 !'�, ! • o .'/ <lGravet rj -as • • ��$!r .•,.� ,......_.,.....,..t... . ti6�• _ Pit.r i17.0,. . _ `n �_ � i �1, J, SS C.f.P' il�v' 2 \ R 'JEAN �C3 !•• , A.p!, 180 i/ • rli• r ' IPEMIKY, . . A C. - _.L : - ''- ! F p..: . „// •a� /. a� / -- 1 =- I tom° 50 WK 1u/ - .}: . ,/ , 1 >� c ,• TUAtATI 4': _ �• / � � 1 1 `��. �• 1 � . ;+-SI C-0UP:�1tvoClUB`'L kI.', ,i---1',„;, y,----� .'•' �� ' .11- '4� i�F� '•.�' i - ' ; z :`._+=---..v_�' a �5 -i50 ' —`7 !� / mesa.- 1 Ay is.• PACiFlCI • 1. ,�. 2 !��, �1t '� SW, CN/q• �� PEMIW EN Q h. •+ j z^ r ` 7 V 0 ?.-.. t :U._. I• 'R2 - •rain` _•:.'r h!Y▪ DFIZ11W p�t'� r 1U. ,, ' — sue}.: .- 8, 1 9/97 7-1401 Figure 3. National Wetland Inventory map of the proposed industrial development site on SW 74th Avenue, in Tigard, Oregon (USFWS, 1981, Lake Oswego, Beaverton, Oregon). The NWI mapping is not consistent with observations made by PHS on the site. Within the study area, the wetland associated with Fanno Creek is not forested,but palustrine emergent (PEM). 5.2 Wetlands and Waters of the State Conclusions • Based on an investigation of the three required wetland criteria(wetland hydrology, hydric soils, and a dominance of hydrophytic vegetation), PHS has identified potentially jurisdictional wetland and waters of the state, totaling approximately 0.28 acres, or 12,369 square feet, within the study area. All of the wetland is associated with the Fanno Creek floodplain. Fanno Creek would be considered waters of the state, and as such is regulated by DSL and the COE. The wetland continues offsite to the west. However, the floodplain west of Fanno Creek was not included in the study area for this project. Figure 4 shows the locations of potentially jurisdictional wetland, and sample sites on the property. This delineation does not become jurisdictional until DSL and COE review and approve our assessment. • Pacific Habitat Services,Inc. -6- PHS Pacific Habitat Services,Inc. 8000 RAM t 1 ELEV.- 1.71' a I N 8951'48• E 352.00' ,./.4•:4"---.:-.-7:--f- '.' /.4• .- a / /, au p ointrr r_-84.op. .■ t, 1111'll�l� • 4,•J. �--________- ig ot 1:111•----- i ./' 47" `4••• --‘ \ ..7.' \. ' 1 i r ''' 1d •, \ / n I d n . 1 14:1\ ; h I • a ' I I II_j N 8951'48• E j'.1 Kai •ROOD-RAer ,/" `\, 1 r--------—2-0-1.1 --—--—--— •-1 . . • \' ; l , f 5 04'31'24• Y • `•\ . \\, . ..1. 0.25' al • . . . . . . ..'. f e. - 3wd r r Area Beunderf `II;.:•• '\\\LA;;\/ \ 1 \•1 ,ra I • This area outside \ •II :Jg gl project study area •�'. \ I 0/-O Z. r . •3 \ •••. J ROOD PLAIN lli M/y ej\ ELEV.- IN 1 1p i h \' 1 w. \� J :1 ;!' SCALE: 1'.100' %Neat% 7 ( (: \ ' j . VT) , LEGEND \ ' 2 • Sample Point %''%" \o — — — Study Area Boundary i Potentioll Jurisdictional ' .7 - - Wetlonds/Woters of the State . 9/15/97 7-1401 Figure 4. Potentially jurisdictional wetland/Waters of the State and sample points on the proposed industrial development site on SW 74th Ave. in Tigard, Oregon (base map supplied by CIDA, 1997). 6.0 REFERENCES Munsell Color, 1988. Munsell Soil Color Charts. Kollmorgen Corporation, Baltimore, Maryland. Oregon Division of State Lands. September 1995. Removal-Fill Law (ORS 196.800-196.990) and Removal and Filling in Scenic Waterways (ORS 390.805-390.925) Reed, Porter B., Jr., 1988.National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the U.S. Fish and Wildlife Service, St. Petersburg, FL. NERC- • 88/18.37. U.S. Army Corps of Engineers, Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S.D.A., Soil Conservation Service, 1982. Soil Survey of Washington County, Oregon. U.S.D.A., Soil Conservation Service., 1989. Oregon Hydric Soils by Counties. US Fish and Wildlife Service. National Wetlands Inventory map, Lake Oswego, Oregon quadrangle. 1:58,000 color infrared aerial photography, August, 1981. US Fish and Wildlife Service. National Wetlands Inventory map, Beaverton, Oregon quadrangle. 1:58,000 color infrared aerial photography, 1981. U.S. Geologic Survey 7.5 Minute topographic map., Beaverton, Oregon quadrangle. 1961, photorevised 1984. E.-- U.S. Geologic Survey 7.5 Minute topographic map., Lake Oswego, Oregon quadrangle. 1961, photorevised 1984. Pacific Habitat Services,Inc. -7- �4r Appendix A Wetland Determination Data Forms 131-1S Wetland Determination Data Form A Routine Onsite Method Pacific Habitat Services,Inc. Applicant: Pacific Land Management Project: SW 74th, Tigard Number: 7-1401 County: Washington Township: 2S Range: 1W Section: 12 Date: June 7, 1997 Investigator(s): JVS/PF Sample Site: 1 HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: Depth to free water: 6 Inches Drainage patterns: _ Depth to saturation: 0 Inches Oxidized rhizospheres: Yes Other: Sediment deposits: !Criteria Met: Yes SOILS Mapped Series: Quatama loam, 0-3% slopes On Hydric Soils list?: No Classification: Aquultic Haploxeralf Drainage Class: Moderately well drained Depth Master Matrix Soil Redox Concentrations Other Hydric Soil Comm- ' (Inches) Horizon Color Texture* Color abundance/size/contrast Field Indicators ents 0-6 A 10YR 4/1 SL 6-18 B 10YR 4/1 SL 10YR 4/6 common,distinct, medium *SD=Sand, SDL=Sandy Loam,L=Loam,SDCL=Sandy Clay Loam,S=Silt,SL=Silt Loam,SCL=Silty Clay Loam,CL=Clay Loam,C=Clay 'Criteria Met: Yes VEGETATION Tree Stratum ( 0% ) Status % Cover Herbaceous Stratum ( 100% ) Status % Cover Lotus corniculatus* FAC 30 Ranunculus uncinatus* FAC- 20 Holcus lanatus* FAC 30 Poa pratensis* FAC 20 Shrub Stratum ( 0% ) Status % Cover Woody Vine Stratum ( 0% ) Status % Cover -" Percent of dominant species FAC, FACW, or OBL*: 75% [Criteria Met: Yes Comments: Determination: Wetland Wetland Determination Data Form Routine Onsite Method Pacific Habitat Services, Inc. Applicant: Pacific Land Management Project: SW 74th. Tigard Number: 7-1401 County: Washington Township: 2S Range: 1W Section: 12 Date: June 7, 1997 Investigator(s): JVS/PF Sample Site: 2 HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: Depth to free water: >18 Inches Drainage patterns: Depth to saturation: >18 Inches Oxidized rhizospheres: Other: Sediment deposits: Criteria Met: No SOILS Mapped Series: Quatama loam, 0-3% slopes On Hydric Soils list?: No Classification: Aquultic Haploxeralf Drainage Class: Moderately well drained Depth Master Matrix Soil Redox Concentrations Other Hydric Soil Comm- (Inches) Horizon Color Texture* Color abundance/size/contrast Field Indicators ents 0-16 A 10YR 3/3 SL *SD=Sand, SDL=Sandy Loam,L=Loam,SDCL=Sandy Clay Loam,S=Silt,SL=Silt Loam,SCL=Silty Clay Loam,CL=Clay Loam,C=Clay Criteria Met No VEGETATION Tree Stratum ( 0% ) Status % Cover Herbaceous Stratum (30% ) Status % Cover Festuca arundinacea* FAC- 70 Cirsium arvense* FACU+ 20 Vicia sp. UPL 10 Shrub Stratum ( 10% ) Status % Cover Crataegus monogyna* FACU+ 100 Woody Vine Stratum ( 60% ) Status % Cover Rubus discolor* FACU 90 Rubus laciniatus FACU+ 10 Percent of dominant species FAC, FACW, or OBL*: 0% [Criteria Met: No Comments: IDetermination: Upland . I Wetland Determination Data Form ,sk. l Routine Onsite Method Pacific Habitat Services, Inc. Applicant: Pacific Land Management Project: SW 74th, Tigard Number: 7-1401 County: Washington Township: 2S Range: 1W Section: 12 Date: June 7, 1997 Investigator(s): JVS/PF Sample Site: 3 HYDROLOGY Inundated (Yes/No): No Water marks: Yes Depth of inundation: Inches Drift lines: Depth to free water: >18 Inches Drainage patterns: Yes Depth to saturation: >18 Inches Oxidized rhizospheres: Yes Other: Sediment deposits: G terl let,: s. ;;:;: SOILS Mapped Series: Quatama loam, 0-3% slopes On Hydric Soils list?: No Classification: Aquultic Haploxeralf Drainage Class: Moderately well drained Depth Master Matrix Soil Redox Concentrations Other Hydric Soil Comm- (Inches) Horizon Color Texture* Color abundance/size/contrast Field Indicators ents 0-6 A 10YR 3/2 SL 6-16 A 10YR 3/2 SL 7.5YR 3/4 common, prominent, coarse *SD=Sand, SDL=Sandy Loam,L=Loam,SDCL=Sandy Clay Loam,S=Silt,SL=Silt Loam,SCL=Silty Clay Loam,CL=Clay Loam,C=Clay ICriter a Met >:::::_>.:>:::: Yes`: VEGETATION Tree Stratum ( 0% ) Status % Cover Herbaceous Stratum ( 100% ) Status % Cover Festuca arundinacea FAC- 10 Ranunculus repens* FACW 60 Poa pratensis* FAC 20 Holcus lanatus FAC 10 Shrub Stratum ( 0% ) Status % Cover Woody Vine Stratum ( 0% ) Status % Cover . Percent of dominant species FAC, FACW, or t)13L*: 100% Cter a e "': ` Y :1Tt .M t ... :: es;.:...; Comments: Deter .unatiort VYetdaind PRE - APPLICATION CONFERENCE NOTES 5200 SW MACADAM AVENUE, SUITE 420 PORTLAND, OREGON 97201 TEL: 503.226.1 285 FAX: 503.226.1 670 E-MAIL: cida @teleport.com May 22, 1997 City of Tigard Planning Department Attn.: Will D'Andrea 13125 SW Hall Boulevard Tigard, OR 97223 RE: Pacific Land Management - 74th Avenue Project Number. 97029 Dear Will: This is a request for a Pre-Application Conference for a property on SW 74th Avenue, north of Durham Road. Following is the required pre-application information: I. Applicant: Pacific Land Management Attn.: Dick Ossey/ Dan Maloney 1 6325 SW Boones Ferry Road, # 203 Lake Oswego, OR 97035 635-2996 FAX - 635-3174 2. Site Plan: Attached 3. Proposed Use: Mufti tenant industrial/warehouse 4. Tax Map / Lot: 2 S I-12DC Tax lot 1 400 5. Current owner Pending sale to Pacific Land Management 6. Topographic information: See site plan 7. Filing Fee ($240): Accompanying Please call if you need further information. Sincerely, a/103i** Lans Stout Planner/ Real Estate Consultant LS/sh Enclosure •ARCHITECTURE cc: Dan Maloney/Dick Ossey A♦ERGINEERING File •PLANNING •LANDSCAPE D:I GENADMIN IPROJECTS19719 7029105-22-9 7APP •INTERIORS COMMERCIAL INDUSTRIAL DESIGN ARCHITECTURE P. C . • CIDA INC . t • • • . ■ 1 • 140 • • � i 1 • • • 4/ • I , j_________t J .1_, .. „. 1,.. .. .. c....,LJI .. .„,,. . .,... .. 1 . . . , . . _ i s' ......„.......s.„: . �r . . 0, _. ___ \,.. r 1 I 1 1 5lTh NFo 1 , ; I i Sly A4 : 3.41 AcC2 S ' / 12'(f oo Sr D6y.A€.ppt: S 1 ,moo :S • ' f • 1 G°Ye E: 34:Ivi I I �- S / ,V- / I ?LM ---7 4+" , ........... , o Cr 1 o c c : • I ova . j:` • 7 7 i L1M • 51TE 'PLAN wi, a tD1 I 5 . , CITY OF TIGARD ,'\ , ai, • PRE-APPLICATION CONFERENCE NOTES ;„:::,ate,.°: f NON-RESIDENTIAL • De■TE 6/3/F 7 1 IST wren �� ! id- APPUCAIIT: yio✓k's,‹ Pte, f e - L',-.1/4 AGENT: ( 104_ � �I Ye K k l a IA �to(31- I Phone:( ] • 63 — 9 Phone: I l 226 - 1-z:s.S 7qq- c35cr PROPERTY LOCATION: . I ADDRESS: Vl o add 1-,255 �S's4-0, TAX MAP/TAX LOT: S / / -2..AO L x La¢ /yCjG NECESSARY APPUCATION(S]: S 02u J2/c510 Late., J e42t-) € f 5--erA s I. /0 v-Q Y i La Lids beet,tk Li.) I D� I f�PROPOSAL DESCRIPTION: 6.Qve (c • a 'fo�a I v e- �O ��c � r�� hcei i4.r ''.OMPREHENSIVE ?tAN DESIGNATION: L i 1 T& Jud y f Q 'OHING DESIGNATION: rD a u u ad :4 cu 54/a CITIZEN INVOLVEMENT g:ct s i' FACIUTATOR: S.2,� L_fi'/ 1'EAM AREA: PHONE (503] .3HING DISTRICT DIMENSIONAL REQUIREMENTS Minimurz lot size: LO sq. ft. // Average lot width:s ft. Maximum building height:7// ft. ;ethacks: Front-;S ft. Side zr q ft. Rear ft. Corner 20 ft. from street. Maximum site coverage: 75 % Minimum landscaped or natural vegetation area: 25 (Refer to Code Section 18. 6 g I JOIT1ONAL LOT DIMENSIONAL R IREMENTS Minimum lot frontage. 25 feet unless lot is created through the minor land partition process. Lots created as part of a pa . ion must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall no exceed 2,- times the average width, unless the parcel is less than 1 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060-lots] Y OF 11GAB0 Pre-Application Conference Motes Page 1 of 8 s-alu.thl.nnc.tea/P1...ui iiturta..t Scum a Post- flop request pad 7694 ROUTING - REQUEST Please I READ Td✓ " `TA) I I HANDLE tIU6v/ e/ APPROVE eUs and (j I' FORWARD l I RETURN Y' 7+y I KEEP OR DISCARD 4—d 4 f e I REVIEW,WITH ME '/ ^ Dale /5/-` From WL Qv SPECIAL SETBACKS Streets fi feet from the centerline of Established areas: t/a feet from Lower intensity zones: /VA feet, along the site's boundary. Flag lot: 10-foot side yard setback. [Refer to Code Section and 18.961 yPECIAL BUILDING HEIGHT PROVISIONS Building Height Exceptions - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; All actual building setbacks will be at least half(1/4) of the building's height; and The structure will not abut a residential zoned district. (Refer to Code Section 18.98.0201 ?ARKING AND ACCESS rr Required parking for this type of use: l S - 2 { .P J.4.4 7:212 ,,44414ta f) u,G Parking shown on preliminary plan(s): A _ • Q r ,f- -L�e 4s required parking: ( SPdru �f �cL (1600 s�,i V a-Lz c.,�"--.e 4. s . _ .n p _ _ k. �� 760 s 4, 6P &Iva-,s--e,.• // Zoe 4.f?. oP-10 to a.4420) No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking Stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 8 inches x 18 feet. Compact parking space dimensions: 8 feet x 15 feet. [Refer to Code Section 18.106.0201 Handicapped Parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces, The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions. are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for eve ry fifteen (15) required vehicular parking spaces. Se}, ` � [00 e vi JQdbk s pt(vS Minimum number of ac�ses: _filiniatium access width: Minimum pavement width: All driveways and parking areas, exce t for some fleet storage parking areas, must be paved. Drive-in use queuing areas: VI 4 [Refer to Code Section 18.106 and 18.1 8l TY OF TIGARD Pre-Appllcatfoa Carterence Motes Page 2 of 8 ,unaUSun.uu.OS art ,.t5.cn.a WALKWAY REQUIREMENTS Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps. or elevators of all commercial, institutional, and industrial uses. to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) :0ADIN6 AREA REQUIREMENTS Every commercial or industrial building in excess of 10.000 square feet shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. [Refer to Code Section 18.106.070-0901 NEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Section 18.1021 :'sJFTERIN6 AND SCR In order to increase •rivacy and to either reduce or eliminate adverse noise or visual impacts between adjacent development.. especially between different land uses, the City requires landscaped buffer areas along certain site pert eters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupies by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between ve ical and horizontal plantings. Site obscuring screens or fences may also be required: these are ofte advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, ences, utilities, and walkways. Additional information on required buffer area materials and sizes may be fob d in the Development Code. [Refer to Code Chapter 18.1001 The required buffer widths which :re applicable to your proposal area are as follows: feet along north bou •ary. feet along east boundary. feet along south bounda . feet along west boundary. In addition, si ht obscuring screening is requir-• along ANDSCAPIN6 Street trees are required for all developments fronting on a public or private street as well as driveways I which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced / 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one (1) tree for every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms. decorative walls. and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100.18.106 and 18.108) Pt OF 11GARD Pre-Application Conference Metes Page 3 of 8 ,a-{•sUnna n•UUc.n.unaui■i Isssrv,••t Saca•■ SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. [Refer to Code Section 18.1141 ENSITIVE LANDS The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precise y identify sensitive lands areas. and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submittesiwith the development application, Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas Residential development is prohbit ted within floodplains, 5,2A-44q-live Crisis 4via') p Y1N2 XICe 1i∎1�qs D � �l i . ,r to Code Section 18.841 STEEP SLOPES — When steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.8.2 and 1884..040 B 3 UNIFIED SEWERAGE AGENCY NSAI BUFFER STANDARDS,R&0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. J Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or 1 bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. CITY OF TICAN Pm-AUNllcatla CS■lerrs ce Nets Page 4 of t 1S11-losttaonttal IODllcaUsa/Mautq Iaoattaoat Section LQ_Ca(tQn of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate ownership. such as a subdivision, the vegetated corridor shall be contained in a separate tract. and shall not be a part of any c_______ parcel to be used for the construction of a dwelling unit. (Refer to R a 0 95-44/USA Regulations-Chapter 3.Design for SWM) ,REE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: 3- Identification of the location, size and species of all existing trees including trees designated as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees: Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and ;i A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. iTrees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025) Ill l6AT]0N Replacement of a tree shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Direc:or may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable. the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged. by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property. the Director may . require one (1) or more replacement trees to be planted on other property within the city. either public property or, with the consent of the owner. private property. "Y OF Tl ARO Pre-AAalicatlon Coafertoce Notes Page 5 of 8 1.ul..tlal isollc.tl.uM.ulq In.rta.et section The planting of a replac,_.iient tree shall take place in a mari,._r reasonably calculated to allow ' growth to maturity In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.150.070(D) iUBDIVISUON P NAME RESERVATION Prior to su itting a Subdivision and use application with the City of Tigard, applicant's are required to complete an le a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain appro /reservation for any subdivision name. Applications will not be accepted as complete until the City recei s the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyors OM • 648-88841 .