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Hearings Officer Packet - 06/09/1997• • CITY OF TIGARD HEARINGS OFFICER JUNE 9, 1997 - 7:00 P.M. A . k CITY OF TIGARD Community Development Shaping A Better Community AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 PERS OFFICE SIGN CODE EXCEPTION Sign Code Exception (SCE) 97-0001 LOCATION: 11410 SW 68th Parkway; WCTM 1 S136DA, Tax Lot 00101. PROPOSAL: A Sign Code Exception request to place a second freestanding sign at the corner of SW Haines Street and SW 68th Parkway. ZONING DESIGNATION: Mixed Use Employment District; MUE. The MUE Zoning District provides sites for business and professional services. The MUE zone also provides sites for major and minor retail; and employment uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.61, 18.114 and the Mixed Use Employment (MUE) standards. 2.2 RUSSELL'S SCHOLLS FERRY SUBDIVISION Subdivision (SUB) 97-0003 LOCATION: Located in the southwest quadrant of the intersection of SW Scholls Ferry Road and SW Walnut Street; WCTM 2S104BB, Tax Lot 00200. PROPOSAL: A request to subdivide an existing 11.95 acre parcel into four (4) lots and a remainder "Tract A". The Subdivision is for the purpose of potential individual sale of development sites within the Albertson's Shopping Center. ZONING DESIGNATION: Community Commercial District; C-C. The C-C Zoning District is to provide locations for convenient shopping facilities that provide for the regular needs of residents of nearby residential neighborhoods. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.61, 18.160 and 18.164. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARINGS OFFICER PAGE 2 OF 2 6/9197 PUBLIC HEARING AGENDA h:\patty\masters\agendho.mst PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ? Qualified sign language interpreters for persons with speech or hearing impairments; and ? Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above if you are requesting such services. (OVER FOR HEARING AGENDA ITEM(S) TIGARD HEARING'S OFFICER PAGE 1 OF 2 6/9/97 PUBLIC HEARING AGENDO • h:kpatty\masters\agendho.mst 6 0 AGENDA ITEM NO. 2 -1 COMMUNITY NEWSPAPERS, P.O. BOX 370 PHONE (503) 684.0360 BEAVERTON. OREGON 97075 Legal Notice Advertising *City of Tigard ' 13125 SW Hall Blvd. •Tigard,Oregon 97223 ' *Accounts Payable ' AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, ass. ? Tearsheet Notice ? Duplicate Affidavit I Kathy Snyder , being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theTJ gard-Tualatin T,1 a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at aforesaid county and state; that the SCE 97-0001 PERS Sign Code a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: Mav 29,1997 The following will be considered by the Tigard Hearings Officer on Mon- day, June 9, 1997, at 7 P.M., at Tigard Civic Center - Town Hall, 13125 S.W. Hall Boulevard, Tigard, Oregon. Both public, oral and written tes- timony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to allow the hearings authority and all parties to respond precludes an ap- peal, and failure to specify the criterion from the Community Develop- ment Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 S.W. Hall Boulevard, Tigard, Oregon 97223, or by calling (503) 6394171. PUBLIC HEARING: SIGN CODE EXCEPTION [SCE] 97-0001 > PERS SIGN CODE EXCEPTION < A Sign Code Exception request to place a second freestanding sign at the corner of SW Haines Street and SW 68th Parkway. LOCATION: 11410 SW 68th Parkway; WCTM 1S136DA, Tax Lot 00101. ZONE: Mixed Use Employment; MUE. The MUE zoning district provides sites for busi- ness and professional services. The MUE zone also provides sites for major and minor retail; and employment uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.6.1, 18.114 and the Mixed Use Employment (MUE) standards. eP- ` Subscribed and sworn to bef a me this 2 9th dayof D1ay,1997 OFFICIAL SEAL ROBIN A. BURGESS Notary lic for Oregon NOTARY PUBLIC-OREGON N0.062011 My Commission Expires: #COMMISSION MY COMMISSION EXPIRES MAY 16, 2001, r _1 J1 II II III I i? ?? I?1? ?I , i I_J_ L Ii II PA ' I I L-1-4 [1 1 7,1 LH I L? I ? i' S1 If i i i?r>-1 l f?i N ' TT8834 - Publish May 29, 1997. AFFIDAVIT • CITY OF TIGARD • HEARINGS OFFICER CITY OF TIGARD Community in9AMett rSIGN-IN Community SHEET M S?P ? NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND RECORD THEIR ADDRESS ON THIS SHEET ..... ...-....[PleaSe PRINT Legibly) AGENDA ITEM #: 2.1 DATE OF HEARING: 6/9/97 Page 1 of FILE NAME(S): PERS OFFICE SIGN CODE EXCEPTION CASE NUMBER(S): SIGN CODE EXCEPTION (SCE) 97-0001 OWNER(S) PUBLIC EMPLOYEES RETIREMENT SERVICES APPLICANT(S): SAME PROJECT LOCATION: 11410 SW 68TH PARKWAY MAP(S) & TAX LOT(S) NO(S). WCTM 1 S136DA, TAX LOT 00101. PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR DP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) INN Name/Address/ZiP sAlf lladoN WdN Name/Addre33MP aAN1112donl r ((?? f? Nama• WIhn to re Nama• Sw 109 City: State: ©V1- Zip; glzkl city: State: Zip: \4 ?cl Address: /1 41/0 S4J Address: City: I C4 State: lJf-\ Zin: 97c?2V City: State: Zin- Name: Name: Address: Address: City: State: Zip: City: State: Zip: h:?patty\masterMsig n inho. mst • 0 EXHIBIT A 'EXHIBIT An - PAR'1'IF.S OF REOORD (Written Public Testimony received at the hearing.) NoNES,a 0 EXHIBIT B "EMUMT B6 - TAPED (Verbal recording of hearing including public, staff and Hearings Officer communications.) NOTE: Tapes are located in the Records Vault, Planning Section. l• EXHIBIT C -sxMsrr c- - WRITM 7ESYMM (App-materials and pertinent cooresp.filed with Hearings Officer prior to public hearing.) CITY OF TIGARD Community (Development ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SIGN CODE EXCEPTION (SCE) 97-0001 Case Name(s): PERS SIGN CODE EXCEPTION Name of Owner: Public Employees Retirement System (PERS) Name of Applicant: Same as Owner Address of Applicant: 200 Market Street, Suite 700 City: Portland State: Oregon Zip: 97207 Address of Property: 11410 SW 68th Parkway City: Tiaard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S136DA, Tax Lot 00101. Request--> The applicant has requested a Sign Code Exception to allow a second freestanding sign along the site's SW 68th Parkway frontage. tone: Mixed Use Employment; MUE. The MUE zoning district provides sites for business and professional services. The MUE zone also provides sites for major and minor retail; and employment uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.61, 18.114 and the Mixed Use Employment (MUE) standards. Action: --? ? Approval as requested ? Approval with conditions 9 Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: 0 Owners of record within the required distance 0 Affected governmental agencies The affected Citizen Involvement Team Facilitator [9 The applicant and owner(s) Final Decision: . THE DECISION SNAM BEIINAL ON WEDNESDAY JULY-1i 1997 UNLESSAN APPEAL` IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING Of AN APPEAL IS 3:3Of -.*M. ON JULY 91991 Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SCE 97-0001 PIERS SIGN CODE EXCEPTION NOTICE OF FINAL ORDER BY THE HEARING'S OFFICER {COVER SHEET} • 11 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application for a sign code exception to Tigard ) FINAL ORDER Community Development Code § 18.114.130(D)(a)(iii) to ) allow a second free-standing sign for the PERS building at SW) SCE 97-0001 68th Parkway and Haines Street in the City of Tigard, Oregon ) (PERS) I. SUMMARY A. The applicant requests approval of an exception to the sign code to allow a second free- standing sign for the Public Employees Retirement System (PERS) building. Plans and elevations of the proposed sign are in the record. It will be a triangular column in design. 1. The letters "PERS" are etched into two sides the column vertically; on one side, the street number of the property also is shown. The third side is blank. 2. As amended by the applicant at the hearing, the column would be not more than 8 feet high. Each side of the triangular column would be about two feet wide at its base. The total sign face area will be about 90 square feet, but only about 18 square feet are used. 3. The sign is proposed to be placed in a grove of trees on the site in the northeast quadrant of the intersection of SW 68th Parkway and SW Haines Street to help direct PERS members to the building from the east (Haines Street) and south (68th Parkway). B. At the public hearing in this matter and in their written report to the hearings officer, city staff recommended denial of the application, because the application does not comply with Tigard Community Development Code (CDC) § 18.114.145. The applicant asserted in written and oral testimony that an exception should be granted, based solely on CDC § 18.114.140.A. The applicant argued that the site is subject to unique conditions (principally topography, the change in grade across the site, building placement and orientation, and trees), and that PERS attracts generally older individuals who may be "directionally challenged" and need added signage to identify and get to the building. The applicant argues that signage on the building will be obstructed by topography and trees over time. C. The principal issues in this case are: 1. Whether CDC § 18.114.040(A) authorizes the granting of a sign code exception independent of CDC 18.114.045(A); and, if so, 2. Whether the facts in the record support a finding that the proposed sign code exception complies with CDC § 18.114.040(A). D. For the reasons given herein, the hearings officer concludes CDC § 18.114.040(A) does not authorize the granting of a sign code exception independent of CDC 18.114.045(A) and denies the sign code exception. Hearings Officer Final Order SCE 97-0001 (PERS) Page I II. FINDINGS ABOUT THE SITE The hearings officer incorporates by reference the findings about the site and surroundings in Section III of the City of Tigard Staff Reported dated June 2, 1997 (the Staff Report). III. HEARING AND RECORD A. Hearings Officer Larry Epstein (the "hearings officer") received testimony at the public hearing about this application on June 9, 1997. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at Tigard City Hall. B. The hearings officer opened the hearing with required notices, disclosed that he is a member of PERS, disclosed that he visited the site and lives in the area, and invited objections to and questions about his site visit or relationship to the applicant. None followed. City planner Mark Roberts summarized the Staff Report. Three witnesses appeared for the applicant: Fred McDonnal (PERS Director), David Bailey (PERS Deputy Director) and Peter Daniels (construction manager for the PERS project). 1. Mr. McDonnal testified about the characteristics of the site, i.e., the change in grade from the highway and bridge approach above, the topography of the site, and the orientation of the building (with an entry facing away from 68th Parkway). He testified about the clients of PERS. He said they often have problems with accessibility; hence PERS selected a site with convenient highway access. He introduced four photographs of the building. He argued that landscaping and retained trees will obstruct views of the site. 2. Mr. Bailey testified that there is a sign ("PERS" with an arrow pointing toward the site) for westbound traffic exiting the overpass on Haines Street, and he introduced two photographs of that sign. He noted other roadside signs in the vicinity could be perceived as visual clutter. He argued there is no similar sign for traffic traveling north on 68th Parkway (i.e., after exiting southbound Interstate 5). He argued trees will block views of the building from 68th Parkway south of Haines Street. 3. Mr. Daniels testified that ODOT installed a total of four signs in the vicinity to help identify access to the PERS site: one sign for west- and eastbound traffic on Highway 99W at 68th Parkway; one for westbound traffic exiting the overpass on Haines Street; and one on the exit ramp for southbound traffic from Interstate 5 to 68th Parkway. All four signs say "PERS" and contain an arrow pointing in the appropriate direction(s). He argued a sign on the building would be obscured by retained trees and landscaping from the intersection of Haines Street and 68th Parkway. He argued nothing in CDC § 18.114.040(A) requires compliance with CDC § 18.114.045(A); and nothing in CDC § 18.114.045(A) precludes approval of a sign code exception based exclusively on CDC § 18.114.040(A). He argued that the two approaches to the site (i.e., from Haines Street off of northbound Interstate 5 and from 68th Parkway off of southbound Interstate 5) are like two accesses to the site (drawing an analogy to the circumstances that allow a second entry sign under CDC § 18.114.045(A)(2)). He agreed to limit the total height of the sign to eight feet measured from grade rather than nine feet as shown in the plans submitted with the application. Hearings Ofcer Final Order SCE 97-0001 (PERS) Page 2 • • IV. APPLICABLE APPROVAL STANDARDS A. The applicant and city staff dispute what standards are applicable to the proposed sign code exception. The applicant asserts that a sign code exception can be based exclusively on CDC §. 18.114.140(A).t City staff assert that a sign code exception must comply with one of the five standards in CDC 18.114.145(A) in addition to CDC § 18.114.140(A). B. The hearings officer finds that CDC § 18.114.040(A) on its face and read alone could be construed to authorize a sign code exception. It authorizes the hearings officer to approve an exception, and it provides a standard to evaluate such an exception, (i.e., "when the applicant demonstrates that, owing to the special or unusual circumstances relating to the design, structure or placement of the sign in relation to other structures, the literal interpretation of this chapter would interfere with the communicative function of the sign without corresponding public benefit"). Therefore, if the CDC contained nothing else, the hearings officer would find CDC § 18.114.040(A) is the applicable standard in this case. C. But traditional rules of legislative construction require each section of the law to be read in context and as part of the whole. When CDC § 18.114.040(A) is read in context, the hearings officer finds that it does not authorize a sign code exception independently. CDC § 18.114.045(A) clearly applies to a sign code exception. CDC § 18.114.040(A) does not waive applicability of CDC § 18.411.045(A) to a sign code exception. Therefore both sections apply to a sign code exception. D. The hearings officer finds CDC § 18.411.040(A) applies to all sign code exceptions. It contains a general standard all exceptions have to fulfill, (i.e., to be warranted by unusual circumstances). The standards in CDC § 18.114.045(A) address the particularities of the circumstances, especially the outcome (e.g., the total amount of signage or orientation of the excepted sign). An exception merely has to fulfill one of the provisions in CDC § 18.114.045(A), because the particularities of each circumstance will differ. Only one of the standards in CDC § 18.411.045(A) typically will apply in a given case. These two sections (i.e., §§ 18.114.040(A) and 18.114.045(A)) need to be read and applied together to fulfill the legislative intent reflected in the CDC generally and in this chapter particularly. V. EVALUATION OF REQUEST A. The hearings officer finds that the sign code exception should be denied, because the applicant did not bear the burden of proving that the sign code exception complies with CDC § 18.114.045(A). B. In the interests of providing a complete decision in the event this final order is appealed to city council, the hearings officer makes the following additional findings: 1. The PERS site is subject to unusual topographic conditions and retained vegetation that do generally obscure the building from view from the routes by which most traffic will approach the building. ' The applicant concedes that the sign code exception does not comply with one of the five standards in CDC § 18.114.045(A). The exception in this case can be approved only if it can be granted exclusively under CDC § 18.114.040(A). Hearings Officer Final Order SCE 97-0001 (PERS) Page 3 • • 2. However the applicant has remedied that circumstance by having ODOT place signs to direct drivers to the building from all directions. From that stand-point, the applicant has far better signage than any similarly-situated private business or public use in the area familiar to the hearings officer. 3. The hearings officer finds there is no need for a sign at the corner to direct westbound traffic on Haines Street. The ODOT sign on Haines Street west of the overpass does so adequately. An additional sign at the corner would add to the clutter and increase the competition among signs in that short stretch of roadway. 4. It is true that there is no sign to help make sure that the driver of a northbound car on 68th Parkway continues north through the intersection with Haines Street rather than turning east onto Haines Street. A driver could become confused at that point. a. But the hearings officer finds that the upper story of the PERS building is visible from the stop line for a northbound car at that intersection. A sign on the wall or roof of the building would be visible from that point. Therefore the potential for confusion could be reduced with a building- or roof-mounted sign that would comply with the CDC. b. It is possible that retained trees or new landscaping will block the view of such a sign in the future, but the evidence is not sufficient for the hearings officer to find such a sign will not be visible from the stop line at 68th Parkway and Haines Street. c. Even accepting for the sake of discussion that a sign is needed, and a sign on the wall or roof of the building would not suffice, the hearings officer is not convinced the proposed sign will best meet the need for information for a driver traveling north on 68th Parkway toward Haines Street. The best place for such a sign would be along 68th Parkway at a point far enough south of the intersection so that drivers would have time to move into the appropriate lane at the intersection (i.e., the lane for through traffic). If the proposed sign is placed in the northeast quadrant of the intersection, a driver will not be able to see it until well into the intersection. That may be too late for a driver who has already started the right-hand turning movement onto Haines Street. The hearings officer suggests the applicant consider a better location for an off-site directional sign. C. The hearings officer adopts as his own and incorporates by reference the findings about compliance with the Community Development Code and Comprehensive Plan in Section IV of the Staff Report except as expressly provided otherwise herein. VI. CONCLUSION AND DECISION A. The hearings officer concludes: 1. That the applicant has not borne the burden of proof that the proposed sign code exception is warranted under CDC § 18.114.040(A) and 18.114.045(A) 2. That the sign code exception does not comply with the applicable criteria and standards of the Community Development Code. Hearings Officer Final Order SCE 97-0001 (PERS) Page 4 • B. In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and other reports of effect agencies and public testimony and exhibits received in this matter, the hearings officer hereby denies SCE 97-0001 (PERS). DATED this 23rd day of June, 1997. Larry Epst n, City of Ti arings Officer Hearings Ofcer Final Order SCE 97-0001 (PERS) Page 5 Agenda Item: 2.1 Hearing Date: June 9,1997 7:00 PM STAFF REPORT TO THE HEARING'S OFFICER CITY OFTIGARD Community Development FOR THE CITY OF TIGARD, OREGON Shaping-4 (Better Community SECTION I: SUMMARY OF THE REQUEST CASES: FILE NAME: PERS OFFICE SIGN CODE EXCEPTION Sign Code Exception SCE 97-0001 PROPOSAL: The applicant has requested a Sign Code Exception to allow a second freestanding sign along the site's SW 68th Parkway frontage. APPLICANT: Public Employees Retirement Services OWNER: Same Attention: David Bailey, Deputy Director 200 Market Street, Suite 700 Portland, OR 97207-0073 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. The MUE zoning district provides sites for business and professional services. The MUE zone also provides sites for major and minor retail; and employment uses. LOCATION: 11410 SW 68th Parkway; WCTM 1S136DA, Tax Lot 00101. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.114 and the Mixed Use Employment (MUE) District standards. SECTION II: STAFF RECOMMENDATION Staff recommends DENIAL, subject to the following findings contained within this report: SECTION III: BACKGROUND INFORMATION STAFF REPORT TO THE HEARING'S OFFICER SCE 97-0001 - PERS SIGN CODE EXCEPTION PAGE 1 OF 5 SECTION III: BACKGROUND INFORMATION Site History; The property was designated as a Commercial Professional site since the Comprehensive Plan was adopted in 1983. Along with all properties designated Commercial Professional in the Tigard Triangle, in December of 1996 the site was re-designated with a Mixed Use Employment Zoning District Designation. Site Development Review 96-0010 was approved with conditions on June 6, 1996. The site is now nearing completion under the development approval for the PERS office use. The applicant was previously issued a sign permit for a 32 square foot freestanding sign. This sign permit was issued April 14, 1997. This sign is presently under construction. The City has no record of any other more recent land use applications for this site. Vicinity Information: The property is adjoined by the Interstate 5 Freeway to the east and abuts the Key Bank facility to the north. To the south of the SW Haines Street off-ramp, the property is adjoined by a mixture of residential and commercial uses. To the west is the Oregon Education Association site. Site Information and Proposal Description: The site is now mostly developed with the PERS office building. The applicant has proposed a freestanding sign along the SW 68th Parkway frontage. During the completeness review for the application, the applicant refused to provide specific findings that addressed the applicable approval criteria of Section 18.114.145. For this reason, Section 18.32 states that the Director shall find the application complete on the 31st day after the application was originally submitted. The applicant has requested an exception to this requirement to develop one (1) additional freestanding sign to have a total of two (2) freestanding signs along the site's SW 68th Parkway frontage. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Signs: The recently adopted Mixed Use Employment Zoning District standards requires that properties designated Mixed Use Employment comply with the signage standards of the Commercial-Professional Zoning District. Section 18.114.130 (D)(a) (iii) states that one multi-faced, freestanding sign shall be permitted. The applicant was previously issued a sign permit for a 32 square foot freestanding sign. The applicant has requested an exception to develop one additional freestanding sign to have a total of two freestanding signs along the site's SW 68th Parkway frontage. STAFF REPORT TO THE HEARING'S OFFICER SCE 97-0001 - PERS SIGN CODE EXCEPTION PAGE 2 OF 5 • • Sign Code Exceptions: Section 18.114.140(A) states that the Hearings Officer may grant exceptions to the requirements of this chapter when the applicant demonstrates that, owing to special or unusual circumstances relating to the design, structure or placement of the sign in relation to other structures, the literal interpretation of this chapter would interfere with the communicative function of the sign without corresponding public benefit. The applicant provided findings related to the general standard that allows for the Sign Code Exception process. Section 18.114.145 that is reviewed below, provides the actual approval criteria that must be met in order to approve an exception to the development standards of the Sign Code. Approval Criteria for Exceptions to the Sign Code: Section 18.114.145(A) states that the Hearings Officer shall approve, approve with conditions, or deny a request for an exception to the sign code based on findings that at least one of five criteria are satisfied. 1. The proposed exception to the height limits in the sign code is necessary to make the sign visible from the street because of the topography of the site, and/or a conforming building or sign on an adjacent property would limit the view of a sign erected on the site in conformance with Sign Code standards; Although the proposed sign is one (1)-foot above the eight (8)-foot height limit that is permitted for freestanding signage in the Mixed Use Employment Zoning District, the applicant has not proposed an exception to the height limits of the sign code within the applicant's narrative. The second freestanding sign has been proposed for additional site identification. The applicant has not proposed an exception to the allowable height limit. Without an exception, the Sign Code permits clearly identifiable wall signage on each building elevation, a freestanding sign, and a driveway entrance identification sign. For these reasons, it appears possible to provide sufficient identification of the PERS site without utilizing a Sign., Code Exception. 2. A second free standing sign is necessary to adequately identify a second entrance to a business or premises that is oriented towards a different street frontage; The site has one (1) entrance so this criteria is not found to be applicable to this request. The PERS building is generally oriented towards SW 68th Parkway that is permitted to have a freestanding sign. 3. Up to an additional 25 percent of sign area or height may be permitted when it is determined that the increase will not deter from the purpose of this chapter. This increase should be judged according to specific needs and circumstances that necessitate additional area to make the sign sufficiently legible. The increase(s) shall not conflict with any other non-dimensional standards or restrictions of this chapter. Although the proposed freestanding sign is one (1)-foot above the eight (8)-foot height limit for freestanding signage, the applicant has not requested an additional amount of sign height or area within the applicant's narrative. For this reason, it is not recommended that this criteria be found to be applicable. STAFF REPORT TO THE HEARING'S OFFICER SCE 97-0001 - PERS SIGN CODE EXCEPTION PAGE 3 OF 5 • • 4. The proposed sign is consistent with the criteria set forth in Subsection 18.114.130.G of this chapter; This section refers to additional allowable sign height and area that are found to be permissible through the original design review process for the use that is developed on the property. This criteria is not found to be applicable because the applicant has requested an additional sign, not sign area, or height in excess of the minimum that is permitted. 5. The proposed exception for a second freestanding sign on an interior lot that is zoned commercial or industrial is appropriate because all of the following apply: A. The combined height of both signs shall not exceed 150 percent of the sign height normally allowed for one freestanding sign in the same zoning district; however, neither shall exceed the height normally allowed in the same zoning district; B. Neither sign will pose a vision clearance problem or will project into the public right-of-way; and C. Total combined sign area for both signs shall not exceed 150 percent of what is normally allowed for one freestanding sign in the same zoning district; however, neither shall exceed the height normally allowed in the same zoning district. Criteria 5 is not applicable to this request because the site is a corner lot, not an interior lot, as required within the general allowance for this type of exception. Section 18.114.145(B) states that in addition to the criteria in A above, the Hearings Officer shall review all of the existing or proposed signage for the development and its relationship to the intent and purpose of this chapter. As a condition of approval, the Hearings Officer may require: 1. Removal or alteration of non-conforming signs to achieve compliance with the standards contained in this chapter; Because the facility is new and the underlying signage regulations have not been revised since the development was approved, this standard is not applicable to this request. 2. Removal or alteration of conforming signs in order to establish a consistent sign design throughout the development; and...To date, a permit for one (1) other freestanding sign has been issued for this site. The previously permitted sign is presently under construction at the time this report was prepared. This sign does not need to be removed because it complies with current sign code standards. 