&BRAM The applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. _ (Refer to Code Section 18.32) r' DE SECTIONS � / � � _ 1§.,8-0 _ 18.92 `�}g-.100 L/1 �8 _''18.120 `-T8.150 !f18.84 18.96 "�2 �18�1 4 _ 18.130 18.160 18.88 18.98 _ 18.106 [ 18.116 _ 18.134 . 62 -- (.718.164 'IMPACT STUDY As a part of the application submittal requirements, applicants are -.. - - - i.- impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways. the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. 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 he 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 specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32.Section.050) When a condition of approval requires 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 s roughly proportional to the impact the proposed development will have on the public. r to Code Chapter 18.32.Section.2501 AGHBORH00D MEMMMMM C' The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) Ti Of TIGARD Pre-Appllcatloa Conference Metes Page 6 at 8 --lulls.tlal mikados/Massing guanine SoctJsa MUILDIN6 PERMITS Plan's for building and other related permits will not be accepted for review until a land use approval has been Issued. Final inspection approvals by the Building Division will not be granted until there � compliance with all conditions of development approval. .RECrcu . Applican .. . on act franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.1161 ADOITIONAL CONCERNS OR/COMMENTS: (1.9 14 P ' t.v e-1�c�4 tom' .5.714-4141415- we‘.Q l/PA116w 'ROCEDURE ✓✓✓ Administrative Staff Review. 0 r" V/ Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. PPLlCAT1ON SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT log accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed _project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. fPf OF TIGAR0 Pre-Application Conference Notes Page 7 el 8 !1-iesusahl vilification/Plana,LpsKa.0 Swiss The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public ap eal period follows all land use decisions. An appeal on this matter would be heard by the Tigard '/ i i Iktr Co c.0..dt h/f A baste flow chart which illustrates the rev w ro ess ig available from the Pla ing Division upon request. �`" °� Lee'�� , e- Seu��sjj�1llue L4k d v/p te∎ 1Ce0'1■q's 0rVePr- J W/41VOc,%o(.‘ This pre-application conference and the notes of the conference are irrtended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should amity to the development of your site plan. Failure of the staff to provide information required try the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting as application. An Additional pre-application fee and conference will be required if an application pertaining to thin pre-application conference is submitted after a period of more than six (6) months following thin conference (unless deemed as unnecessary by the Planning Division), PREPARED BY: CITY OF TIGARD PLANNING DIVISION PHONE (503)639-4171 FAX: (5031 684-1291 • egMaimta.u.rsvnn..-cau inserts.Sutler:aau.nur•...-c.ufl �tu-97 TY OF T1GARD Pre-Application Conference Motes Page 8 of 8 [.u1•atlal...Ilcatisai Maim Warmest section CiTY OF TiGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD • The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist Identifies what Is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: lM e e Date: 6/-- /q 7 }APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) tB� B) Owner's signature/written authorization C) Title transfer instrument/or grant deed / D) Applicant's statement No. of Copies / E) Filing Fee $ 5eQ ree USITE-SPECIFIC MAP'SUPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1. Vicinity map 2. Site size & dimensions _2 -m./-- 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground Areas with high seasonal water table (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats (b) Wetlands 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways L4NO 1,5E.1PPUCATICN/UST PACE 1 OF i B) Site Development Pia idicating: J. of Copies 1 . The proposed site and surrounding properties m� 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties m� (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area (d) Pedestrian and bicycle circulation (e) Outdoor common areas (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions rd� 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11. The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: m� (a) General contour lines (b) Slope ratios (c) Soil stabilization proposal(s) -- (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report (b) The validity of sanitary sewer and storm drainage service proposals / (c) That all problems will be mitigated and how they will be mitigated LAND 1,5E APPL'UTiON I LIST RACE 2 OF 5 D) Architectural Orawinoc Indicating: No. of Copies 2-EJ The site developmen an proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings N/.� m� 3. Location of terraces, decks, shelters, play areas, and common open spaces 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sian Dra ings: ❑ Sign drawl s shall be submitted in accordance with Chapter 18.114 of the Code part of the Site Development Review or prior to obtaining a Building Per 't to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary Partit .n/Lot Line Adustment Ma. Indicatin•: No. of Copies 1 . The owner of the se -'ect parcel ❑ 2. The owner's authoriz-• .:ent ❑ 3. The map scale (20,50,100 •r 200 feet-1) inch north arrow and date ❑ 4. Description of parcel d boundaries ❑ 3. Location, width and names o' streets, easements and other public ways within and adjacent to ttre parcel ❑ 6. Location of all permanent buildings on and within 25 feet of all property lines ❑ Location and width of all water courses ❑ 3. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% \ ❑ 10. Location of existing utilities and utility easements ❑ 11. For major land partition which creates a public street: (a) The proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPUCAT1ON UST PACE 3 OF 5 I) Subdivision Prehl &roar" Plat Mao and Data Indicating: "o. of Copies , 1 .. Scale equaling 30,-0,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name f the subdivision ❑ 3. Vicinity map showin property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer a d designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of t ct to be subdivided ❑ 7. Names of adjacent ubdivision or names of recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines relat to a City-established benchmark at 2-foot intervals for 0-10% grades g ater than 10% ❑ 9. The purpose, locatio type and size of all the following (within and adjacent to the propos subdivision): (a) Public and private ri t-of-ways and easements ❑ (b) Public and private sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ _ (d) Major power telephon4 transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances / ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizesT indicated on the plans ❑ 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and' ire hydrants ❑ 12. Approximate centerline pr Iles showing the finished grade of all streets including street extensions r a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of propord street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are Co be used for purposes other than residential, it shall be indicated upon such lots. c 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, an the location of proposed tree plantings ❑ 18. The existing uses of the prope , including the location of all structures and the present uses of the struct es, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of sub 'vision improvements ❑ 20. Existing natural features including rock outcroppi , wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot pra ably be shown on the preliminary plat, it shall be incorporated into a rrative and submitted with the application ❑ LAND LSE APPLICATION J LIST PACE 4 CF 3 Soksr Access Caic Iations: o K) Other Information No. of Copies i2 l/V .ems 2ud 5 t1Q I'ti Ca+) ve i a, L / 4 rya( G H 1 • • • •ate , • v _ • 4'1 oK .i a 1:'lcgin&aatry\mastersV ckl ist.mst May 23. :995 LAND 1.5E..PPL1UT1ON I UST PACE 5 CF i 2_5( t2- A - • meg. II City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: (' A'1+E to 2S feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: '74 �' C''t'`�`�°`- (Icr _ S � i (`s Z- street improvements will be necessary along —[`� A�,G ( ) street improvements will be necessary along ()c) Street improvements on 14 tc shall include P feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engmeenng Department Secnon streets, or in the C' '-al Business District), necessary s' -t signs and traffic control devices, streetlights, and a t. year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of • utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector • streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. () ) Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW -j`}�fn . Prior to c<<,Fk( , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located i - ,4C+e 5 171-7 i Srr . The proposed development must be connected to a public sanitary sewer_ It is the developer's responsibility to Cc4Ke .7 nr6Ai CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Deoutment Section Water Supply: , / The } Water District - Phone:(503)t '1 +7( provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. ' " 1 S A iz,t /,<! 71- 'k-. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. { v, .4- P srre Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily acce sible. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engmenng Department Section 65 percent of the phospi- 's contained in 100 percent of tr torm water runoff generated from newly created impervious 'aces. The resolution contains a p. _iision that would allow an applicant tb pay -a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will • require: Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engtneennq Department Secnon NOTE: If an Enginee,..rg Permit is required, the applical,. must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: lfl 3 1qt? ENGINEERING DE(DARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 n\logtmpatty\preapp eng (Master section preapp-r mst) December 23,1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 cngtneennq Devaitment Section June 1997 :;• S M T W T F S 2 4 5 13 12 11 1 14 10 1 9 .:. 8 y 15 16 17 18 19 20 21 2 24 23 2 27 2 25 26.. 2 28«' 29 30 8 •�► 1 e . 997 r' 8:00 8:30 9:00 .:F .F. X4:5'• 9:30 10:30 I 11:00' 11:30 12:00 12:30 1:00 1:30 - - - 2:00 2:30 3:00 • 3:30 • • 4:00 4:30 • 5:00 5:30 6:00 3:41 PM Friday, May 23, 1997 1 Meeting Minutes of Pre-Application Conference Date: June 3, 1997 @ 9:00 AM RE: 74th Ave. Project City Of Tigard Present: Brian Rager, Engineering, City of Tigard Mark Roberts, Planner, City of Tigard Lans Stout, Planner, CIDA Gregg Sanders, Architect, CIDA Dan Maloney, Project Manager, PRV Site Development review; is a Sensitive Lands Review required ? No, if not impacting the stream or wetlands. Onsite detention is not required if no downstream problems. It's the city's call. Brian Rager said that no downstream analysis is required. Zoning: A new water resources overlay is set to be adopted by the City of tigard on June 1091. The standard's for wetlands buffers will increase from 25' to 50'. The ordinance will come into effect 30 days after the adoption by the City council. The current standards are USA's(25'). The greenway has not been dedicated. It would be voluntary at this time. ( Loy Clark was granted a wetland fill permit for this site. A condition of the permit was to dedicate the Greenway Tract. Loy Clark DID NOT file the dedication. The impact on this development may be that the landscape requirements could reduce the available land area to develop because the wetland, which should have been recorded as the Greenway Tract, cannot be used against the required area.) A greenway dedication will reduce the park fees. Engineering: Sawcut and tie into existing roadway with new curb and gutter and 5' sidewalk. Street trees are required behind the sidewalk. A 5' dedication is required. No traffic study is required if the development agrees with the dedication. Time line: A 1 week review to ascertain completeness. 6-8 week review 20 day appeal period. Can't file for permit review until the appeal period is complete. Plan Review is 6 weeks. Public improvement permit review is 4-5 weeks for redlines. Public improvements will be accepted @ end of development review period. Neighborhood concerns: Lighting and loading docks. Project adjacent to the North by Jim Casteel was submitted and found incomplete. Rip rap slope @ creek will require a sensitive lands approval. 50 yds of material is the threshold. Tualatin River Keepers are a watchdog group who monitor development along Fanno Creek. Fill in wetlands is a major concern. ADDITIONAL DOCUMENTS DEVELOPMENT �� sba_q-7,00cri =^~� ��"�o "mu�n� " ~��nx�"�� 13125 SW Hall Blvd' Tigard, OR 97223 (503)639-4171 I NPORTANT PERMIT NOTICE RE.: Plan Check LOY CLARK PIPELINE RONALD & SHARON CLARK 16880 3W SILER RIDGE LM BEAVERTON OR 9700/ Parcel......: 2S112DC-0400 Site Address: 15865 SW 74TH AV,E Subdivision.: CREEKS%DE INDUSTRIAL. PARA tot: 004 jurisdiction: 'CM Zoning......: 7.-P Remarks: Creekview Indeytral Park re: SDR97-0009 'This letter is to confirm receipt of your Site Work or Building permit Appli- cation which has been• forwarded to the plans e:aminor today for review. As a reminder, the associate land use case (s) ie/are:____�^ - _~~_—` Please be aware you are reaponsihle for satisfying the conditions of ttp land use case(s) and must submit plans directly to the appropriate staff persnr(a; indicated on your final order. Your buiJdinn plans ARE NOT routed to the planning or engineering deprtoents. You must satiofy the land use permit conditions independent ef t'lm building permit plans review prmceus" After the building plans review process has been completed, your site mmrk or building permit will NOT be issued without approval from the engineering and planning departments. If you have any queitimns l'eOarding this notice, please contact me Ilirectly at 6,39-4171 for further clarification. Sincerely, ' f _ _�- • ^�-=~ ` ^^ • • Development Services Tecwnician cc: Building Department Planning Department EnOjmoarirD Department • SITE PLAN REV CITY OF TIGARD COMMENTS Community Development Shaping s`1 Better Community Date: Ur it a i Staff Person Commenting: gt KAY Department: acv J-- Phone Number /Extension: x 7,1p2 Project Name: C s--Uit- A) i -&&.. PAP-4- Site Permit No.: c-AT 90 - 00 2.50 Land Use Case File Nora: S012- 97 - oco T ri The Proposed Plans Submitte For A Sitex Permit Have Been Reviewed B Our {Department And We Hake The Following C ❑ PLANS ARE APPROVED. All land use conditions related to this department have been satisfactorily met. PLANS ARE GENERALLY CONSISTENT with the land use approval, HOWEVER, THERE ARE STILL LAND USE CONDITIONS THAT MUST BE MET PRIOR TO RELEASE OF THE SITE AND /OR BUILDING PERMITS, OR PRIOR TO A FINAL BUILDING INSPECTION. Specifically, p Q 1 e c _ FfkasA NCR -" 4 PPtD SP- ( uturCei> WI 0J - Pe t $L C. 00.trokg1 Se-uue+2- 6A MG A z Srmwt l eN So'er . s-t M Ptf o►•x>• Z • t LAPR ►.&G1•fl NuAr b1.1+ - - t.4 - mi l ' A►..p - Tess - 6 P<- sAN►z>le,f ‹. 