3. Application for sign permits for signs erected without permits or removal of such illegal signs. A recent review of City permit records indicates that only a single freestanding sign has been permitted for site signage at this time. This permitted freestanding monument sign is presently under construction. No illegally erected signs were noted during a recent site inspection. For this reason, it is recommended that the Hearing's Officer find that this standard is not applicable to this request. STAFF REPORT TO THE HEARING'S OFFICER SCE 97-0001 - PERS SIGN CODE EXCEPTION PAGE 4 OF 5 SECTION V: OTHER STAFF COMMENTS No other comments or objections have been received concerning this request. SECTION VI: AGENCY COMMENTS No other comments or objections have been received concerning this request. PREPARED BY: Mark Roberts i Acurpln\ark_Asce-97-01. dec Planning Manag June 2. 1997 DATE June 2. 1997 DATE STAFF REPORT TO THE HEARING'S OFFICER SCE 97-0001 - PERS SIGN CODE EXCEPTION PAGE 5 OF 5 Associate Planner, AICP V' .. . 11 21.01 1 in d1 ;n P E R S i BKaN P ==? COMM COLUMN I I I I I I I I r- -----------??---? I I I I I - I I I _-_____J Proposed Freestanding Sign, • i i I \ I , \ i Q I , \ I \ i , " , / " , \i' I r'? W C U Z Z Z Q J c L Lr Q C? L!. O L. J it BWHAM 87FEU PLOT PLAN EXHIBIT MAP .? C?,SG NO. PERS Sign Code Exception SCE 97- 0001 ?T- XO_ Vicinity Map Note: Map is not to scale " SCE 91-0001 A Pers Sign Code Exception Cu 0) C? C Cu 0. O >ON U CRY OF T16ARD, ORE60M PrV,, wms ke( •W?????si4196 :IGN CODE EXCEPTION APPLICATION :ITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 ONLY CASE NO. OTHER CASE NOs: . GENERAL INFORMATION IOPERTY ADDRESS/LOCATION SITE SIZE =ROPERTY OWNIER/DEED HOLDER* %DDRESS PHONE ., ZIP ::PPLICA:VT* t?-tc' Nt?Y? e^r??F.tEKT 1•l C7/4Jt? $?+.tt?65? TaE3Pt7cY ?t .-1'rrsQ .:DDRESS 92D MARc.W-fir.So 7o0ouONE aa<t .ITY V0QnA tAr'> O'er ZIP ?7a1cr? -,ccJt3 +vhen the owner and the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization from t*-e owner or an agent of the owner with written authorization. The owner(s) must sign this ;polication i the space provided on page two or submit a written authorization with this application. =UU'Srte RECEIPT NO. APPLICATION ACCEPTED BY: DATE: Application elements submitted: ' (A) Application form (1) y•? (B) Owner's signature/writteroi authorization (C) Title transfer ins t rumen I.t?q (D) Assessor's map T ?(E) Site pla H (F) Sign plan e , --% ( G) AD licant's statement (18` copies)" -VY H) List of property owners and TTT addresses within 25 feet (1) (I) Filing fee f?/} 4 Lq6 DATE DETERMINED TO BE COMPLETE: FINALT DECISION DEADLINE: COMP PL N/ZONE DESIGNATION: G . C F. UT Planning Commission :approval Date: )739P/7? PROPOSAL SU`^'44-ARY The owners of record of the subject property -Pni,PGt A Soon Code ?xceotion to allow Final ADTiroval Date: Planning .ncrlneering Sion ?ermit Number and Date issued: I :1X MAP AND TAX LOT NO. S S i ?? 'n,4 I-Ax L.Or _toL 3. List any other land use actions to be considered as part of this application: E' 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: 3. The above request does not violate any deed restrictions that may be attached to or imposed uvon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the • applicants so acknowledge that.. any. _ permit . issued., _ based based on this application, s:. may be revoked i it is found that an}? such statements are false. D. The applicant has read the' 'en''titd""conb•eiits "of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of 19 _.? SIGNATURES of each owner (eg. husband and'tiiif2) of 'the -sijeCc p: operty l .? (SL:ht/0739P/7?) • • STATEMIENT FOR SIGN CODE EXCEPTION APPLICATION We are requesting that an exception to the Community Development Code of the City of Tigard be granted to allow the installation of a second free standing sign on the site of the new Oregon Public Employes Retirement System Headquarters Building, located on SW 68th Parkway adjacent to SW Haines Street. We believe this request should be approved due to the unusual topographic constraints of the project site, the most likely paths used to get to the project, and the clientele's demographics. The clientele of PERS is current or retired public employees in the State of Oregon. Most of these individuals are not from the Portland metropolitan area and are generally near retirement age. This demographic makeup creates the potential for many visitors to the site that are unfamiliar with the street system in the area, slower to read street signage, and therefore more likely to get lost trying to locate the PERS Headquarters Building. We believe the most likely travel path to the project will be from I-5, north or south, to the SW Haines Street exits and have been working with the Oregon Department of Transportation to have directional signage installed on I-5. However, as the site is generally in a depression adjacent to and immediately west of I-5 and immediately north of SW Haines Street, the building has no visibility from I-5 and minimal visibility from SW Haines. This location's unique topography creates a situation where a visitor could fail to locate the building even though they have taken the correct freeway exit. The addition of Sign #2, a landmark style sign with minimal text information, would prevent visitors arriving from this direction from missing the PERS Headquarters Building. We believe the sign proposed, as described in the accompanying drawings, while requiring an exception is consistent with the goals of Chapter 18-114 - Signs of the Community Development Code of the City of Tigard. We believe that this second sign will work in concert with the primary building identification sign proposed to be located near the shared private entry drive from SW 68th Parkway between the street and the west building elevation. Together, these signs will clearly communicate that PERS is the building occupant when approaching the site from any direction. Desioacifica International, LLC 0 March 24, 1997 r Q (G; M Statement of Sign Designs for Permits PIERS Building Attached please find drawings documenting our designs for the above referenced project signage. Included are dimensioned elevation and plan views of our proposed Sign 1 and Sign 2; a site plan indicating sign locations; and available upon request, we have built scale models of both signs. If necessary, I would be pleased to personally present our models to The City of Tigard at any time. The documents and models indicate our use of materials indicative of the new building, i.e.: precast concrete (utilizing a similar reveal detail found within the architecture of the building), and curved aluminum sign panels attached to the precast concrete (again, similar to the curved entrance to the building). Individual cut letters are used, surface mounted flush to background (rather than floating from the surface, which can cause unsightly shadowing, and make the signs difficult to read in the summer sun). We believe our sign designs to be clean, crisp, and avoiding "trendy design" as we have focused upon "blending" the look of the signage with your architec- tural details. Here are a few other areas of importance to which are signs have been designed: Sign I: This sign is to be read from two sides, specifically to be visible by vehicular traffic from the two-lane SW 68th Parkway. The overall sign face totals 30 sq. ft. (per side). The curved sign faces emulate the architecture. Letter heights have been specified for opti- mum legibility - especially significant to the elderly population that will be visiting the building, many of which do not reside within the Portland Metro area. Sign 2: This sign is triangular in shape in order to be visible from both SW 68th Parkway and by vehicles traveling along SW Haines Street. The total sq. ft. of sign face for this sign equals an overall 32 sq. ft. However it should be noted that 16 sq. ft. of the overall 32 sq. ft. is occupied only by "precast" lettering. The precast letters will not be paint filled, thus only creating a shadow-effect (see drawings/model). It is our opinion that Sign 2 truly only occupies a total of 16 sq. ft. of sign face. Again, the use of a curved face has been designed to emulate the arch itectu re.Th e tall, narrow sign will serve as a "landmark" when approaching the site. Letter heights have been specified for optimum legibility. Each sign will be surface illuminated, not internally illuminated. In addition, each sign will be landscaped around the bases, etc. Sincerely: Design Pacifica International, LLC Todd Pierce President with attachments AFTER,RECORDING RETURN TO: THE STATE OF OREGON, • • We /Y1?>/lei , ,f ? 'Zero We cerii!y this instrunlen to be a tr .?1? t i c02 9-7,20 -7 Copy recorded??4 -- Until a change is requested all tax Book , Page , 1 ee?/-C?IhUCJ statements shall be sent to the following address: Records of COLlilty, Oregon, I/ ??/]! CHICA LE I 1' FACE COMPANY ?L cz? 2 Escrow No. 50000-6411-JY BY Order No. 144665 WARRANTY DEED - STATUTORY FORM (INDIVIDUAL or CORPORATION) TED L. MILLAR, WALTER A. SWAN, JR. and JOE F. BEACH JR., Trustees of the Ted L. Millar Living Trust, u/a with Ted L. Millar, dated January 31, 1990 who acquired title as TED L. MILLAR, WALTER A. SWAN, JR. and LEONARD A. FORSGREN, trustee of the TED L. MILLAR LIVING TRUST, u/a with.TED L. MILLAR, dated January 31, 1990 Grantor, conveys and warrants to THE STATE OF OREGON, PUBLIC EMPLOYES' RETIREMENT BOARD Grantee, the following described real property free of encumbrances except as specifically set forth herein: (Continued) This instrument will not allow use of the property described in this instrument in violation of applicable land use laws and regulations. Before signing or accepting this instrument, the person acquiring fee title to the property should check with the appropriate city or county planning department to verify approved uses and to determine any limits on lawsuits against farming or forest practices as defined in ORS 30.930. ENCUMBRANCES: 1. The premises herein described are within and subject to the statutory powers including the power of assessment of the Unified Sewerage Agency of Washington County. (Continued) The true consideration for this conveyance is $831,571.00 Dated if a corporate grantor, it has caused its name to be signed by order of its board of directors. TED L. MI LAR LIVING TRUST By:l? .0 , -'? . Z Ted L. Millar, Trustee STATE OF OREGON, County of Mu.47Ah1M19'd )SS. This instrument was acknowledged before me on 19 by This instrument was acknowledged before me on March f 19 96 by Ted Mills as Trustee of tha Tar? T.- Millar Living Tr„at, u/n with m d L Millar, dated January 31, 1990 and who exe ted samm og behalf of said Trust. No ry r Public for Oregon OFFICIAL SEAL My commission expires 2r,/ Z/, /gys *my NO ARY UBL Ci OREGO(N COMMISSI 1 EEXPIRESONOV 19, 31999 'L *0 Order No: 144665 LEGAL DESCRIPTION A parcel of land situated in the Southeast one-quarter, Section 36, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, County of Washington and State of Oregon, said parcel being a part of that certain tract of land conveyed to Portland General Electric Company by Bargain and Sale Deed Recorded January 29, 1962, in Book 456, Page 433, Deed Records for Washington County, Oregon, said parcel being more particularly described as follows: Commencing at a brass cap monument marking the East one-quarter corner of Section 36, Township 1 South, Range 1 West, Willamette Meridian; thence South 01031'36" West along the East line of said Section 205.82 feet to it's intersection with the Westerly right of way line of Interstate 5, said point bears South 25022142" West 67.01 feet from a point 160.00 feet right of Engineers Centerline Station 28+00 P.O.C.; thence along said right of way line South 25022142" West 562.74 feet to a point 195.00 feet right of Engineers Centerline Station 34+00 P.O.S.; thence continuing along said Westerly right of way line South 06019127" West 13.50 feet to the true point of beginning of the hereinafter described parcel of land: thence leaving said line North 84027153" West 314.61 feet; thence South 50032107" West 113.50 feet to a point in the Easterly right of way line of Southwest 68th Parkway, a dedicated street 60.00 feet wide; thence along said line along the arc of a non-tangent 339.50 foot radius curve right 419.05 feet through a central angle of 66047112" (the chord bears South 00035'19" 395.73 feet) to a point of reverse curvature; thence along the arc of a tangent 256.48 foot radius curve to the left 11.03 feet through a central angle of 02027154" (the long chord bears South 32044'58" West 11.03 feet) to a point of compound curvature; thence along the arc of a tangent 46.95 foot radius curve left 101.27 feet through a central angle of 123035'54" (tyre long chord bears South .3001615711 East 82.75 Feet) to a point in the North right of way line of Southwest Haines Street, 30.00 feet Northerly of (when measured at right angles) "G" line as established by the Oregon Department of Transportation and described in Recorder's Fee No. 80022549; thence along said North right of way line North 87055107" East 46.37 feet to a point in the arc of a tangent 268.73 foot radius curve to the right, said point being 30.00 feet right of Engineers Centerline Station "H" 49+99.46 P.O.C. = "G" 53+39.79 P.O.T.; thence along the arc of said curve 20.01 feet through a central angle of 4016'00" (the long chord bears South 89056153" East 20.01 feet) to a point of tangency 30.00 feet right of Engineers Centerline Station "H" 46+81.68 P.C.; thence South 87048'53" East 43.25 feet to a point in the arc of a non-tangent 209.15 foot radius curve to the right, a radial line bears North 39022'55" West to said point; thence Northerly and Easterly along the arc of said curve 166.64 feet through a central angle of 45039105" (the long. chord bears North 73026' 36" East 162.27 feet) ; thence tangent to said curve South 83043'481' East 51.35 feet to a point in the Westerly line of Interstate 5, as established by the Oregon Department of Transportation, said point bears North 06019'271' East 44.17 feet from a point 150.00 feet right of Engineers Centerline Station 39+00 P.O.S.; thence along said right of way line North 06019127" East 480.51 feet to the point of beginning. f cncumbrancas, continua 0 2. Regulations, including levies, liens, assessments, rights of way, and easements of Tualatin Valley Water District. 3. Limited access provisions contained in Deed from the State of Oregon, by and through its State Highway Commission, which provides that no right or easement of right of access to, from or across the State Highway other than expressly therein provided for shall attach to the abutting property. Recorded: January 29, 1962 Book: 456 Page: 433 Subject to conditions and restrictions as contained therein. 4. An easement created by instrument, including the terms and provisions thereof, Dated: May 5, 1980 Recorded: May 7, 1980 Recorder's Fee No.: 80016364 In Favor Of: Portland General Electric Company For: Power lines, poles and anchors Affects: Northwesterly portion 5. An easement created by instrument, including the terms and provisions thereof, Dated: May 16, 1980 Recorded: June 27, 1980 Recorder's Fee No.: 80022549 In Favor Of: State of Oregon, by and through its Department of Transportation, Highway Division For: Drainage and slopes 6. Limited access provisions contained in Deed to the State of Oregon, by and through its State Highway Commission, which provides that no right or easement of right of access to, from or across the State Highway other than expressly therein provided for shall attach to the abutting property. Recorded: December 4, 1980 Recorder's Fee No.: 80043922 7. Covenants, conditions, restrictions and easements, but omitting restrictions, if any, based on race, color, religion, sex, handicap, familial status or national origin, unless and only to the extent that said covenant, (a) is exempt under Chapter 42, Section 3607 of the United States Code or (b) relates to handicap but does not discriminate against handicapped persons, as contained in Contract. Recorded: February 17, 1982 Recorder's Fee No.: 82003894 (Continued) Encumbrances, con•tinuad • 8. An easement created by instrument, including the terms and provisions thereof, Dated: February 16, 1982 Recorded: February 17, 1982 Recorder's Fee No.: 82003895 In Favor Of: Oregon Education Association, a non-profit corporation For: Sign 9. An easement created by instrument, including the terms and provisions thereof, Recorded: November 4, 1985 Recorder's Fee No.: 85044009 In Favor Of: City of Tigard For: The construction, maintenance and repair, with necessary access thereto, of a slope, cut or fill Affects: Westerly portion 10. An easement created by instrument, including the terms and provisions thereof, Recorded: December 16, 1987 Recorder's Fee No.: 87061373 In Favor Of: City of Tigard For: The construction, maintenance and repair, with necessary access thereto, of a slope, cut or fill 11. Easement Agreement, including the terms and provisions thereof, Dated: August 31, 1988 Recorded: September 29, 1988 Recorder's Fee No.: 88-39456 By and Between: Westwood Holding Corporation and Portland General Electric Corporation Re-recorded: September 19, 1989 Recorder's Fee No.: 89-44577 12. Covenants, conditions and restrictions, but omitting restrictions if any, based on race, color, religion, sex, handicap, familial status or national origin, unless and only to the extent that said covenant, (a) is exempt under Chapter 42, Section 3607 of the United States Code or (b) relates to handicap but does not discriminate against handicapped persons, imposed by instrument, including the terms and provisions thereof. Recorded: September 2, 1988 Recorder's Fee No.: 88-39457 (Continued) e Encumbrances, continued • 13. Covenants, conditions, restrictions and easements, but omitting restrictions, if any, based on race, color, religion, sex, handicap, familial status or national origin, unless and only to the extent that said covenant, (a) is exempt under Chapter 42, Section 3607 of the United States Code or (b) relates to handicap but does not discriminate against handicapped persons, imposed by instrument, including the terms and provisions thereof. Recorded: November 23, 1988 Recorder's Fee No.: 88-52298 Said restrictions contain provisions for the payment of construction and maintenance costs. 14. An easement created by instrument, including the terms and provisions thereof, Dated: August 18, 1989 Recorded: August 25, 1989 Recorder's Fee No.: 89-39637 For: Ingress, egress and underground utility Affects: Northerly portion 15. An easement created by instrument, including the terms and provisions thereof, Dated: August 19, 1989 Recorded: September 19, 1989 Recorder's Fee No.: 89-44579 In Favor Of: Adjacent property owners For: Ingress, egress and underground utility Affects: Northerly portion 16. Possible fence encroachment into property adjacent on the East, as disclosed by Survey by Jim Weddle and Assoc., Inc.; Dated: December 28, 1995 Number: 2450ALTA S` SE MAP FOR ASSESSMENT PUR SES ONLY DO NOT RELY ON FOlWY OTHER USE cA"ec,.cf 7 10O••w,w1 ? 36 uo°,11w, Ica. .100.16°0.741. , 4•6 [A69Y9Y7 316/91 9.97 .? 16{ 1 $61.61 474.16 • 200 100 2400 111Ac. AVAc. 1.41Ac b 2401 / a / I ?Y I ? b r r ? , • , I I E 1 $? ? I• 1 •? vO M0 1 1 ? ss / I 1 • IN I CAST t f {.1 - , 1 N Y /S ---•1 I CASMOT IS.19t37 9 ( 9? I _ 1 / ? I / 1N,f1 40 It 40 ' /'? t07Ac. l 1 I 23011 • I ? 1 MILSTEAD 8 ASSOCIATES Y «I / I JWAI I ' / I PFD 91TE ° I I JAN 17 IS35 OFFICE / I RECEIVED I / r / f FILE: / I T.9{ {o• / • T f1: it. IT" EET n Sao' fT.n 61a . j ZIUf A" KIOfTt 1 .°•:....' p;mM 1 / `?• i/.'<S1.2?r.:?a. ` 1..? r / x S -1 DD T I C lG)AI?D ?