2 NUT G ores ► -w-I t∎il (1 WAS �� > To 64V t wM ' ( - SANITvd24 Sev - Comi*e i &s) ANA> �4R— s Te - ' w - >N 14-'` A� . J 3 . Ate- csrTt wrw raa [< or- APPe k k . ❑ PLANS ARE NOT CONSISTENT with the land use approval AND MUST BE REVISED. Specifically, NOTE: IF THE PERMIT APPLICANT HAS ANY QUESTIONS WITH REGARD TO THE COMMENTS ABOVE, THEY MUST CONTACT THE STAFF PERSON SPECIFIED AT THE TOP OF THE PAGE. i:\eng\brianr\masters\siteplan.frm PACIFIC LAND M A N A G E M E N T Ph: (503) 635-2996 ext. 36 • Fax: (503) 635-3174 TRANSMITTAL Date: August 18, 1997 To: City of Tigard PO Box 23397 Tigard, Oregon 97223 Att: Mark Roberts From: Dan Maloney Re: 74 th Ave. Developement Item Copies Date Description 1. 1 8/18/97 Title Report Comments: RECEIVED AUG 1 8 1997 COMMUNITY DEVELOPMENT 1:::0 Chicago-Title Insurance-Company PAY 10001 SE Sunnyside Rd. u Clackamas, OR 97015 (503) 653-7300 January 28, 1997 COMMITMENT FOR TITLE INSURANCE &ic4 f-#14 J' SCHEDULE A TO: Chicago Title Insurance Co. Order No. : 163646 888 S.W. 5th Ave. , #930 Escrow No. : 50000-7355-JY Portland, OR 97204 ATTN: Judy Yoresen 1. Effective Date: January 16, 1997 2 . ALTA (1992) form Policy or Policies to be issued: Standard Owners Coverage $ 520,000.00 Premium $ 1,380.00 Service Fee $ 25 . 00 Proposed Insured: PACFIC SANTA FE CORPORATION, an Oregon corporation 3 . The Estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4 . Title to the estate or interest in said land is at the effective date herein vested in: LOY CLARK PIPLINE COMPANY, INC. , an Oregon corporation 5 . The land referred to in this Commitment is described as follows: PLEASE SEE ATTACHED (Continued) CHICAGO TITLE INSURANCE COMPANY OF OREGON BY: '..-M21.--(--OtrliC46r0 Marianne Lyles Title Officer SCHEDULE B - SECTION 1 Order No. 163646 Schedule B of the policy or policies to be insured will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Defects, liens, encumbrances, adverse claims or other matters, if, any created, first appearing in the public records, or attaching subsequent to the effective date hereof prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown ks existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by any public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4 . a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; • c. Water rights, claims or title to water; • whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records . 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. SCHEDULE B - SECTION 2 Order No. 163646 SPECIAL EXCEPTIONS 6 . Taxes for the fiscal year 1996-97, partial payment has been made; Original Amount: $4, 043 .61 Unpaid Balance: $2, 695 .74, plus interest Levy Code: 023-74 Account No. : R513448 Map No. : 2S112DC Tax Lot No. : 01400 Payment of taxes must include an additional $1.50 for billing charge. 7 . City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 8 . The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency. 9 . Rights of the public and of governmental bodies in and to that portion of the premises herein described lying below the high water mark of Fanno Creek. 10. An easement created by instrument, including terms and provisions thereof; Dated: January 20, 1972 Recorded: February 8, 1972 Book: 853 Page: 431 In Favor Of: Unified Sewerage Agency of Washington County For: Sewer Affects: A strip of land 30 feet in width acros the most Westerly portion of the subject property 11 . An easement created by instrument, including terms and provisions thereof; Dated: August 18, 1977 Recorded: September 8, 1977 Book: 1198 Page: 297 In Favor Of: Unified Sewerage Agency of Washington County For: Sewer Affects: A strip of land 20 feet in width across the subject property (Continued) c-J • Order No: 163646 SPECIAL EXCEPTIONS (Continued) 12 . Real Estate Contract, including the terms and provisions thereof. Dated: July 22, 1996 A memorandum of which was: Recorded: July 24, 1996 Recorder' s Fee No. : 96066238 Vendor: Loy Clark Pipeline Co. Vendee: Ronald D. Clark and Sharon Clark 13 . The forthcoming deed should be executed pursuant to corporate resolution and by officers of authority thereunder. NOTE: We find no judgments or United States Internal Revenue liens against : Ronald D. Clark, Sharon Clark or Pacific Santa Fe Corporation, an Oregon corporation • NOTE: Property address is identified as: 15850 SW 174th Avenue Tigard, Oregon NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction thereof of stated consideration. END OF REPORT ML/jel January 28, 1997 r Order No: 163646 LEGAL DESCRIPTION That portion of Lots 3 and 4, and all of Lots 1 and 2, FANNO CREEK ACRE TRACTS, in the City of Tigard, County of Washington and State of Oregon, described as follows : Commencing at the one quarter corner common to Section 12 and 13, Township 2 South, Range 1 West of the Willamette Meridian; thence North 0°05'20" East 196 .5 feet to the most Westerly Southwest corner of Lot 2 of the duly recorded plat of FANNO CREEK ACRE TRACTS located in Washington County, Oregon, the true point of beginning; thence North 0°05' 20" East to the Northwest corner of Lot 2, FANNO CREEK ACRE TRACTS; thence East along the North line of said Lot 2, a distance of 201.05 feet to a point; thence North 0°05'20" East 230.88 feet, said point being 61.62 feet South of the North line of Lot 4, FANNO CREEK ACRE TRACTS; thence North 89°49'20" East parallel with the North line of Lot 4 to the Westerly right of way line of SP & S Railroad; thence Southerly along the Westerly right of way line of the SP & S Railroad to the most Southerly corner of Lot 1 in the aforementioned FANNO CREEK ACRE TRACTS; thence North 12° West 106 .26 feet along the lot line of Lot 1 of the aforementioned FANNO CREEK ACRE TRACTS to a 5/8 inch iron rod with yellow cap scribed "DeHaas & Assoc. Inc. " ; thence continuing along said lot line North 54°05' East 49.5 feet to a 5/8 inch iron rod with yellow cap scribed "DeHaas & Assoc. Inc. "; thence North 58°15" West 510 feet to a 5/8 inch iron rod eyebolt; thence South 26° West 93 .25 feet to the true point of beginning. EXCEPTING THEREFROM that tract conveyed to John Arthur Duncan, et ux, by deed recorded September 9, 1987, Recorder's Fee No. 87046114, Washington County Deed Records. ALSO EXCEPTING THEREFROM that portion lying within SW 74th Avenue. • r • Tg tl iCAGO 6 0 re his :J?91 Is for your aid R1 ci \ ;; four land with reverence sts and other parcels. Q , , ..,. this plat is believed to 7 —— — — — — — — — — —correct. rhe com pa n y assumes .;.1 j ,lab!Itty for any loss OCcunag c -� J�� J�� r� r f� >y reason of renence thereon.' r' r' 'o psi rz D� m Q CHICAGO TITHE INSURANCE COMPANY 5 cal Cr, 10001 S.E.SUNNYSIDE ROAD ++1 ,1 — CIACKAMAS,OREGON 97015 W �� r T� �� rti p Z z 3 (3 -N 591•05 — — — — — — — — — in • � — 7254-00 0 L o • I co Cr A 4 ZS% r ; 5.56.1 3 S 72 - 1400 . _ — 5..4/Ac. `o o -=N . U 59 — —_ — — _ 6.75 �— _ — — — — — • 0 CO CO - 7// 14 Cr .0 T 2C " 4. 0 3 U '" v tut; 2C ix- W 396.4 =� _— co —� — 727.87 8 8.M C I • 2 • FANNO 1 CR , 4023 - - 1- - -- — --- - - - • COS 1300 Pr I /.00.4c. • 1 C m ,i-u O "' M ("-------- ... sag` O 134.09 C.S.No.18295 0 1200 1r 1 m . / '„ .34Ac. 0 / THIS PORTION OF MILL TRACT EXCEPTED 01 FROM FANNO CREEK ACRE TRACTS N54°15'E 170.99 • 51212 49.5 1/4 SEC-CORNER\ INITIAL POINT �, 40 FANNO CREEK ACRE TRACTS AND DURHAM ACRES 30 _SEE MAP 1 2c 1 I'AAa AHLSTROM SITE -TOTAL PR _CT Proforma Data Input 8/11/97 CITY DEVELOPMENT COST Name of Subdivision: Ahlstrom Location: Ahlstrom - 46.39ac Salem, Oregon Number of Lots: (single family) Rivett- 21.00ac 370 Average Sales Price Per Lot: Sermon - 20.00ac $42,000 Number of Lots Sold Per Month: 10 Interest Rate: 9.75% Loan To Value 65% Loan Pay-off 90% Land: (46.39 x$35,000+20.0 x$25,000+1 x$35,000+$10,000+20.0 x$ $2,668,650 Hard Costs: ($12,000 per lot+$4,178,700 infrastructure+contingency) $6,000,000 Soft Costs: Project Management Fee (5%of estimated income) $777,000 Civil Engineering, Surveying (No.of lots x$1500) $555,000 Miscellaneous Consultants (No.of lots x$100) $37,000 Soils Engineering &Testing (No.of lots x$75) $27,750 Landscaping, Entrance & Fencing (No.of lots x$1000) $370,000 Government Fees & Incidental Costs (7%of hard costs) $420,000 Environmental Inspection: (No.of lots x$30) $11,100 Street Lights (No.of lots x 25%x$1,500) $138,750 Electrical Service Line Extension (No.of lots x$850) $314,500 Bonds & Financial Surety: (Percentage of hard costs) $18,000 Post monumentation deposit (No.of lots x$100) $37,000 Legal/Accounting (No.of lots x$100) $37,000 Appraisal Fee (No.of lots x$50) $18,500 Marketing (No.of lots x$50) $18,500 Closing Costs (No.of lots x$250+$750) $93,250 Commissions (No.of lots x$200) $74,000 Soft Cost Contingency (5%of Soft Costs) $147,368 Property Taxes $0 Land Interest $0 Homeowners Association $0 TOTAL SOFT COSTS $3,094,718 Income and Expense Projection Income: Lots 370 $42,000 $15,540,000 100% Reimbursements (Traffic-51,047 Water-S 1,395 Sewer-5700 $1,162,540 Expenses: Land $2,668,650 Hard Costs $6,000,000 Soft Costs $3,094,718 Interest During Construction: $267,617 Loan Fee: $192,496 Holding Costs: $1,021,606 Total Project Costs: $13,245,086 85.23% Net Profit: $3,457,454 22.25% Proform5a 1 Ahlstrom May 7, 1998 John Brooks RECEIVED CITY OF TIGARD VLMK Consulting Engineers 3933 SW Kelly Avenue MAY 8 1998 OREGON Portland, OR 97201-4393 VLMAIS CONSULTING ENGINEERS Re: Minor Modification to SDR 97-0009 Dear Mr. Brooks: This letter is in response to your request for a Minor Modification to the previous plan approved under Site Development Review (SDR) 97-0009. This request included certain modifications to the plan to add approximately 709 square feet between both buildings, reconfigure parking, revise an entrance location to Building B, revise and add landscape materials. The Director has approved this request as submitted based on the findings contained within your April 15, 1998 letter. Also, I have signed off on Conditions of Approval related to the design of the recycling/waste facility (COA #13), Building B Parking Ratio (COA #14), Bicycle Racks (COA #16) and Security Lighting (COA #18). The Condition of Approval related to screening of roof top screening (COA #15) is not considered completed. To complete this condition we will need information concerning the height of all roof top equipment, its position on the roof and proposed screening measures, where needed. I assume you are showing the position of skylights on Building B and some detail was shown on parapet heights as they relate to the roofline, but no other information was provided. The Condition of Approval related to the trail easement is not considered complete (COA #17). As I mentioned the applicants previous representative had discussed providing a blanket easement for trail purposes. The City feels this would be the preferred option to allow flexibility in addressing construction alignment issues. Please feel free to contact me concerning this information if you have questions. Sincerely, • Mark Roberts, AICP Associate Planner i:curpin/markr/vlmkmod.doc c: SDR 97-0009 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 MECHANICAL UNIT 25' FROM FROM BUILDING SIDES LINE OF SIGHT LINE OF SIGHT f— 17 FEET CREEK FRONT LOT 50'-0" \STREET SCAPE 1, NATURAL AREA STREET BUILDING A SECTION 1" = 50.0' MECHANICAL UNIT 50' FROM 50' FROM BUILDING SIDES LINE OF SIGHT LINE OF SIGHT Z t 20 FEET • jr j FRONT LOT ,, 200'-0" BACK LOT k WETLANDS AREA k \STREET SCAPE STREET BUILDING B SECTION 1" = 50.0' ValVLMK Consulting Engineers Creekview Business Park 3933 S.W. KELLY AVENUE SW 74th Avenue PORTLAND, OREGON 97201 Tigord, Oregon (503) 222-4453 FAX 248-9263 MR- 1 DB JTB CB JTB PROJ 98073 Mechanical Unit Stud VLMK PLOT DATES: Study 7/8/98 15:23.44 jtb 98073\mechstdy May 7, 1998 John Brooks CITY OF TIGARD VLMK Consulting Engineers 3933 SW Kelly Avenue OREGON Portland, OR 97201-4393. Re: Minor Modification to SDR 97-0009 Dear Mr. Brooks: This letter is in response to your request for a Minor Modification to the previous plan approved under Site Development Review (SDR) 97-0009. This request included certain modifications to the plan to add approximately 709 square feet between both buildings, reconfigure parking, revise an entrance location to Building B, revise and add landscape materials. The Director has approved this request as submitted based on the findings contained within your April 15, 1998 letter. Also, I have signed off on Conditions of Approval related to the design of the recycling/waste facility (COA #13), Building B Parking Ratio (COA #14), Bicycle Racks (COA #16) and Security Lighting (COA #18). The Condition of Approval related to screening of roof top screening (COA #15) is not considered completed. To complete this condition we will need information concerning the height of all roof top equipment, its position on the roof and proposed screening measures, where needed. I assume you are showing the position of skylights on Building B and some detail was shown on parapet heights as they relate to the roofline, but no other information was provided. The Condition of Approval related to the trail easement is not considered complete (COA #17). As I mentioned the applicants previous representative had discussed providing a blanket easement for trail purposes. The City feels this would be the preferred option to allow flexibility in addressing construction alignment issues. Please feel free to contact me concerning this information if you have questions. Sincerely, 4-7 iiiitehr. , Mark Roberts, AICP Associate Planner is curpin/markr/vlmkmod.doc c: SDR 97-0009 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 . IrkVik VLMI, Consulting EngineL.•s 3933 SW KELLY AVENUE, PORTLAND, OREGON 97201-4393 (503)222-4453/FAX (503) 248-9263/vlmk @ vlmk.com PRINCIPALS ALFRED H.VAN DOMELEN,P.E. JAMES E.KNAUF,P.E. jacC, GREGORY J.BLEFGEN,P.E. JOHN T.BROOKS April 15, 1998 �O uQ� HAVLIN G.KEMP,P.E. A �.,j KIMBERLY A.SCHOENFELDER MEMORANDUM ",\r '��y ,,. ::t TO: Mark Roberts Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 FROM: John Brooks RE: 74th Avenue Development for Pacific Realty Site Development Review Modification Procedure As indicated in our submittal package for final site development review approval, there have been some minor changes to the building plans for the above referenced project. This memorandum will discuss the approval criteria for the "site development review modification procedures". In general, the building area's have not changed but the foot print of the building has been modified slightly to provide more even distribution of parking area's and to accommodate building entrances. Section 18.120.070 (B), approval criteria: 1. An increase in dwelling unit density or lot coverage for residential development: The proposal does not involve a residential development, therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units: The ratio or number of building units has not changed. 3. A change that requires additional on site parking in accordance with Chapter 18.106: The parking requirements are 1 space/1000 s.f. of warehouse, 1 space per 350 s.f. for business support and 200 s.f. for office. Assuming Building"A"will be all business support, 28 spaces are required and 35 are provided. At Building "B"assuming we will be 6,000 s.f. of office and 27,875 s.f. of warehouse, 58 spaces are required and 101 are provided. .4,MO t*C uAh Ilkinge yping\LETTERS\74th Ave Devlp Site DRM.Doc MEMBER -Page 2- 74`h Avenue Development for Pacific Realty 4. A change of type of commercial industrial structures as defined by the Uniform Building Code: No change in the structural occupancy type of the building is proposed. This criteria does not apply. 5. An increase in the height of the buildings by more than 20%: The building heights have been adjusted slightly to accommodate required structural framing. Maximum change in building height is 2'. 6. A change in the type and access ways in parking area's where off site traffic would be affected: The parking area's for Building "A" have not been significantly modified. Slight variations in the parking have been provided to address street dedication and access to building entrances. At Building `B", the building foot print has been stepped to allow even distribution of parking throughout the building. It is intended to provide better access to the main entrances of the building with overflow or reserve parking occurring at the rear. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 20 vehicles per day: The modifications of the plans will not affect the number of vehicles accessing the site in a day. 8. An increase in floor area proposed for non-residential use by more than 10% excluding expansions under 5,000 s.f.: The proposed modifications will not alter the floor area of either building more than 5%. 