}??J is OIL OR S 01 2-d- 2' Sign 2 0 Zri in in P.E.R.S. • Graphics & Signage Program Design Pacifica International, LLC. USA 903 Elevation of Face A 725 NW Flanders, Portland, OR 97209 Tel: (503) 222.9494 Fax: (503) 222.5191 Public Employes Retirement System / Interior Graphics d Signage program / 9 1996, Design Pacifica International, LLC Sign 2 0 P.E.R.S. Graphics & Signage Program Design Pacifica International, LLC. USA M 9404 725 NW Flanders, Portland, OR 97209 Elevation A Elevation B Elevation C Tel: (503) 222.9494 Fax: (503) 222.5191 Public Employes Retirement System / Interior Graphics & Signage Program / °1996, Design Pacifica International, LLC. Sign 2 Face A 2'-0" • Face B Plan View P.E.R.S. Graphics & Signage Program Design Pacifica International, LLC. USA 905 725 NW Flanders, Portland, OR 97209 Tel: (503) 222.9494 Fax: (503) 222.5191 Face C Publk Employes Retirement System / Interior Graphics 6 Signege Program / 0 1996, Design Pacifica International, LLC. P vZ?,u7--f'-D-S TIGARD HEARINGS OFFICER MINUTES DATE: 0 (o-09- S? G??o 00x, 0 0 AGENDA ITEM NO. 2.2 COMMUNITY NEWSPAPER; P.O. BOX 370 PHONE (503) 684.1 BEAVERTON, OREGON 97075 Legal Notice Advertising • City of Tigard • ? Tearsheet Not 13125 SW Hall Blvd. • Tigard,Oregon 97223 ' ? Duplicate Affi( *Accounts Payable • AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss, 1, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theTigard-Tualatin Times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti clard in the aforesaid county and state; that the SUB Russell's Schn11G Parrv a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: May 29,1997 The following will be considered by the Tigard Hearings Officer on Monday, June 9, 1997, at 7 P.M., at Tigard Civic Center - Town Hall, 13125 S.W. Hall Boulevard, Tigard, Oregon. Both public, oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to allow the hearings authority and all parties to respond precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 S.W. Hall Boulevard, Tigard, Oregon 97223, or by calling (503) 639-4171. PUBLIC HEARING: SUBDIVISION [SUB[ 97=0003 > RUSSELL'S SCHOLLS FERRY SUBDIVISION < A request to subdivide an existing 11.95 acre parcel into four (4) lots and a remainder "Tract A." The Subdivision is for the purpose of potential individual sale of development sites within the Albertson's Shopping Center. LOCATION: Located in the southwest quadrant of the intersection of SW Scholls Ferry Road and SW Walnut Street; WCTM 2S104BB, Tax Lot 00200. ZONE: Community Commercial; CC. The CC Zoning District is to provide locations for convenient shopping facilities that provide for the regular needs of residents of nearby residential neighborhoods. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.61, 18.160 and 18.164. Subscribed and sworn to yore me this 9th day n May,1997 OFFICIAL SEAL Notary P lic for Oregon ROBIN A. BURGESS NOTARY PUBLIC-OREGON My Commission Expires: *COMMISSION NO. 062071 MY COMMISSION EXPIRES MAY 16, 2001 AFFIDAVIT . - i, vxy? U' ?. ? Ili ?_-? l h So I ? TF8835 - Publish May 29, 1997. CITY OF TIGARD NEARINGS OFFICER CITY OF TIGARD Community (Development ED SIGN-IN SHEET 91 ShapingABetterCommunity NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND RECORD . THEIR ADDRESS ON THIS SHEET ................(Please PRINT Legibhll AGENDA ITEM #: 1 12.2 1 1 DATE OF HEARING: 6/9/97 Page 1 of 1 FILE NAME(S): RUSSELL'S SCHOLLS FERRY SUBDIVISION CASE NUMBER(S): SUBDIVISION (SUB) 97-0003 OWNER(S) ALBERTSON'S, INC. APPLICANT(S): SAME PROJECT LOCATION: 1 [ INTERSECTION OF SW SCHOLLS FERRY ROAD / WALNUT STREET MAP(S) & TAX LOT(S) NO(S). 1 1 WCTM 2S104BB, TAX LOT 00200. PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) [Print Name/AddressAlp aNNliation] Print Name/AddressMp aANNlation) w ? F1 el4c r?-iC Arlriracc• Vos S1n3 Afmtl)(4 AJ?_'.• ArlrlraQQ- City: 6?&)y 61 State: OC Zip: ?' 009 City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: h ApattyVnasterslsig n in ho. mst e ? i./ 0 0 EXHID7 A -EXHIBIT A- - PARTIES OF REOM (Written Public Testimony received at the hearing.) NDOC? EXHIBIT B 'EMBIT B" - TAPED PROCEEDINGS (Verbal recording of hearing including public, staff and Hearings Officer communications.) NOTE: Tapes are located in the Records Vault, Planning Section. EUIBIT C "EXHIBIT C" - WRITTEN 7ESTIMONY • (App-materials and pertinent cooresp.filed with Hearings Officer prior to public hearing.) CITY OF TIGARD Community (Development ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 97-0003 Case Name(s): RUSSELL'S SCHOLLS FERRY SUBDIVISION Name of Owner: Albertson's. Inc. Name of Applicant: Same as Owner Address of Applicant: 250 Park Center Boulevard City: Boise State: Idaho Zip: 83726 Address of Property: Located in the southwest quadrant of the intersection of New SW Scholls Ferry Road and SW Walnut Street. City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 2S104BB, Tax Lot 00200. Request-? The applicant has requested subdivision approval to divide an existing 11.95 acre parcel into four (4) lots and a remainder "Tract A". The lots would range in size from 24,207 to 242,245 square feet. Zone: Community Commercial; CC. The CC Zoning District is to provide locations for convenient shopping facilities that provide for the regular needs of residents of nearby residential neighborhoods. Action: -? ? Approval as requested 0 Approval with conditions ? Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: O Owners of record within the required distance O Affected governmental agencies The affected Citizen Involvement Team Facilitator O The applicant and owner(s) Final Decision: % THE DECISION SHAMBE FINAL ON WEDNESDAY JULY 9,1997 UNLESS AN APPEAL 'lS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M`ON lULY.9,1997. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SUB 97-0003 RUSSELL'S SCHOLLS FERRY SUBDIVISION NOTICE OF FINAL ORDER BY THE HEARING'S OFFICER (COVER SHEET) • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON In the matter of an application by Albertson's Inc. for a ) FINAL ORDER preliminary plan to divide 11.95 acres into four lots and a tract ) SUB 97-0003 for property southeast of SW (new) Scholls Ferry Road and ) (Russell's Scholls southwest of SW Walnut Street in the City of Tigard, Oregon ) Ferry Subdivision) I. SUMMARY A. This final order concerns an application to divide 11.95 acres into 4 lots and a remainder tract. The site is southeast of and adjoins (new) Scholls Ferry Road and southwest of Walnut Street. The proposed preliminary plan creates lots for four commercial uses and a roughly 4-acre open space tract consistent with the City Council's decision in CPA 93-0009, ZON 93-0003, SDR 93-0014 and MLP 93-0019. The preliminary plan is consistent with those decisions with one exception.1 B. Pursuant to the recommended conditions of approval in the cases cited above or this final order, the applicant will dedicate and/or improve public rights of way adjoining the site and will extend public sewer and water service to each lot. Easements are proposed or can be provided so that each lot has access to an abutting public street consistent with the requirements of Washington County. The applicant will collect and treat run-off on the site and discharge it to an existing drainageway in the open space tract. Lots will be developed with structures, parking, maneuvering lanes, landscaping and pedestrian features consistent with the site plan approved in SDR 93-0014. The tract will be left as open space although ownership could be conveyed to the homeowners association in the adjoining subdivision. C. At the public hearing in this matter, city staff recommended approval subject to conditions. The applicant accepted the staff recommendations without objection and an added condition suggested by the hearings officer and waived its right to have the record held open. No one else testified orally or in writing except as noted in the staff report. D. For the reasons provided and referenced in this final order, the hearings officer approves the preliminary plan for the subdivision substantially as proposed, subject to the conditions recommended by city staff with one 'addition described more herein. II. HEARING AND RECORD A. Tigard Land Use Hearings Officer Larry Epstein (the hearings officer) held a duly noticed public hearing on June 9, 1997 to receive and consider public testimony in this matter. The following testimony was offered at the hearing. 1. City planner Mark Roberts summarized the Staff Report to the Hearings Officer dated June 2, 1997 (the Staff Report). 2. Mike Unger testified for the applicant. He accepted the Staff Report, including the recommended conditions of approval without objection or correction. 1 MLP 93-0019 authorizes a minor land partition to separate what is essentially now proposed as Tract A from the land to be divided into lots for commercial uses. The preliminary plan under review in this case essentially supersedes and subsumes the minor land partition approved in the earlier application. The result is substantively the same as it relates to the open space area and the commercial area. Hearings Officer Final Order SUB 97-0003 (Russell's Scholls Ferry Road subdivision Page 1 • • a. The hearings officer suggested adding a condition requiring the applicant to amend the preliminary plan so that access points or associated cross-easements indicated on the final plat are consistent with applicable Washington County standards or variations to those standards approved by the county before the city approves the final plat. The northerly access drive to (new) Scholls Ferry Road is not consistent with county standards and has not been authorized by the county. Therefore, unless the county authorizes access at that point, the final plat could not show an entrance or an easement for such an entrance at that point. Mr. Unger accepted that added condition on behalf of the applicant. b. Mr. Unger waived the applicant's right to have the record held open after the hearing. 