9. A reduction in the area reserved for common open space and/or useable open space that reduces the open space below our area below the minimum required by this code or reduces the open space area by more than 10%: The proposed changes do not impact area reserved for common open space. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by this code or more than 10% or specified in the plan. No reduction in project amenities are proposed with this change. C:\Typing\LETTERS\74th Ave Devlp Site DRM.Doc -Page 3- 74`h Avenue Development for Pacific Realty 11. A modification to the conditions imposed by the time of site development review approval that are not subject to the criteria (B) .1-10 above. The applicant has provided a narrative with the final site development review submittal which addresses each of the approval criteria specified therein. The modifications provided in this submittal will not preclude conformance to the original site development review conditions of approval, satisfying this criteria. Should you need any additional information to approve the modifications outlined above, please do not hesitate to give me a call. JTB:tdc C:\Typing\LETTERS\74th Ave Devlp Site DRM.Doc ifiktE VLMH =onsulting Engine�. s 3933 SW KELLY AVENUE, PORTLAND, OREGON 97201-4393 (503) 222-4453/FAX (503) 248-9263/vlmk @ vlmk.com PRINCIPALS ALFRED H.VAN DOMELEN,P.E. JAMES E.KNAUF,P.E. GREGORY J.BLEFGEN,P.E. JOHN T.BROOKS April 15, 1998 HAVLIN G.KEMP,P.E. KIMBERLY A.SCHOENFELDER Mark Roberts Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR RE: Creekview Industrial Park 74th Avenue, Pacific Realty Ventures Industrial Park Site Development Review#SDR 97-0009 Dear Mark, The following will address the conditions of approval included in the staff recommendation from the Site Development Review for the above referenced project from October 9, 1997. In addition to addressing the comments from the Site Development Review, the site plan has been slightly modified to provide better site circulation and to more adequately accommodate the intended use of the development. To summarize revisions to the plan. The square footage of Building "A"has increased by approximately 500 s.f., and Building "B" has increased by approximately to 300 s.f. Please note that the area summaries included in the original applications were not correct and that the revised building area's more closely resemble the original numbers. The footprint of Building "A" is nearly the same as the original plan, however steps in the building have been adjusted slightly. Building "B"has some added breaks in the building to allow parking area's to be more evenly distributed around the building. The original plan had entrances on the front of the building and most of the parking grouped behind the building. The landscaping plan has been redrawn, however most of the scheme is intended to match the original plan. There has been some additional landscaping added to the slope of the bank along Fanno Creek to provide stabilization. All of the planting is intended to be complimentary to the natural area and has been placed in accordance with discussions between the Landscape Architect and your office. The building elevations remain basically the same as the original plan, however window locations have been changed according to the revised entry locations. Windows have also been added to the back side of both buildings to take advantage of the view of the natural area. ,, \Typing\LETTERS\74th Avenue.Doc MEMBER -Page 2- 74`h Avenue, Pacific Realty Ventures Industrial Park Response to Conditions of Approval 1. Public Improvement Plans: A full set of public improvement plans will be developed and submitted for review at the same time as the main building permit submittal. 2. Public Improvements, Responsible Party: The public improvement drawings will include the name of the corporate entity that will be responsible for executing the compliance agreement and providing financial assurance for the public improvements. 3. Right-Of-Way Dedication: The required dedication has been indicated on the plans. The new information will be forwarded to the surveyor so that the dedication can be recorded. Documentation of the recording will be forwarded to your office before the issuance of building permit plans. 4. Half Street Improvements: The first draft of compliance with the half street improvements have been indicated on the revised plans. The final public improvements will identify compliance to the balance of their criteria indicated. 5. '74th Avenue Profile: The public improvement drawings will include a plan and profile extending 300' either side of the subject site. 6. Water connections to be included as part of the Public Works drawings review. 7. 74`h Avenue Storm Drainage: The public improvement drawings will include a design for storm drainage as indicated. 8. Upsizing 74`h Avenue Culvert: The resizing of the culvert will be indicated on the public improvement drawings. 9. Water Quality: Revised locations for the water quality facilities are indicated on the plans. Engineered calculations for the required area's will be submitted as part of the permit review for the project. 10. Erosion Control Plan: Plan will be provided as part of the building permit application. 11. 1200-C Permit: Applicant will apply for required 1200-C permit with building permit application. 12. Overhead Utility Lines: The applicant will comply with the requirement to either bury utility lines or to pay a fee in lieu, assuming direction from local utility district before making final decision. 13. Waste Hauler Approval: A letter from the waste hauler is attached indicating approval of the design locations and sizes for the waste location area's. 14. Building `B", Parking Compliance: The revised site plan with redistributed parking area's is intended to comply with the minimum parking standards with the City of Tigard. If we can further clarify this issue, please contact our office. C:\Typing\LETTERS\74th Avenue.Doc -Page 3- 74`h Avenue, Pacific Realty Ventures Industrial Park 15. Mechanical Equipment Screening: The current plan is for shell building only, no mechanical units are planned for the roof area at this time. As tenants are procured for the building, mechanical plans will be reviewed as part of the tenant improvement permit process. In addition, building parapets should provide some screening for mechanical units as they are installed. 16. Bicycle Parking: A bicycle rack has been added to the West side of Building "B"to provide shared bicycle parking for both buildings. 17. Trail Easement: It is our understanding that the exact location of the trial alignment is not know at this time. We further understand that the most likely location for the trail alignment will occur in the basin of the creek, substantially away from the proposed developed area. If we need to provide further documentation on this issue, please let us know. 18. Security Lighting Plan: Security lighting has been added to the plans. Items 19, 20, 21 and 22 relating to conditions to be satisfied prior to final building inspection will be noted on the cover sheet for the permit drawings. If you need any additional information to process an approval for this project, please give me a call. 6.1••■ Sin John rooks Project Coordinator Attachments: C-1 Cover Sheet G-2 Site Grading Plan G-6 Site Lighting Plan P-1 Site Plan P-2 Building"A" Floor Plan and Elevation P-3 Building"B" Floor Plan P-4 Building `B" Elevations L-1 Landscape Plan C:\Typing\LETTERS\74th Avenue Doc I. 04113/98 08:41 $S03 ' 6179 PRIDE DISPOSAL 1001/004 Pai)cPrrae Oi F�„ �-..,� tut 4----il e i a 1,..&...'-...-.-.,c.-'.--f-----7/1R,:.(ti-t 6,*k,eacos(k) �4161:or Rtefir Q� ***Yoh 5sy�ti EVE l 11-7•42-1c e©. t;,,4, k �t C�'� 5 "pc.'- + 4,..NN. 47-12,0......, y 04..t.,,, i-,..7 I.4, 1 j 04/13/98 08: 42 $503 6179 PRIDE DISPOSAL la004/004 T _ :- •••••■===:-';•:.--"P'' '*"..."7-=---—'''''---- " li ;1 • 1 i i ,.,-.7_.• •71/1 SI A -....)14 :•"'''-- ....-.........,-.0L7r:T. ._ - .11-0• 1181F■t11_ ' ... 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Illarl■••■••• -41111111•11MW 1 g Ira. = V= WI Na 0. .�� \ =_ n dM- 3 dv Q =. 0.3 N1-1 7Nq-I • , � LEG!. T7 Z 0710 i Ii l ∎ i ter. ?Z'1.r _�— NOTICEOFDECIS101t r 1w.J� —— . ;. _":+ 1 J •� Y L.; . = r SIT E JEYE"LDPME REi1EW(SIR191 0009 -� aT - :- n .Y1'� ; L - 1_t-S; -~..e.--4 A1• ! y 7:" L7.�... .sY _,C l OF fOARD PACIITC RF LTY VENTONESIND.US81APARt " _ - _ . :. ry s �. .rs r- r Z pLtgA Better SECTION I: APPLICATION SUMMARY CASES: FILE NAME: PACIFIC REALTY VENTURES INDUSTRIAL PARK Site Development Review SOR 97-0009 PROPOSAL: The applicant has requested Site Development Review approval to construct a two (2) building industrial park of 9,540 and 33,490 square _ - feet_- - --- --- __-- _ — ---- — — OWNER: Ronald and Sharon Clark APPLICANT:Dan Maloney Loy Clark Pipeline Pacific Realty Ventures 16880 SW Silver Ridge Lane 16325 SW Boones Ferry Rd. Beaverton, OR 97007 Suite 203 Lake Oswego, OR 97035 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: Industrial Park; I-P. The Industrial Park Zoning District allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15850 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01400. The site is north of SW Durham Road on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION H: STAFF RECOMMENDATION Staff, finds that the,proposed.development will not adversely affect. the health,-safety and• welfare of the Cityherefore,the Director hereby APPROVES•this application, "subject to the following Canditions;of.Approval - •:� ; ` Y ,_'y, ,r _.:J° _ DIRECTORS DEC:SiON SOR 97-0009.PACIFIC REALTY VENTURES INDUSTRIAL?ARK PACE I OF 17 CONDITIONS OF APPROVAL t PRIOR F_EO_I�SLS_y OU-VAYNiNCGE,COOFN TDH E S IT E7rSAteFN,I AD L%:OLR'BRBEU_S_yALDT....IIN.. G -,;".�;.,,.w.-. r . y(Unless otherw fse noted,the staffcontacshal be Br nR..I"aE PgD Ee Rr.,Min � - the -•� -r••v-.v ...rrr...a�• L•T. _ .z &)''.y.,ctea• .w�.._cr�. rr1�-x7�'. 'Nwl .. • Engineering:Department:(503 639=417'l ) ' 1. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public improvement Design Standards, which are available at City Hall. - 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way_to 25-feet f rom the,centerline._ The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 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. curb and gutter, D. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; E. five (5)-foot concrete sidewalk; F. street striping; G. streetlights as determined by the City Engineer; H. underground utilities; I. street signs (if applicable); J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of-the. subject site showing the existing grade and proposed future grade. __ _ CIRECTCRS DECISION SCR 979-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 2 CF 17 6. Water connections for this project shall be reviewed and approved by the Water Department as a part of the public improvement plan review process. STAFF CONTACT: Rich Sather, Operations Department. 7. The applicant shall submit a design for the new storm drainage system in SW 74th Avenue. _The_.design .shall_ ac:.:'dmmodate all existing street runoff, as well as, all existing off-site_storm water runoff that presently discharges into the right-of-way (ROW) ditches. The final design of the street drainage system shall be reviewed and approved by the Engineering Department. 8. Upsizing of the existing 12-inch culvert under SW 74th Avenue, as well as, any other • existing public storm line impacted by this development and found to be inadequately sized, shall be completed by the applicant as a part of this project. 9. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be-submitted to the-Engineering Department for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shalt conform to 'Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 11. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 12. The applicant shall either place the existing overhead utility lines along SW 74th Avenue Underground-as-a- part Of-.th'is project, or they shall pay the fee in-lieu of underg-rounding. The fee shall be calculated by the frontage of the site that is parallel \�_ to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, it shall be paid prior to issuance of the site and/or building permit. ,r, s : ;, 13. The applicant shall provide written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. STAFF CONTACT: Mark Roberts, Planning Division. 14. The applicant shall provide a floor plan for "Building B" demonstrating that the floor plan configuration complies with the minimum parking standard. STAFF CONTACT: Mark Roberts, Planning Division. 15. A mechanical equipment plan shall be provided that demonstrates rooftop equipment will be scrod due to its location on the rooftop or by the building parapet. STAFF CONTACT: Mark Roberts, Planning Division. 16. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being provided. STAFF CONTACT: Mark Roberts, Planning Division. DIRECTORS DECISION SCR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 3 CF 17 17. The required trail easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. STAFF CONTACT: Mark Roberts, Planning Division. 18. The applicant shall provide a security lighting plan for review and approval. STAFF CONTACT: Jim Wolf, Police Department. -=.r + THE"FOLLOWING"CONDmONS SHALL_BE SATISFIED ` -{= PRIOR 70 ,4 FINAL.BUIL"DING INSPECTION:J 19. 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. 20. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the - as-buiits in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 21. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, Building Division. 22. All site improvements shall be installed and maintained pursuant to the approved revised site plans. STAFF CONTACT: Mark Roberts, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: In 1988, the Hearings Officer approved Sensitive Lands Review (SLR) 88-04 for the subject property to place 200 cubic yards on the property to fill an existing "draw" within a portion of the site that is bisected by the sewer easement. No other development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned R-7; Residential, 7 units per acre, and has been developed with detached single-family residences. The area east of SW 74th is predominantly developed with industrial uses. Southwest 74th Avenue is presently a mixture of undeveloped, partially developed, and newly developing industrial uses with some older residential uses. DIRECTORS DECISION SCR 97-00C9.PACIFIC REALTY VENTURES INCUS;RLAL.PARK PAGE 4 CF 17 • Site Information and Proposal Description: The subject site contains approximately 5.24 acres and is developed with a single-family residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop approximately 3.36 acres of the site with two (2) industrial buildings with a total square footage of 40,030 square feet. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 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 standard, 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 specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 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 not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did specially concur with the construction of half street improvements and provide storm and sewer facilities. A pedestrian way is shown on the City Comprehensive Plan Park, Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed. Providing a pedestrian way will provide a linkage to the existing, partially constructed pedestrian system along Fanno Creek. According to the Washington County TIF ordinance, 32% of a project's impacts are met by its TIF assessment in Tigard. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the equation provided by the Larson, Mackenzie Engineering, Dolan Findings, June, 1995. The proposed industrial buildings will generate additional vehicle trips on the City's street system. Tne added trips will take up capacity on the City street system that must be accommodated by infrastructure improvements. According to the TIF Ordinance, an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1,000 square fe et of gross floor area. Because the applicant has proposed to develop 40,030 square feet of Industrial Park space, this new use would be expected to generate 279 vehicle trips per day. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF Ordinance. Using the above, the unmitigated impact of the proposal is as fellows: CIREC T CRS DEC:SICN SCR 97-CC-C9-PAC:=C REALTY VENTURES■NCUSTR1AL PAGE 5 CF 77 Full Impact 279 x $537.50 = $ 149,962 Less TIF Assessment 279 x $172.00 = $ 47.988 Unmitigated Impact $ 101,974 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94% of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system-wide improvements cf ten (10)%. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8)%. This yields a mitigation value as follows: 279 trips x .06 x $537.50= $8,997 to 279 trips x .08 x $537.50 = $11,997 These figures would reduce the unmitigated impact to $89,977 or$92,977 depending on the use of six (6) or eight (8)%. The value of the land needed for a 15-foot-wide easement for a pedestrian path is determined by the need for approximately 6,000 (400 feet x 15 feet) square feet. This is based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of floodplain property is $20,000 per acre. The -- 6,000 square feet needed for the pathway is approximately .13 acres. The value of this . area is approximately $2,754. The March 1997 Fanno Creek Trail Study indicates that a boardwalk type trail should be used within this portion of the trail. Assuming the general alignment discussed within this report were used and a boardwalk type trail is built, the total cost of construction of this segment of the trail is expected to be approximately $64,000 (400 lineal feet x $160 per lineal foot). Because the unmitigated impact of providing a pedestrian network is estimate at $8,997 to $11,997, construction of the trail is not roughly proportional to the projects. Because the overall Arterial and Collector Street infrastructure traffic costs are partially unmitigated in the range of $89,997 to $92,997 and the total impact of the pedestrian facilities are roughly $8,997 to $11,997 of the total unmitigated impact. The required easement has an estimated value of approximately $2,754. The easement addresses a portion of the traffic impact that is not mitigated through impact fees. T'nerefore,,the requirement of_.an easement, but not the construction of the pathway, meets the rough proportionality_test. Use Classification: Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. The applicant is proposing to build an industrial park to provide space for warehouse, manufacturing, and office space. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. DIRECTORS CECISiGN SCR 97.CCC9-PACIFIC REALTY VENTURES INOUS i RIAL PARK PAGE 6 GF 17 Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 25% landscaping. The site has a width of approximately 660 feet, thereby, exceeding the minimum lot width requirement. The total area of the site is approximately 5.24 acres. The applicant is proposing to develop 3.36 acres (146,726 square feet). The applicant is proposing approximately 47,478 square feet, or 32% of the developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated cn the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As_indicated on the site plan, a row of Compact Japanese Holly, Japanese Phctinias and Spring Bouquet Laurustinus shrubs are proposed along the 74th Avenue frontage to provide screening. Based on their size at maturity, these plantings are expected to adequately screen the parking lot from view of the adjoining right-of-way. A total of 36 trees are proposed throughout the site that can shade portions of the parking lot. Because 138 parking spaces are proposed, the proposed trees provide for a ratio of one tree for every 3.8 parking spaces that is in excess of the minimum standard. A total of eight (8) roll-up loading doors have been proposed on three (3) building elevations. Landscaping along the perimeter of the site including street trees and parking lot trees are proposed which would screen these loading areas to the extent possible. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, cr 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 (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. As indicated on the site plan, vision clearance will be provided in accordance with this section. CtRECTORS DECISION SCR 97-cCc9-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 7 CF 17 Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) ki marng space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 siacce p rr 200 square feet of office area) for Wholesaling, storage, and distribution. I ne parking ratio for "Building A' indicated that the entire building is to be utilized by office users at one space for each 350 square feet of floor area with 28 spaces being required. Upon review of the site playa, 38 spaces are shown which complies with this standard. Tne parking analysis incorrectly indicated that "Building B" is to have 33,490 square feet of warehouse space and approximately 6,000 square feet of office area. The total square footage of this building is proposed to be 33,490. Assuming that all but 6,000 square feet is to be warehouse space, a total of 58 spaces would be required. Because 28 spaces would be required for a 27,490 square feet of warehouse space and 30 spaces for related office uses. A total of 96 parking spaces are shown to serve "Building B". Therefore, it is expected that "Building B" can accommodate varying use configurations where the structure is primarily used for warehouse purposes. i ne a licant sh .wvide_a1 Qr planm.for-lauildinq a" demonstrating that the floor plan configuratio0_complies with the minimum.parking standard. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 25, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 5 disabled parking spaces if 101 to 150 parking spaces are provided. The plan shows the provision of a total of six (6) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 required vehicular parking spaces in any development Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Because a minimum of 86 parking spaces are required to serve this site, a minimum of six (6) bicycle parking spaces are required. The plan shows that bicycle parking racks will be provided in three (3) locations but not the number of bicycles that would be accommodated by each rack. The applicant shall provide a bicycle rack detail that demonstrates that a minimum of six (6) bicycle parking spaces are being-provided. Off Street Loading: Section 18.106.080 requires that off-street loading spaces be provided for buildings in excess of 30,000 square foot. The applicant has proposed a series of loading bays for each of the two (2) buildings, in compliance with this standard. Access: Section 18.108.080 requires that commercial and industrial uses that require more than 100 parking spaces provide two (2) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. Tnis criteria is satisfied as the preliminary plan shows the provision of three (3), twenty-four (24)-foot access drives to SW 74th Avenue. OIREC T CRS CEC:SicN SOR 97-CCC9•PAC:FtC REALTY VENTURES INCUS i RIAL PARK PAGE 3 CF 17 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of a walkway connection that is in compliance with the aforementioned standards from the main building entrances to SW 74th Avenue, thereby, satisfying this criteria. _ _..--- - — --- - - - - - -- Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off.. The applicant will have to submit evidence or a plan that 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. Tne plans show the provision of two (2) trash enclosures that comply with the Cites visual clearance standards in terms of their location. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of these facilities. Site Develooment Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.32, 18.68, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Chapter 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180(A).1. These chapters are, therefore, found to be inapplicable as approval standards. Site Develooment Review - Additional Approval Standards: Section 18.120.180(A)(2- 18) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.(A): (3) (Exterior Elevations), (5) (Privacy and Noise), (6) (Private Outdoor Areas: Residential Use), (7) (Shared Outdoor Recreation Areas: Residential Use),), (9) (Demarcation of Spaces), (12) (Public Transit), (17) (Signs) and are, therefore, found to olaecTi CP.S CEC■SICN SCR 97-CCC9-PACIFIC REALTY VENTURES INCLS-?IAL DIRK PAGE 9 CF 17 be inapplicable as approval standards. These sections are addressed elsewhere within this report. THE FOLLOWING SUBSECTIONS ARE FOUND TO BE APPLICABLE FROM SECTION 18.120.180(A): (2) (Tree Removal), (4) (Buffering and Screening and Compatibility Between Adjoining Uses, (8) (Open Space Dedication), (10) Crime Prevention and Safety), (11) (Access and Circulation), (13) (Parking), (14) (Landscaping), (15) (Drainage), (16) (Provisions for the handicapped), and (18) (Underlying Provisions of the Zone) and are addressed immediately below or elsewhere within this staff report. Relationship to the Natural and Physical Environment: Section 18.120.180(A).2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the one (1) existing tree identified on the property. Buffering. Screening and Compatibility between adjoining uses: _Section 18.120.180(A).4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). Section 18.120.180(A).4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. A mechanical equipment plan was not provided that demonstrates rooftop equipment will be screened due to its location on the rooftop or by the building parapet. Pedestrian Pathway: Section 18.120.180(A).8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The rough proportionality discussion elsewhere within this report indicates that the value of the site's Sensitive Lands area is valued at approximately $37,600. Based on the assumption that a pedestrian friendly environment would replace 6-8% of the vehicle trips that would be expected, the unmitigated pedestrian facilities' impact for this site is estimated to be approximately $8,997 to $11 ,997, as reviewed elsewhere in detail within this staff report. Therefore, dedication of the Sensitive Lands Areas to the City is not found to be proportional to the likely impact of this development. The proposed plan does not show the provision of a pedestrian pathway. The applicant has agreed to provide a trail alignment study through the property as a Condition of Approval. The applicant has been required to provide a 15-foot-wide easement in accordance with this criteria. The proposed easement shall be located in an area that will require as little impact to the wetlands' areas as possible given the constraints with trail alignment in this area. CIRECTCRS CECISIQN SCR 37.0009-PACIFIC REALTY VENTURES INCUS T PIAL PARK PAGE 10 CF t7 The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. It • may be mere viable to located the easement within the 100-year flcodplain. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety.: Section 18.120.180(A).10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has requested that a security lighting plan be provided. Access: Section 18.120.180(A).11 requires that site access meet the minimum standards set forth in Section 18.108. Provisions for emergency vehicle access circulation shall be addressed. Provisions for pedestrianways and_bicycleways shall be provided if such facilities are shown on an adopted plan. The site has been revievAied-for comciiarice with the access standards set forth in Section 18.108 elsewhere within this staff report. Emergency vehicle circulation access has been provided along two sides of "Building A" and around the entire perimeter of "Building B". The Building Division has preliminarily reviewed this plan for Uniform Fire Cade compliance. A detailed review and any required site modifications will be completed prior to the issuance of building permits. The applicant has proposed to construct a sidewalk across the property frontage on SW 74th Avenue. Requirements for pedestrian and/or bicycleways have been reviewed elsewhere within this report. Parkino: Section 18.120.180(A).13 requires that the standards of Section 18.106, the Clear Vision standards of Section 18.102 and the Access. Egress and Circulation standards of Section 18.108 be reviewed. These standards are reviewed elsewhere within this report. Landscaping Plan: Section 18.120.180(A).14 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Drainage: Section 18.120.180(A).15 requires that the applicant comply with the adopted 1981 Master Drainage Plan. The Engineering Department has reviewed the applicants' preliminary drainage proposal and is discussed elsewhere within this report. Handicapped Accessibility Provisions: Section 18.120.180(A).16 requires that the handicapped facilities be designed in accordance with the requirements set forth in Chapter 487 of the Oregon Revised Statutes. i ne cvi QL.a_.harldicapp.ed �i accessible walkway route_ from the street, and hanciie .pped accessible_parking—has. " / preliminioeen reviewed within_ this report. A detailed review for compliance will be ducted pricr to the issuance of building permits by the Building Division. Underlying Zoning Provisions: Section 18.120.180(A).18 requires that an application comply with the all other applicable standards of the provisions of the underlying zone shall apply. These standards have been reviewed elsewhere within this report. CIRECTCFS CEC:S:CN SCR 97-XC9.PAC:F1C REALTY VENTURES INCUSTRR AL PARK PAGE 11 CF 17 Street Trees: Section 18.100.030 states that all development projects fronting on a public street shall be required to plant street trees. Section 18.100.035 requires that • , street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows 16 Chantacteer Catlery Pear trees spaced at 25 feet on center. Because this species is considered a large species due to its ability to reach 50 feet in height, the trees comply with the spacing standard set forth in this section. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a prcgram to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified a single 48-inch caliper Fir trees__The proposed plan will retain this tree. Since the applicant is retaining 100% of the existing trees on site, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. PUBLIC FACILITIES STREETS: • This site lies adjacent to SW 74th Avenue, which is classified as a local commercial and industrial street, which requires a 50-foot right-of-way (ROW) and a 34-foot paved width. . The applicant's plan indicates they will dedicate additional ROW to provide 25 feet from centerline to meet City standards. The roadway is not constructed to City standards at present, but the City has overlaid the street in the past. In order to mitigate the additional industrial traffic that will be generated by this site, the applicant should improve SW 74th Avenue to meet current City standards. The improvement will include widening of the pavement section, modifications to the horizontal and/or vertical alignment of the street to meet City standards, installation of a curb and sidewalk on the west side, and provision of storm drainage for the roadway, including any existing drainage runoff that enters the ROW. The applicant's plan and narrative indicates they are willing to install these improvements. There are three driveways proposed to serve this site. These driveways are all over 30 feet apart, which meets the City minimum driveway spacing requirement. OIREC TCRS OEC;SICN SOR 97-0009•PACtFiC REALTY VENTURES INDUS T AIAL PAP.K PAGE 12 OF 17 WATER: There is an existing 12-inch public water line in SW 74th Avenue that has adequate capacity to serve this development. Final construction plans for the waterline connections shall be reviewed and approved by the Water Department, as a part of the public improvement plan review. SANITARY SEWER: There is an existing 12-inch public sanitary sewer line that crosses from east to west through the middle of this site. The sewer line has adequate capacity to serve this development. No additional public sewer line work is necessary. STORM DRAINAGE: The topography of this site slopes toward Fanno Creek, to the west. There is an existing 36-inch public storm drainage lire that crosses through the middle of this site and discharges into Fenno Creek. It .s apparent that this storm line picks up drainage from SW 74th Avenue, as well as certain off-site storm water that presently discharges into the roadside ditches on both sides of the roadway.-It appears that there is a 12-inch-culvert -- -- that crosses 74th Avenue just upstream of the 36-inch pipe; but further upstream to the east, a 24-inch pipe carries off-site drainage to SW 74th Avenue and the 12-inch culvert, which suggests the culvert is undersized. The applicant will need to factor in the entire drainage basin in this area when designing the storm-drainage-system for SW 74th men teu ensure that the system will function adequately during a 25-year storm event. Upswing of the existing 12-inch culvert, as well as any other existing public storm lines impacted by this project and found to be inadequately sized, shall be completed by the applicant as a part of this project. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65% o_ht e_phos_phorus contained in 100% of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and c alculations nor a wa tq a atility rafwiil meet the intent.salhe_USAD.esign. andar s. in addition, the applicant sha ird-rnairirCran for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant proposes a series of vegetated swales and a pond to treat the storm water from this site. The facilities appear to be sized adequately for this development. However, a full review of the design shall be completed by the Engineering Department prior to construction. The proposed private water quality facilities will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the b ii ding, the design engineer shall provide certification to the Building Official that the water quality facilities were constructed in accordance with the approved plan. CIRECTCRS OEC:SION SOFT 97-ccG9-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 13 OF 17 GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the • amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any • other activity that accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance cf City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the Cit_„prior to construction.. This permit will be issued along with the site and/or bui Ing permit. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 74th Avenue adjacent to this site. Section 18.164.120 of the TMC requires all overhead utility lines a djacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. SECTION V: AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: The applicant shall address the following plan notes and submit plans for Building Division review that reflect the following revisions: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, No Parking" signs shall be installed on one (1) or both sides of the roadway and in tumarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(1)(2) & (3). Fire apparatus access roadway curbs shall be painted yellow and marked NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901.4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). CIREC'rCRS CECISICN SCR 97-CC99-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 14 CF 17 The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet for calculating the required fire flow is available from the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following corn ments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. • Storm Sewer. The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. • Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Floodolain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. Erosion Control: A joint 1200-C erosion control permit is required. PGE reviewed this application and have offered no comments or objections. • CIRECTCRS OEC:SION SCR 97-0009-PAC:FiC REALTY VENTURES INDUSTRIAL PARK PAGE 15 CF t7 SECTION VI: STAFF COMMENTS The City of Tigard Water Department provided the following comments: Please attach construction notes, backflow drawings and installation guidelines. Installation of a fireline vault, etc. will be required. As indicated in the construction notes, all water meters are to be protected by a double-check valve assembly (minimum) directly behind the meter. Contractor shall verify water line location. The City of Tigard Building Division provided the following comments: The maximum building size for `Building B" is 12,000 squ.ate_�et,_doubled for_yards on four sides, not_trfple!d_as the applicaaLshblys. The building must be sprinklered. Provide a fire flaw worksheet. Four or more Fire Hydrants may be required. Provide a hydrant flow test report when submitting the fire sprinkler application. • The City of Tigard Maintenance Services Division reviewed this application and offered the following comments: The do-se proximity of"Building A to- the top of the bank of Fanno Creek presents some concerns considering there is a horseshoe bend or dog leg in Fanno Creek in this area. Is this area susceptible to bank erosion from the creek that would endanger the building? Should some precautionary measures be taken at the time of construction? Is the Greenway Tract to be public or private? *Note: The applicant has been required to obtain an erosion control permit as a condition of development. Upon review of Section 18.84, the Sensitive Lands portion of the Development Code, the applicant could obtain administrative review by the City Engineer for bank stabilization land form alteration of up to 50 cubic yards that is not within the 100-year floodway where necessary. The Jsialicanthas Rot p o.p d1o..dedicate-areas-that.ace within thin the 100-year floodpIain to the City. SECTION VII: 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: - : -THE DECISION SHALL BE FINAL ON MONDAY OCTOBER 20, 1997 ';:: _ UNLESS AN APPEAL IS FILED. DIRECTORS DECISION SDR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 16 OF 17 Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. 7/ h October 9. 1997 PREPARED BY: Mark Roberts DATE Associate Planner, AICP • yf October 9. 1997 APPROVED BY: Richard Bewersdorff / DATE Planning Manager • i:curplNmar1c rfsdr97-09.dec • DIRECTORS CEC:SiON SOR 97-0009-PACIFIC REALTY VENTURES INDUSTRIAL PARK PAGE 17 OF 17 - - # -- _ _ _____ .................---2,..... ..„---- ,....-- ,..---- CTI r i - .. -' 4 I /4./ I 0 i i H �� -r -a- r• ,wl- -• - 1.• -• r• j r v �. _. T.. / CREG+MAV 1RAC1 I � 1 se at l 4 -j /10" .............. ...,== i • p0 s % so le 11 // N / I � F.F. - 141.00 It ' - -—---- -=i euiDac e 1 1 V pp,,di:*tco F.f. 0..00 �'T 3),190 SF '—; ;M� j, N,., G� d 9,310 Si 1 • • c. Q CO S'-",..,, yL ' ~- 11 I ..r , 471 ig 1 d =Mora 1.w-r M.N. �� ^......w- • ��'...•r`..co _._ , C:.,r,.w VI � -r Y�-•N•..• CA SW 74TH AVENUE . Or CITY o F TIGAflP. PLANNING �r- � T �. • . ' Ir� I o ,.___,.E.1,A,c,z, \; .,, 9igi �---� ocnwnr0 LU ,--1 , 1 Neumi . ---; API op Ill( 1 (7) ' , in NE ) J11Jits _______I E H imv iliiiii---73. _ ■Ii. 1\\ 1 1 i__� 1 1 1 I L T r >. ' - - ---- - - - -� I J` : a.) : : , 1- y p ; ..:1111111 ) .. Mil ---i)c-- Q1Ja� . .'i V If 1 ,11W i t 1 . 11 , 1 . 1, ` '� ^�y 1 ■ ---■ PARCEL JQQG� C .nammt_ e --z^ C 1• Itimill q I co E. ' 1 ,tiA� N -2 0 c�F Fes, sti ap jW , .N . ` 1 (..) 1 I 1 I I I ViCillltV Mats N SR 97-0009 1 Pacific Realty Ventures - - 1 74th Avenue Industrial Park CITY OF TIGARD, OREGON Community Development Mark Roberts,AICP ShopiogABetterCommunity ' • I _. jI Associate Planner r _.. MEMORANDUM 13125 SW Hall Blvd.,Tigard,OR 97223 Voice:(503)639-4171 Fax:(503)684-7297 CITY OF TIGARD TDD:(503)684-2772 E-mail:markr @ci.tigard.or.us TO: Property Owners, Builders and Developers FROM: Planning Division DATE: February, 1998 SUBJECT: SITE DEVELOPMENT REVIEW MODIFICATION PROCEDURES The Community Development Code permits the Director to approve, approve with Conditions or deny expansions to existing permitted uses. The Planning Division requires two sets of architectural elevations, site and landscape plans. The cost for this type of review is $100. To review a modification as a Minor Modification, the Director must first find that the expansion does not invoke one or more of the 11 criteria discussed within Section 18.120.070(B) of the Tigard Development Code. If the modification exceeds the maximum allowed under any one or more of the following criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a new Site Development Review. Below is a list of the criteria in Section 18.120.070(B) including an example of a response to each. To be considered a complete application, a Minor Modification request must provide detailed answers to each of the following code criteria: 1. An increase in dwelling unit density or lot coverage for residential development The proposal does not involve a residential development, therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.106. The required parking for this use is one space per square feet of gross floor area. With the addition of square feet, the building will equal square feet. Therefore, parking spaces are required for the project. The plans indicate a total of parking spaces will be provided with the project, in compliance with the minimum standard. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structural occupancy type of the building is proposed. Therefore, this criteria is not applicable. 5. An increase in the height of the building(s) by more than 20 percent. No increase in the height of the existing building is proposed. The proposed expansion will match the height of the existing building, thereby, satisfying this criteria. MINOR MODIFICATION TO SOR PROCEDURES PAGE 1 OF 2 �TR`v'+'iT r•t .-.+r.-+y-• r.w - .- - •+..-.r-,;-+.r!'�-T-'r,•'.�:....:'^•. a' ._'^',.e''�'IT� .d - .. �. - 6. A change in the type ar ,cation of accessways and pail areas where off-site traffic • would be affected. This ...quest will not require a change in accessways or parking areas where off-site traffic would be affected. In compliance with this criteria. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 20 vehicles per day. The Minor Modification submittal included a trip generation study. The consulting traffic engineer determined the expected number of new trips to the site based on the trip generation rates of the current edition of the Traffic Engineering Manual. Based on this study, the applicant states that the proposed expansion will not generate or exceed 20 additional vehicle trips to the site each day. Staff concurs with these findings. NOTE: A traffic generation study may be necessary, but is not required in every case. Please discuss this with the staff assigned to the project for a determination. 8. An increase in the floor area proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The modification will increase the floor area from square feet to square feet. The net increase is a total of square feet or %, therefore, this standard has been satisfied. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent There is no area reserved for common open space, therefore, this standard does not apply to the proposal. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by this code or by more than ten percent where specified in the site plan. The proposed building addition will result in the removal of some landscaping, however, the proposal also involves the reduction of parking spaces that will be replaced with landscaping. The applicant has demonstrated how the site will continue to provide the required 15% landscaping in the information submitted. Prior to final occupancy, the applicant must verify that 15% landscaping is being maintained. 11. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of criteria (B).1 through 10 above. The applicant has provided findings that demonstrate the modification will not preclude conformance to the original Site Development Review's Conditions of Approval, satisfying this criteria. Secondly, the Director must find that the proposed change complies with the underlying standards of the applicable zoning district. To complete this review, the Applicant's proposal must include a discussion indicating how the site expansion will continue to comply with minimum setback, building height, parking and landscaping standards. Other applicable requirements such as minimum Clear Vision areas near driveways and street intersections may also be applicable depending on where the building expansion is proposed to be constructed on the site. Depending on the Planning Division's work load, a Minor Modification request can typically be reviewed within two calendar weeks. Upon review of the request, Planning Division Staff will issue a decision to the applicant by letter. i:■ urpinknasterskninormod.sdr MINOR MODIFICATION TO SOR PROCEDURES PAGE 2 OF 2 = _ - VLMK r:onsulting Engineer-: kw 3933 SW KELL. ,ENUE, PORTLAND, OREGON 97201-4393 (503) 222-4453/FAX (503) 248-9263/vlmk @ vlmk.com PRINCIPALS ALFRED H.VAN DOMELEN,P.E. JAMES E.KNAUF,P.E. GREGORY J.BLEFGEN,P.E. Jul 9, 1998 JOHN T.BROOKS July HAVLIN G.KEMP,P.E. KIMBERLY A.SCHOENFELDER TO: Mark Roberts City of Tigard Planning Department FROM: John Brooks RE: 74th Avenue Development Response to checksheet, Minor Modification to SDR 97-0009 74th Avenue (Creekview Development) The following is in response to the two outstanding items on your checksheet dated May 7, 1998. 1. Roof Top Screening (COA#15). We understand that the concern is that mechanical units will be visible from the street or the natural area and that you feel that they should have additional screening. Attached is an 8'/2 x 11 plan with sections through each building showing the placement of mechanical units and anticipated exposure to the public right-of-way. Although there are no tenant improvements included in this phase of the work, we can be reasonably sure of the size of the mechanical units based on other projects that were recently completed. In addition, we assume that you will be reviewing the mechanical unit placement for each individual tenant when they apply for the their building permits. Building A will have much smaller tenant areas and slightly smaller mechanical units. We anticipate the mechanical units to be 4' to 5' high and have designed the structure to accommodate the units at the mid point of the building. With this placement, the units will not be visible from the public right-of-way. In fact you would have to stand on the railroad tracks across the street to see the units. The units would also not be visible from the natural area at the bottom of the bank. The building specifications will also require that the mechanical units be painted the same color as the building shell since the basic unit is a smooth metal box, this should have the same affect as a solid screen around the mechanical units and provide minimal impact. In conclusion, the mechanical units would not be visible except at a great distance away from the building. By painting the units to match the building shell, their visual .00 ^ impact from these great distances would be very low. , n if ti C:\Typing\LETTERS\74th Avenue Dev Creekview Response.Doc CG l MEMBER VVEL - 7t 5/q Page 2 Response to Mark Roberts Checksheet Creekview Development July 9, 1998 2. Trail Easement (COA#17). The property owner recalls earlier conversations with your office where all of the site below the top of the bank line would be available to you for the placement of the future recreation trail. An 8'/2 x 11 plan is attached which more clearly describes the limits of this area. The area is bounded by the top of the bank on the East and the property lines on the North, South and West sides. If you need any additional information to consider these conditions of approval complete, please let us know. We also need to know if these items need to be further clarified before a building permit can be issued for the project. We anticipate building permit approval sometime in the next 6 weeks. If you have any additional comments, please contact me. Thank you. JTB:tdc C:\Typing\LETTERS\74th Avenue Dev Creekview Response.Doc RETURN RECORDED DOCUMENT TO: CITY HALL RECORDS DEPARTMEP CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 Lard Use File No. SR 97-CCO /Pacific Realty Ventures AFTER RING SND TAX srina?FNIS ZD: "NO CHANGE IN TAX STATEMENT" EASEMENT By this instrument the undersigned PACIFIC SANTA FE CORPORATION, an Oregon corporation, "Grantor", in consideration of non-monetary consideration received from the CITY OF TIGARD, Oregon, a municipal corporation, "Grantee", does hereby grant, bargain, sell and convey to Grantee, its successors and assigns, a perpetual easement and right-of-way twenty (20.0) feet in extreme width, over, across, in and through the real property owned by Grantor located in the County of Washington and State of Oregon, more particularly described at "Exhibit 'A- annexed hereto and by this reference incorporated herein as if fully set forth. Grantee shall establish and define the exact physical location and configuration of the easement and right- of-way granted hereby within the boundaries of the land described at said Exhibit 'A' and, by means of ordinance duly adopted by and on behalf of Grantee in the manner provided for by law, the precise legal description of the easement and right-of-way granted hereunder shall be established by metes and bounds. Said easement and right-of-way may be located anywhere within the boundaries of the premises described at said Exhibit 'A' provided, however, no portion thereof shall be located upon any portion of the easterly portion of said premises constituting a any constructed or stabilized slope or embankment extending into, or which may be or become located wholly or in part upon, any part or parcel of Grantor's property not included in the premises described by said Exhibit 'A'. The easement and right-of-way granted hereby shall be improved by the Grantee at its expense and utilized and maintained solely and exclusively as a public passageway for pedestrians and non-self-propelled conveyances such as bicycles and similar vehicles permitted thereon, all in strict accordance with rules, regulations and ordinances lawfully adopted and enforced by Grantee pertaining to such easement and right-of-way. Grantor shall neither have nor incur any liability or obligation cognizable at law or in equity for any loss, injury or damage which may be suffered or incurred, or allegedly suffered or incurred, by Grantee, members of the public or any governmental agency or entity, or other person(s) or party(ies), by reason of, or directly or indirectly attributable to, any act or omission to act on the part of Grantor affecting, or by reason of any condition, occurrence or event existing or occurring or which is claimed to exist or have existed or occurred, anywhere upon, said easement and right-of-way or the premises described at said Exhibit 'A' not caused by Grantor's active gross negligence or by Grantor's criminal conduct. Grantor shall not cause or allow the installation, construction, reconstruction, repair or maintenance of any physical improvement, building or other structure in or upon the area of the easement and right-of-way hereby conveyed without the prior written consent of Grantee, which may be granted or allowed in Grantee's sole and absolute discretion. Grantee may cause the summary removal of any such improvement, building or structure so placed without Grantee's consent and Grantor shall make no claim against Grantee or any other person or party for damage to or destruction of the property so removed. Grantee may not require Grantor to effect the installation, construction, reconstruction, repair or maintenance of any physical improvement, building or other structure in or upon the area of the easement and right-of-way without just compensation. Grantor shall not cause or allow any act or occurrence or condition of land that disturbs the subjacent or lateral support of the area of the easement and right-of-way granted hereby provided Grantor shall in no event be responsible for loss of subjacent or lateral support of said easement and right-of-way, damage thereto or loss thereof, caused or contributed to by flooding or immersion by surface and/or ground water regardless of the cause of such conditions or any of their number. EASEMENT [Continued on Reverse] Page 1 of 2 For so long as said premises shall be utilized for the purposes herein described, Grantee shall keep and maintain the said public walkway thereon situated in good order and attractive condition, reasonably free of unsightly or hazardous accumulations of debris, ice, snow and other substances, and physical defects or conditions or disrepair, which may cause or threaten to cause, unreasonable risk of harm to the health, safety or welfare of members of the public using or present thereon or in the vicinity thereof or the property or interests of Grantor. If and when the easement and right-of-way granted hereunder shall ever cease to be used or maintained for the purposes herein described for a continuous period more than one hundred eighty (180) consecutive calendar days in duration, the same shall forthwith revert to and vest in the holder(s) of the underlying fee title to the premises encumbered hereby and all rights granted hereby or arising by, through or under, the Grantee shall utterly and forever lapse, cease and expire. By the signature of its authorized agent, Grantor expressly represents, warrants, acknowledges and agrees that the agent executing this instrument on behalf of said corporation has been authorized by its Board of Directors to make this conveyance on its behalf. The parties acknowledge that this instrument will be recorded with deed records of Washington County, Oregon. Dated this 2.1 day of q , 1998. PAC SANTA FE CORPORATION, rantor Mark Rockwell, President Accepted For Grantee by: By Gus .5Jenas, City Engineer STATE OF OREGON, County of (.0a$7/7/ 119)-) }ss. This instrument was acknowledged before me on 2.3v4- , 1998, by Mark P. Rockwell, as President of Pacific Santa Fe Corporation, an Oregon corporation, on of the Grantors therein named. �f' ,� OFFICIAL SEAL J SANDRA KAY DOBASH ( � � NOTARY PUBLIC-OREGON ( 0 COMMISSION NO.313027 Notary Public fo Oregon ? MY COMMISSION EXPIRES MAY 31,2002 1 My Commission Expires 5-3/ -d z EASEMENT Page 2 of 2 • • • Exhibit 'A' Being a tract of land in the SW 1/4 of the SE 1/4 of Section 12 Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon. Said tract being a portion of Lots 1 and 2 of the Plat of Fanno Creek Acre Tracts and more particularly described as follows: Commencing at the intersection of the westerly right-of-way line of S.W. 74th Avenue and the southwesterly line of Survey No. 26,918, Washington County Survey Records as shown on said survey; thence leaving said westerly right-of-way line along said southwesterly line N 56°55'41" W 152.75 feet to the POINT OF BEGINNING; thence continuing N 56°55'41" W 358.57 feet to an eyebolt in a stump at the most northerly corner of the Mill Site as shown on the Plat of Fanno Creek Acre Tracts; thence S 25°20'25" W 93.44 feet to a point on the west line of said Plat; thence along the west line of said Plat N 00°09'38" E 234.13 feet to a point on the south line of Lot 3 of said Plat; thence along said south line N 89°51'48" E 201.05 feet to a 5/8" iron rod with yellow plastic cap marked "W.L. MC. LS 808"; thence leaving said south line along the following bearings and distances: S 71°40'00" E 54.50 feet; S 62°54'00" E 66.50 feet; S 40°50'00" E 82.00 feet; S 25°40'00" E 71.00 feet; S 01°34'00" W 66.50 feet; S 27°20'00" W 119.18 feet to the Point of Beginning. EASEMENT EXHIBIT 'A' Page 1 of 1 •— = 1 N 0 O1V3S E 23413• M )\_________1:. ____ / .`b' _---- / I / -A30'SEwFR EASEMENT QI `.,, `,/ S BK 83 P 431 g j ‘;,0. /• X.Nl77.8 -i / / /� ]• AL717.S / 20'SEWER EASEMENT I j/ BK 1198 PG 797 ill I - - '1'aP OF 41^1414 W KM.p?e1.1 s + Avis'Lft•b"i N 00709'38• E 230.88' __ W4'`1 lig 4'L , : ,.. , ' 1110____ . Ili !!41°' ' .. .r. 1 ,,,::// :..\,........;,:. 1-A-- ,... I 1.1 - i / , 4i , , ', o • „ . , e 7 re Creek ON Ft 141.0 ?jj1 _ _ _ IN •4. / . FF 140.0 — ! \\\ ��•� _ s' Et MI j ■ � 3 • N 11 .. tt f t C w � t ftY ' ' f 1 '' i A ' � S�NUE � •--.\ v rn joo .10. /!00 RETURN RECORDED DOCUMENT CITY HALL RECORDS DEPARTMEI■_, STATE ■ ,3EGON CITY OF TIGARD County of Washington SS 13125 SW Hall Blvd. I, Jerry R:FTans6rt'D'tritor of Assess- Tigard,OR 97223 ment and Taxation and Ex-Officio County Clerk for said count do hereby certify that L(1 the within iftstrumenttof writing was.received and re•, r6 in b k of recclt� of said county. •i lE G Land Use File ND S12 97-0D09/Pacific Realty Ventures Jy Verry R. Hanson, Director of sessment and Taxation, Ex- Al�T� � MAX � � 10: sfficio County Clerk "NO CHANGE IN TAX STATEMENT" Doc : 98102965 Rect: 216995 26. 00 09/17/1998 09: 32: 07am EASEMENT By this instrument the undersigned PACIFIC SANTA FE CORPORATION, an Oregon corporation, "Grantor", in consideration of non-monetary consideration received from the CITY OF TIGARD, Oregon, a municipal corporation, "Grantee", does hereby grant, bargain, sell and convey to Grantee, its successors and assigns, a perpetual easement and right-of-way twenty (20.0) feet in extreme width, over, across, in and through the real property owned by Grantor located in the County of Washington and State of Oregon, more particularly described at "Exhibit 'A- annexed hereto and by this reference incorporated herein as if fully set forth. Grantee shall establish and define the exact physical location and configuration of the easement and right- of-way granted hereby within the boundaries of the land described at said Exhibit 'A' and, by means of ordinance duly adopted by and on behalf of Grantee in the manner provided for by law, the precise legal description of the easement and right-of-way granted hereunder shall be established by metes and bounds. Said easement and right-of-way may be located anywhere within the boundaries of the premises described at said Exhibit 'A' provided, however, no portion thereof shall be located upon any portion of the easterly portion of said premises constituting a any constructed or stabilized slope or embankment extending into, or which may be or become located wholly or in part upon, any part or parcel of Grantor's property not included in the premises described by said Exhibit 'A'. The easement and right-of-way granted hereby shall be improved by the Grantee at its expense and utilized and maintained solely and exclusively as a public passageway for pedestrians and non-self-propelled conveyances such as bicycles and similar vehicles permitted thereon, all in strict accordance with rules, regulations and ordinances lawfully adopted and enforced by Grantee pertaining to such easement and right-of-way. Grantor shall neither have nor incur any liability or obligation cognizable at law or in equity for any loss, injury or damage which may be suffered or incurred, or allegedly suffered or incurred, by Grantee, members of the public or any governmental agency or entity, or other person(s) or party(ies), by reason of, or directly or indirectly attributable to, any act or omission to act on the part of Grantor affecting, or by reason of any condition, occurrence or event existing or occurring or which is claimed to exist or have existed or occurred, anywhere upon, said easement and right-of-way or the premises described at said Exhibit 'A' not caused by Grantor's active gross negligence or by Grantor's criminal conduct. Grantor shall not cause or allow the installation, construction, reconstruction, repair or maintenance of any physical improvement, building or other structure in or upon the area of the easement and right-of-way hereby conveyed without the prior written consent of Grantee, which may be granted or allowed in Grantee's sole and absolute discretion. Grantee may cause the summary removal of any such improvement, building or structure so placed without Grantee's consent and Grantor shall make no claim against Grantee or any other person or party for damage to or destruction of the property so removed. Grantee may not require Grantor to effect the installation, construction, reconstruction, repair or maintenance of any physical improvement, building or other structure in or upon the area of the easement and right-of-way without just compensation. Grantor shall not cause or allow any act or occurrence or condition of land that disturbs the subjacent or lateral support of the area of the easement and right-of-way granted hereby provided Grantor shall in no event be responsible for loss of subjacent or lateral support of said easement and right-of-way, damage thereto or loss thereof, caused or contributed to by flooding or immersion by surface and/or ground water regardless of the cause of such conditions or any of their number. EASEMENT [Continued on Reverse] — Page 1 of 2 Exhibit 'A' Being a tract of land in the SW 1/4 of the SE 1/4 of Section 12 Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon. Said tract being a portion of Lots 1 and 2 of the Plat of Fanno Creek Acre Tracts and more particularly described as follows: Commencing at the intersection of the westerly right-of-way line of S.W. 74th Avenue and the southwesterly line of Survey No. 26,918, Washington County Survey Records as shown on said survey; thence leaving said westerly right-of-way line along said southwesterly line N 56°55'41" W 152.75 feet to the POINT OF BEGINNING; thence continuing N 56°55'41" W 358.57 feet to an eyebolt in a stump at the most northerly corner of the Mill Site as shown on the Plat of Fanno Creek Acre Tracts; thence S 25°20'25" W 93.44 feet to a point on the west line of said Plat; thence along the west line of said Plat N 00°09'38" E 234.13 feet to a point on the south line of Lot 3 of said Plat; thence along said south line N 89°51'48" E 201.05 feet to a 5/8" iron rod with yellow plastic cap marked "W.L. MC. LS 808"; thence leaving said south line along the following bearings and distances: S 71°40'00" E 54.50 feet; S 62°54'00" E 66.50 feet; S 40°50'00" E 82.00 feet; S 25°40'00" E 71.00 feet; S 01°34'00" W 66.50 feet; S 27°20'00" W 119.18 feet to the Point of Beginning. EASEMENT EXHIBIT `A' Page 1 of 1 N 00'09'38' E 234.13' * z / ' , / 701 SEWER E ASE MENI § „/ / i kligallill - RK 853 P 431 , �' - 6 4 it 9, / 20'SERER EASE M E N m / / / RK 1198 PG 297 _ / ; TrAlP o F t3p►N K of .1 N - € , , • Av�1kt.A'bLi 9. ' / ' N 00' 9'38' E 230.88' _ C,(L ,►� t,p20.1 A tL ' • CREENWAY ACI A ' / t R O )3} {Et 1 ' \ • 1 t Q A, nor. Fanno Creek ■II ( i /..1,.. dommommiumamommirromme AmMt.mi. F ■■LL 14 .0 ............. ._....0-\ . .____, EMIL 1 —\ MEE 4±1 ci1.1.1: 40.0 \,., t3. p____ \ ,.. : , L . H---,,, .41, - aisas-....se , ) :L .. / _......_...7. 1.....i 4 i w •. ( ) • •..OQ .,� --. =c -Ar//Yi!_&v=`Y[u^s.Y,,, f'rl 00 ETC -_ 1 1 ; —1_----- •wo - - - - - -- x.00 RETURN RECORDE7 DOCI'1"rNT TO: STATE OF OREGON CITY HALL RECORDS DEP, 4ENT, my of Washington SS CITY OF TIGARD • 13125 SW Hall Blvd. I, Jerry , cn 1. - •r of Assess- ment and ► .f16n _ .. �., 'o County Tigard,OR 97223 Clerk for i • s ,- !, rti that the with . i r.'r `,.. �\ �t -ceived /5 and re;•r@e. '. ..±@ . .0�1 .f said county. * i* ° " * (o CORPORATION \ 7 ' s File No. o i 17 -cool of , s ation, Ex- s w. + lerk Doc : 98123650 Rect: 219941 21.00 DEDICATION DEED 11/03/1998 1143:32 am FOR ROAD OR STREET PURPOSES PACIFIC SANTA FE CORPORATIOiN does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on,over,across,under,along,and within the following described real properties in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 2''day of A"d , 19 M; PACIFIC SANTA FE CORPORATION 44 — Name of Corporation Signatuy4 RICHARD B. OSSEY 17700 SW Upper Boones Fry #100 Address Title VICE PRESIDENT Portland OR 97035 Signature Tax Statement Mailing Address(ifdifferent from above) Title STATE OF OREGON ) )ss. County of Washington ) T�h}'�ins ent was ackn wledged before me on4 � 2° /198 (date)by P8• V(Cc. ''AP5/G{� (name(s)of person(s )as (type of authority,e.g.,officer,trustee,etc.) of ,P'./F,C -c . %.ie,'T 7491/ (name of party on behalf of whom instrument was executed). Oimid :ti„ OFFICIAL SEAL. r Notary's Signatur 4d' SANDRA KAY DOBASN O) NOTARY PUBLIC-OREGON ( My Commission Expires: 5--3/-aa COMMISSION N0.313027 MY COMMISSION EXPIRES MAY 31 2002 rd Accepted on behalf of the City of Tigard this 3 day of f+,-^1'4-r , 19 41 11ENG1PU8-FORMIROWDE-C0.DOT I ,3 G City Engineer 1 . 3 Exhibit 'A' Right-of-Way Dedication Being a strip of land, 5 feet wide, for public road purposes, in the SW 1/4 of the SE 1/4 of Section 12 Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon. Said strip being a portion of Lots 1,2,3 and 4 of the Plat of Fanno Creek Acre Tracts and more particularly described as follows: Beginning at a point on the northeast line of that tract of land described in deed to John Arthur and Janice Lee Duncan recorded as document no. 87046114, Washington County Deed Records, from which point a 5/8" iron rod with yellow plastic cap marked "DeHaas & Assoc., Inc." bears North 56°55'41" West, 3.92 feet; said point also being the intersection of the westerly right-of- way line of S.W. 74th Avenue and the southwesterly line of Survey No. 26,918, Washington County Survey Records as shown on said survey; thence leaving said westerly right-of-way line along said southwesterly line North 56°55'41" West, 5.12 feet to a point 5.00 feet by perpendicular measure from said westerly right-of-way line, said point also being the beginning of a non-tangent curve to the left having a radius of 1368.63 feet and a long chord bearing North 12°31'33" East, a distance of 386.24 feet; thence 387.54 feet along said curve through a central angle of 16°13'25"; thence North 04°31'24" East, 0.27 feet to the beginning of a curve to the left having a radius of 1683.95 feet and a long chord bearing North 01°17'04" East, a distance of 196.71 feet; thence 196.82 feet along said curve, through a central angle of 06°41'48"; thence North 02°03'50" West, 84.17 feet to a point on the northerly line of said Survey Number 26,918; thence along said northerly line North 89°51'48" East, 5.00 feet to a point on the westerly right- of-way line of S.W. 74th Avenue, being 40 feet wide, from which point a 5/8" iron rod with yellow plastic cap marked "W.L. MC. LS 808" bears North 89°51'48" East 0.11 feet; thence along said westerly right-of-way line South 02°03'50" East 84.00 feet to a 5/8" iron rod with yellow plastic cap marked "Maris LS OR 860, WA 23686" at the beginning of a curve to the right having a radius of 1688.95 feet and a long chord bearing South 01°17'04" West a distance of 197.29 feet; thence 197.40 feet along said curve through a central angle of 06°41'48"; thence continuing along said westerly right-of-way South 04°31'24" West 0.25 feet to the beginning of a non-tangent curve to the right having a radius of 1373.63 feet and a long chord bearing South 12°32'56" West a distance of 388.75 feet; thence 390.05 feet along said curve through a central angle of 16°16'11" to the Point of Beginning. REGISTERED PROFESSIONAL LAND SURVEYOR OREGON JULY 25.1985 MICHAEL D.RENNICK 2_ #12718 A-Ylews /-"-99 -3 N 89'51'48" E 5.00' 3 'I W o -1 o ?4c1)1 70 io a 0 N CO Z I O IS I A = 06'41'48" I A = 06'41'48" I R = 1688.95' R = 1683.95' L = 197.40' CH = S197012197'04" W L = 196.82' 197.29' CH = N 01'17'04" E I 196.71' I 5 FT. DEDICATION _...I I I EXHIBIT ' B ' I S 04'31'24" W S 04'31'24' W FOR RIGHT-OF-WAY DEDICATION 0.27' 0.25' OVER A PORTION OF LOTS 1 THRU 4 I "FANNO CREEK ACRE TRACTS" LOCATED IN THE S.E. 1/4 SECTION 12 I TOWNSHIP 2 SOUTH, RANGE 1 WEST, W.M. IN THE CITY OF TIGARD I WASHINGTON COUNTY, OREGON I / / A = 1616'11" A = 16'13'25" R = 1373.63' R = 1368.63' / L = 390.05' L = 387.54' CH = S 12'32'56" W CH = N 12'31'33" E / 388.75' 386.24' / I REGISTERED / PROFESSIONAL / LAND SURVEYOR L / OREGON JULY 25,1995 / MICHAEL D. RENNICK #2718 N 56'55'41" W keAie 64-15 ` /-J9- 5.12' POINT OF BEGINNING RETU'.N RECORDED DOCUMENT TO: STAT -OREGON CITY HALL.RECORDS DEPARTMENT, } SS CITY OF TIGARD Count •of Washington 13125 SW Hall Blvd. I, Jerry R.Hanson, Director of Assess- Tigard,OR 97223 ment and.Taxation and Ex-Officio County Clerk for id,county, do hereby certify that CORPORATE the with';I r ent of writing was received and re•' retie book of recordsf said county. � * ` File No. 611- Cov 1 R. Hanson, Director of 15 County Taxation, Ex- Officio nty Clerk EASEMENT Doc : 98123649 PERMANENT Rect: 219941 C STORM SEWER 21.00 11/03/1998 11: 43: 32am PACIFIC SANTA FE CORPORATION hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting, and repairing of an underground storm drainage line and appurtenances, together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in Exhibit "A", situated in the City of Tigard, Washington County, State of Oregon, THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor othenvise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors, their successors,and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee, its successors, and assigns forever. / IN WITNESS WHEREOF, I hereunto set my hand on this Z day of�r $'4P� , 19 8. PACIFIC SANTA FE CORPORATION / L Name of Corporation Signature RICHARD B. OSSEY 17700 SW UPPER BOONES FRY #100 Address Title VICE PRESIDENT PORTLAND OR 97035 Signature Title STATE OF OREGON ) )ss. County of Washington ) This instni t was a know) dged before me ok.. �/.�J _ /q (date)by . (/� via /lpsjd (name(s)of person(s))as (type of authority,e.g..,officer,trustee,etc) of 'P /F"iC. z Y F-E C'D/eRied417?04) (name of party on behalf of whom instrument was executed).0, 8'Z Notary's Siena ure �f's'r OFFICIAL SEAL U1 SANDRA KAY DOBASH My Commission Expires: 6-1-3/-02. \�' NOTARY PUBLIC-OREGON MY COMMISSION EXPIRES MAY 310,2002 rri Accepted on behalf of the City of Tigard this day of Ste{ ''"b 1 , 19 8 L.Dn P Ci gineer NO CHANGE IN TAX STATEMENT - 3 11ENG'3t✓B ,N •FOR ,S-SEWR-C DOT / . • Exhibit 'A' for Storm Drainage Easement Being a strip of land, 10 feet wide, 5.00 feet on each side of the following described centerline, over a portion of Lot 2 of the Plat of Fanno Creek Acre Tracts, situated in the SW 1/4 of the SE 1/4 of Section 12 Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon, said centerline being more particularly described as follows: Commencing at a 1-1/4" brass cap in 2" iron pipe at the south 1/4 corner of said Section 12, thence along said section line, North 00°09'38" East 430.54 feet; thence North 89°51'48" East, 167.82 feet to the POINT OF BEGINNING of this description; thence South 63°49'27" East, 198.27 feet; thence North 71°44'36" East, 125.88 feet; thence South 78°22'44" East, 88.00 feet to the Point of Terminus on the westerly right-of-way line of S.W. 74th Avenue (40.00 feet wide); this legal description's bearings are based on Survey Number 26,918, Washington County Survey Records. The sidelines to be extended or foreshortened to terminate at the property lines. REGISTERED PROFESSIONAL LAND SURVEYOR .I. iii ORGON JULY 2 E5,1995 MICHAEL D.RENNICK #2718 kee.toS l-/-99 .7-_3 2..., - X IBIT ' B ' 10 FT STORM DRAINAGE EASEMENT OVER A PORTION OF LOT 2 "FANNO CREEK ACRE TRACTS" LOCATED IN THE S.E. 1 /4 SECTION 12 TOWNSHIP 2 SOUTH, RANGE 1 WEST, W.M. IN THE CITY OF TIGARD WASHINGTON COUNTY, OREGON POINT OF BEGINNING N 89'51'48" E 167.82' \ 79>Z.2,7. \ \ / �y1, PER @ppc 81 8 PAS ?97 \ ,,4A}6"ji 88 0, 10.00' 0 0 0 t ryh O ry CO m n P S REGISTERED PROFESSIONAL LAND SURVEYOR FNO 1-1/4' BRASS CAP 4 /0q IN 2" IRON PIPE S 1/4 CORNER SEC 12 OREGON POINT OF COMMENCEMENT JULY 25,1995 MICHAEL D.RENNICK #2718 kuf e-c0 s l- l 99 3--� 3 :. NOV 23 '99 04:55PM VLMK �NGINEERS� P.1/2 ',' ' If`.VI.% -iri ii ing Engineers 3933 SW ■ .P AVE./ PORTLAND, OR 97201.4393 .,... .., •, (503) 222-4453/ FAX 248-9263 FAX TRANSMITTAL (Please call 222-4453 if all pages are not received) TO: G rNi O f 1-.IC�kA DATE: t( /4; /' ' ATTN: -.A r? • ` ' FROM: 11•1 PROJECT: ( e-e *AA) NO. OF PAGES TO FOLLOW: k URGENT• PLEASE HAND DELIVER COPY TO FOLLOW IN MAIL L(Cis COMMENTS: L.. ___4_..'. '.. ,.. ,. _ ' .. . I . 1 . ' . ' , �" 1 I .1___ .. M. _4. -1 ..._ 1_ . ,ii . , . i i___.1.. ..;.....4 ....._., . . . e l.. r '�T 1 _ .j_ .kas1 .14... L4.Ai Nle..... . . ... . I . , j t I ' �. .. _ ... . ' - ' I I . . -- - - - I S1 I i _. _ bbl k.� !'C .--- Tr ..... T . - ;T . _ .' J j w . i , = ! I l i � i j I 11•I i , ! I i I I i I I I I j :. . „ . . ...........s...v .pz .4 , I—�•_ _ ' �. A _a._..L.w D I 1 GCz i Gy.5.f!:,%1 -i --- - _ I I i ! 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KIMBERLY A.SCHOENFELDER Mark Roberts City of Tigard Department of Planning 13125 SW Hall Tigard, OR 97223 RE: Creekview/74th Avenue Development Construction Problems at Street Set Back The contractor has made a serious error in locating the buildings for the Creekview project. The buildings have been located 5 feet closer to the street than indicated on the plans. Since there is no spare room in the front yard to absorb the error, the net impact of the project will be to reduce the landscape area along the street from 12 feet wide to 7 feet. Here is what I understand has happened. In lieu of the contractor obtaining a computer base drawing of the boundary, they made up one from scratch using the boundary indicated on the topographic survey included in the permit drawings. Next they dropped our site plan on top of theirs using the front property corner as a reference point. Our plans showed the front property line adjusted 5 feet for a required street dedication. The base that they had drawn did not include the 5 foot dedication. The effect of dropping our proposed corner on top of the existing corner was to move the whole site forward 5 feet. There is no available area in front of the building to absorb the 5 feet that were lost. The access sidewalks and parking lot areas cannot be made any narrower than shown on the plans. The 5 foot discrepancy will need to come out of the front landscape set back along the street. We would like to propose that the landscaping be beefed up in this area to mitigate for the loss of required set back area. Perhaps a 3 foot high hedge with ornamental shrubs that would provide year round full screening. Perhaps you have other suggestions of materials that would be more appropriate. Please give me a call to discuss this issue at your earliest convenience. Cc: John Miller, Pacific Realty Bill Ward, Grigsby Construction JTB:tdc C A V \1SRVO1\iYPING\Letters\Creekview 74th Street Set Back.Doc MEMBER December 31, 1998 John Brooks, Project Manager CITY OF TIGARD . 3933 SW Kelly Avenue Portland, OR 97201-4393 OREGON RE: Creekview Business Park Minor Modification to SDR 97-0009 Dear Mr. Brooks: This letter is in response to your request for Minor Modification approval to modify the approved site plan recently approved and constructed (SDR 97-0009). The request is to revise the site plan to accurately show the buildings as constructed, which is 5 feet closer to the street than originally approved. This adjustment results in a decrease in the width of the landscape strip along the SW 72nd Avenue street frontage from 12.02 feet to 7.02 feet. The Tigard Community Development Code, Site Development Review Section, states: "if the requested modification meets any of the major modification criteria, the request shall be reviewed as a new Site Development Review application." Section 18.120.070(B) states that the Director shall determine that a major modification(s) will result if one (1) or more of the following changes are proposed: 1. An increase in dwelling unit density, or lot coverage for residential development. The proposal does not involve a residential development, therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.106. The change is not increasing square footage, therefore, the change will not require additional on-site parking. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structure of the building is proposed. 5. An increase in the height of the building(s) by more than 20 percent. No change in the height of the building is proposed. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. This request will not require a change in accessways or parking areas where off-site traffic would be affected. 7. An increase in vehicular traffic to, and from the site, and the increase can be expected to exceed 20 vehicles per day. The request is to alter the proposed landscape strip by reducing it five feet, therefore, no traffic will be generated and this standard has been satisfied. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Page 1 of 2 8. An increase in the floor area proposed for a non-residential use by more than 10 percent excluding expansions under 5,000 square feet. No increase in floor area is proposed. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10 percent. While the proposal will decrease the width of landscape area along the street frontage, this landscaping is provided in the rear of the building where the building has been most forward five feet, therefore, no reduction in landscaping will occur as a result of this proposal. In addition, the applicant has provided a revised landscape and screening plan showing increased amounts of landscaping along the SW 72nd Avenue street frontage to insure that screening equivalent to that previously approved is provided. 10. A reduction of project amenities (Recreational facilities, Screening; and/or, Landscaping provisions) below the minimum established by this code or by more than 10 percent where specified in the site plan. As stated previously, the applicant has provided a revised landscaping plan that provides for increased density in landscape material along the SW 72nd Avenue street frontage to mitigate for the reduction in landscape area. While there is screening requirements for parking lots, there are no dimensional requirements. Therefore, this reduction will not violate any setback or dimensional standards for parking lot screening. 11. A modification to the conditions imposed at the time of Site Development Review approval which are not the subject of B. 1 through 10 above. There is no modification to the conditions imposed by the original site development review. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. THIS REQUEST FOR MINOR MODIFICATION APPROVAL HAS BEEN APPROVED. If you need additional information or have any questions, please call me at (503) 639-4171. Sincerely, 4r "74, v i ulia Powel(Hajduk Associate Planner is\curpin\julia\minmod\creekview.doc c: 1998 Planning correspondence file SDR 97-0009 Land use file • 12/31/98 John Brooks, Project Manager Page 2 of 2 Re: Minor Mod. Approval for Creekview Business Park (SDR 97-0009) Ltr. VLMK Consulting Engineers L ET TEL , ©L Uw� SEV a T1Tt 3933 SW KELLY AVE./PORTLAND,OREGON 97201-4393 _ (503)222-4453/FAX 248-9283 , DATE.. m(n^ JO• NO. ATTENTION 1(�J' V`,. l , !�'O NI-vi V . T RE: Y TO 11I at1Ca-i/l�� i � (�Gt/Vf , btug 8 . 0 Sl Tiv. 6127.0 _iiim.sv vbcchiatoo , WE ARE SENDING YOU Attached ❑ Under separate cover via the following items: — ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION iiipiraAvc A(pfa,ptaliov) 66 ataitYA ?,V/ Ad e, gam ) I _ /t THESE ARE TRANSMITTED as checked below: �I roe approval ❑ Approved as submitted ❑ Resubmit copies for approval your use ❑ Approved as noted ❑ Submit copies for distribution — ❑ As requested ❑ Returned for corrections ❑ Return corrected prints For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS Y7 °°°9 r L.' JI . . gf/tetiAl/ pu. . oi.....--Aacil a - 0 ;"1 4,-11 --4- .42A4L241.- Swk etaktitqi Ai _ _ �aj —I4- 4* mod COPY TO f Lo �� ` SIGNED: -.t.J 1 ' • !cam.// It enclosures an not as noted, kindly notify us at once. TulaVLMK :onsulting Enginee 3 3933 SW KELLY AVENUE, PORTLAND, OREGON 97201-4393 (503)222-4453/FAX (503) 248-9263/vlmk @ vlmk.com PRINCIPALS ALFRED H.VAN DOMELEN,P.E. JAMES E.KNAUF,P.E. • GREGORY J.BLEFGEN,P.E. JOHN T.BROOKS HAVLIN G.KEMP,P.E. November 30, 1998 KIMBERLY A.SCHOENFELDER Mark Roberts City of Tigard 13125 SW Hall Tigard, OR 97223 RE: Minor Modification Request Creekview Business Park File # Summary: Do to a site layout/staking error,the buildings for the Creekview project have been mistakenly been located 5' closer to the street than indicated on the approved site development review plan. Since the buildings have already been constructed and can not be relocated, the site layout must be modified to accommodate the actual location of the improvements. After a thorough review of the site layout and with consideration for the most esthetic treatment of the proposed buildings, we have concluded that the best and most practicable solution would be to adjust the landscape along the street property line. To mitigate for the reduction in available landscape area, we are proposing to provide increased density of landscape material consisting of a 3' high evergreen hedge and low ground cover materials. Attached is revised site plan and landscape plan which reflect these changes. Following is a review of approval criteria for a request for a minor modification of the plans that have been approved for the site development review as indicated in Section 18.120.070 (B). Item 1: An increase in dwelling unit density—Not applicable/does not apply. Item 2: A change in the ratio or number of different types of dwelling units—Not applicable /does not apply. Item 3: A change that required additional on-site parking—No change /does not apply. ``0 1* y1* K:\Misc\Creekview Minor Modifications Reg 11-30.Doc MEMBER r Item 4: A change in the type of commercial or industrial structures—Not change/does not apply. Item 5: An increase in the height of the building(s)—No increase /does not apply. Item 6: A change in the type and location of accessways and parking areas—No change/does not apply. Item 7: An increase in vehicular traffic—No increase /does not apply. Item 8: An increase in the floor area—No increase/does not apply. Item 9: A reduction in the area reserved for common open space—Does not apply. Item 10: A reduction of project amenities—No reduction in the amount of landscaping is being proposed. The development has moved 5'-0"to the East(towards SW 74th Avenue). With this move, areas deleted to the East have been replaced to the West. This then would be the only minor modification that we requested. Item 11: A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of criteria(B).l through 10 above. The applicant has provided findings that demonstrate the modification will not preclude conformance to the original Site Development Review's Conditions of Approval, satisfying this criteria. Should you any additional information to process an approval of our request for a modification to the site development review plans, please give me a call. Si(:::)4100 41130v Zwiffm Jo s Project Manager Cc: John Miller, Pacific Reality Ventures Bill Ward, Grigsby Construction JTB:tdc K:\Misc\Creekview Minor Modifications Req 11-30.Doc