3. The hearings officer closed the public record in this case at the conclusion of the public hearing. III. DISCUSSION A. City staff recommended approval of the application based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. The hearings officer agrees generally with those findings, conclusions and conditions; to wit, the application shows that the proposal does or can comply with the applicable standards and criteria for approval of a preliminary plan, and adoption of recommended conditions of approval as amended will ensure, final plans are submitted consistent with those criteria and standards and will prevent, reduce or mitigate potential adverse impacts of the development consistent with the requirements of the City of Tigard Community Development Code ("CDC"). The hearings officer adopts the findings and conclusions in the Staff Report as his own except as otherwise expressly provided herein. B. There are no disputed facts, findings or conclusions in this case. The hearings officer concludes there is an omission in the conditions of approval. As noted above in the testimony, the applicant's preliminary plan shows an access point at a location where it is not permitted by Washington County Road Standards as administered by county staff to date. County staff also have not granted a modification to the road standards to allow the access point. If the plat shows an access or an easement for access purposes to/from Scholls Ferry Road at that location, it would be inconsistent with the law. Therefore the hearings officer finds that an additional condition of approval should be imposed prohibiting the plat from showing an access or an easement for access purposes except as permitted by Washington County pursuant to the road standards or a modification thereto. IV. CONCLUSION The hearings officer concludes that the application complies with the relevant standards and criteria of the CDC based on the findings in this Final Order, provided the application is subject to conditions of approval that ensure the final subdivision plat and subsequent development will comply with applicable CDC standards and criteria. Therefore the application should be approved subject to such conditions. V. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves SUB 97-0003 (Russell's Scholls Ferry Road subdivision) subject to the conditions of approval in the Staff Report, provided condition of approval 7 is hereby added to read as follows: Hearings Officer Final Order SUB 97-0003 (Russell's Scholls Ferry Road subdivision Page 2 • • 7. The applicant shall amend the face of the plat to delete any reference to a driveway on the site to (new) Scholls Ferry Road or an easement for exclusive or common access from the site to (new) Scholls Ferry Road if within 415 feet of the nearest curb line of SW Walnut Street unless Washington County first authorizes such a driveway in writing and the applicant submits that authorization with the final plat. 4 TI?6this 23rd day ootne, 1997 Larry Epste' v City of Ti d =gs Officer Hearings Officer Final Order SUB 97-0003 (Russell's Scholls Ferry Road subdivision Page 3 Agenda Item: 2.2 Hearing Date: June 9,1997 7:00 PM SECTION I: APPLICATION SUMMARY CASES: FILE NAME: RUSSELL'S SCHOLLS FERRY SUBDIVISION Subdivision o SUB 97-0003 PROPOSAL: The applicant has requested subdivision approval to divide an existing 11.95 acre parcel into four (4) lots and a remainder "Tract A". The lots would range in size from 24,207 to.242,245 square feet. APPLICANT: Albertson's Inc. OWNER: Same Attention: Katherine Kirk 250 Park Center Boulevard Boise, ID 83726 COMPREHENSIVE PLAN DESIGNATION: Community Commercial; C-C. ZONING DESIGNATION: Community Commercial; C-C. LOCATION: The southwest quadrant of the intersection of New SW Scholls Ferry Road and SW Walnut Street; WCTM 2S104BB, Tax Lot 00200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.61, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION Staff recommends that the Hearing's'; Officer find that the proposed development will not adversely affect the health, safety, and welfare of the City. Therefore, staff recommends APP:ROVAL,.subject to the following'recommended conditions of approval: STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 1 OF 11 • • 1. Prior to approval of the final plat, all public improvements (street, water, sanitary sewer, storm sewer) shall either be completed and accepted, or financially assured. 2. The final plat shall indicate joint ingress and egress easements needed to serve the four (4) lots. 3. Any necessary easements for public water and sanitary sewer shall be indicated on the face of the final plat. 4. Final Plat Application Submission Requirements: A. Three (3) mylar copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 5. The Water Division reviewed this proposal and stated that plans shall be submitted to the Water Division for review and approval. The plan shall be revised to address the comments listed under SECTION V: OTHER STAFF COMMENTS within this staff report. CONTACT: Mike Miller, Water Division. 6. The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved, and that plans shall be submitted to the Fire Marshall's Office for review and approval. The plan shall be revised to address the comments listed under SECTION VI: AGENCY COMMENTS within this staff report. CONTACT: Gene Birchill, Tualatin Valley Fire District. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 2 OF 11 • • SECTION III: BACKGROUND INFORMATION Site History The property has been the subject of numerous Public Hearings for applications that would redesignate both the Comprehensive Plan and Zoning on the property from R-25/Multiple-Family Residential to C-C/Community Commercial. Accompanying these applications was a request for Site Development Review for a shopping center. On December 13, 1994, the City Council reviewed and approved the application a modified by the Planning Commission. This decision was appealed by Thriftway. The Land Use Board of Appeals (LUBA) remanded the decision back to the City of Tigard on eight (8) assignments of error. On May 14, 1996 the City Council conducted a Public Hearing concerning the remanded decision to approve the Albertson's request, subject to Conditions of Approval. Thiftway again appealed the City Council's decision but later withdrew the appeal. Since the appeal was withdrawn, Albertson's filed for building permits for this site. The building permits are presently pending completion of required compliance with Conditions of Approval. Vicinity Information: The site is adjoined by single-family residences to the east and south. To the northeast is the Cotswald Subdivision that is of similar character and density. A day school is on the west side of New SW Scholls Ferry Road. An apartment development and a large lot single-family residence also exist to the west of the subject property. To the north of the site is a vacant property designated for multiple-family residential use. Site Information and Proposal Description: The subject property is located at the southwest corner of New Scholls Ferry Road and SW Walnut Street. The property is presently vacant. No significant natural features or hazards have been previously noted on this site. The site generally slopes to the west towards SW Scholls Ferry Road. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Dimensional Requirements: Section 18.61 states that the minimum lot area for each site unit in the Community Commercial Zoning District is 7,500 square feet. An average lot width requirement of 50 feet is required in the Community Commercial Zoning District. Each of the four (4) lots and the remainder "Tract A" exceed the 5,000 square foot lot minimum, in compliance with this standard. Each lot also exceeds the 50-foot average width requirement. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 3 OF 11 • • Development Standards: Section 18.61 contains standards for the Community Commercial Zoning District. The Community Commercial Zoning District set forth the following requirements for site development these standards were reviewed during the Site Development Review process: Front setback 20 Feet * Interior sideyard setback 20 Feet * Corner sideyard setback' 0 Feet ** Rear setback 20 Feet Maximum building height 35 Feet The previously approved Site Development Review was reviewed for compliance with the listed setback and height standards. * The Community Commercial (C-C) Zoning District does not require a minimum setback, except where the property adjoins a residential zoning district. ** The previously approved Site Development Review also was reviewed for compliance with the corner sideyard, setback standard. No corner sideyard setback is required except that, the provisions of the Clear Vision Section 18.102 are required to be addressed. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Criterion 1 is addressed within this staff report. This subdivision is consistent with the Comprehensive Plan. The Community Development Code has adopted provisions that are addressed within this report to implement development on Community Commercial sites. Criterion 2 has been addressed because the applicant has provided a plat reservation form for the proposed plat name. For this reason, the Russell's Scholls Ferry Subdivision plat name does not duplicate other plat names, as required by Criterion 2. The proposal addresses Criterion 3 because the adjoining street rights-of-way has been shown on the subdivision plat and generally conform to other approved partitions and subdivisions on adjoining properties. Criterion 4 is not applicable because no common areas have been proposed as part of this subdivision. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 4 OF 11 • • Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has been required to complete street improvements such as curb, gutter, and sidewalk along the property frontages on SW New Scholls Ferry Road and SW Walnut Street through the approved Site Development Review. Should the current approval expire, these requirements would again be reviewed through any subsequent application(s). Minimum Rights-of-Way and Street Widths: Section 18.164.030(E) provides a range for Public Streets to be developed street purposes. This chart provides a range for right-of-way and street widths. The applicant has proposed to build portion of New SW Scholls 'Ferry Road and SW Walnut Street as a part of the Site Development Review approval. No additional right-of-way needs to be dedicated due to street dedication requirements of the previous subdivision reviews in this area. Should the current Site Development Review approval expire, these requirements would again be reviewed through any subsequent application(s). Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The site has frontage on an Arterial Street, New SW Scholls Ferry Road. The site also has frontage on a Major Collector Street, SW Walnut Street. The extension of a street across the site was not recommended through the review of the Site Development Review. A street extension is not recommended in order to restrict access to New SW Scholls Ferry Road which is designated as an Arterial Street. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Provision of a street extension across the site has been precluded because the site has frontage on two (2) streets, New SW Scholls Ferry Road and SW Walnut Street which are designated to accommodate higher traffic volumes. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 5 OF 11 • • Curbs, Curb Cuts, Ramps, and Driveway Approaches: Section 18.164.030(N) requires the following: 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; A. Concrete curbs and driveway approaches are required; except B. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and C. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Through the previously approved Site Development Review, the applicant was required to provide curb, gutter, and sidewalk for the site's street frontages on New SW Scholls Ferry Road and SW Walnut Street in accordance with City standards. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. The subdivision does not propose to extend streets through the site because the property has frontage on an Arterial Street, New SW Scholls Ferry Road and a Major Collector Street SW Walnut Street. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non-residential blocks in which internal public circulation provides equivalent access. Criterion 2 applies to this site because the site has direct frontage on an Arterial Street, New SW Scholls Ferry Road and a Major Collector Street, SW Walnut Street. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian and/or bikeways shall be provided through the block. The shopping center approval provides a pedestrian pathway through the site. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 6 OF 11 • • Lots - Size and Shape: Section 18.164.060(A)(1)(a-c) prohibits lots from being dimensioned to contain a portion of the public right-of-way. The depth of lots from exceeding more than 2.5 times the average lot width. An exception to this rule is where the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Depth and width for commercial and industrial purposes shall also be adequate to provide off-street parking and service facilities for the type of use proposed. The subdivision, as designed, complies with these standards. The parcels have not been dimensioned to include the right-of-way. Each of the four (4) lots and the "Tract A" areas are in excess of 1.5 times the 5,000 square foot minimum lot size of the Community Commercial Zoning District. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The minimum frontage width standard is met for each of the four (4) lots and the proposed remainder "Tract A" area. Each lot would have a minimum of 66 feet on one (1) or more of the following streets: Southwest Walnut Street, New SW Scholls Ferry Road or SW Northview Street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. Sidewalks were required to be provided through the review of the Site Development Review for this property. Should that approval expire, this standard would again be reviewed with any subsequent Site Development Review applications. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. The provisions of Sanitary Sewer facilities were also reviewed through the Site Development Review. Sufficient capacity was found to be available to meet the additional demand that will be created by the development of the approved shopping center for this site. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The provision of Sanitary Sewer facilities were also reviewed through the Site Development Review. Sufficient capacity was found to be available to meet the additional demand that will be created by the development of the approved shopping center for this site. Through the development of the approved shopping center, or any other future approved development on this site, the applicant will be required to demonstrate that down stream facilities have sufficient capacity to handle the increase in storm water runoff that is created by this development. PUBLIC FACILITY CONCERNS: Sections' 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) and 18.164.120 (Overhead Utilities) are required to be addressed through the development review process. Water Quality Treatment, Erosion Control and Water Service issues have also been reviewed below: STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 7 OF 11 • • STREETS: This site lies adjacent to SW Scholls Ferry Road (arterial), SW Walnut Street (major collector) and SW Northview Street (local residential). Street improvements are required as a part of development of this site, as approved by SDR 93-0014. The applicant is in the process of obtaining the necessary permits to complete the required public improvements. No additional right-of-way dedications are necessary or required. Prior to approval of the final plat, the public improvements shall either be installed or assured. There are several driveways that will serve this development, all of which will be jointly used by all four lots. The final plat will need to indicate that the driveways will be covered by joint ingress and egress easements. WATER: There are public water lines in New SW Scholls Ferry Road, SW Walnut Street and SW Northview Street. The applicant is in the process of obtaining the necessary permit to install necessary domestic and fire suppression water services for this site, as required by SDR 93-0014. Prior to approval of the final plat, the public water line improvements shall either be completed or assured. Any necessary public water line easements across this site shall be indicated on the face of the final plat. SANITARY SEWER: As required by SDR 93-0014, the applicant is in the process of obtaining the necessary permits from the City of Beaverton, Washington County and the City of Tigard for the proposed public sanitary sewer system and off-site connection. Prior to approval of the final plat, the public sanitary sewer line improvements shall either be completed or assured. Any necessary public sanitary sewer easements across this site shall be indicated on the face of the final plat. STORM DRAINAGE: The applicant is in the process of obtaining the necessary permits needed to install storm drainage improvements (public and private) for development of this site according to SDR 93-0014. Prior to approval of the final plat, the public storm drainage improvements shall either be completed or assured. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The applicant is in the process of obtaining the necessary permit from the City to install the required on-site water quality facility. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 8 OF 11 SECTION V: OTHER STAFF COMMENTS The Water Division reviewed this proposal and have offered the following comments: The Water Division is in need of complete plans to perform an engineering review. The developer is responsible to relocate and adjust existing fire hydrants and water mains as necessary to accommodate any improvements that impact said water facilities located along New SW Scholls Ferry Road, SW Walnut Street, and SW Northview Drive. Other affected departments have reviewed this application and have offered no additional comments or objections. SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and stated that the plan was not approved, and that plans shall be submitted to the Fire Marshall's Office for review and approval that address the following comments: 1. Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one 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 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)). 2. 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 inch wide by six inches high. (UFC Sec. 901.4.5.2). 3. 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). 4. No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire apparatus access roadway. (UFC Sec. 903.4.2.1). 5. A Fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5). FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1). STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 9 OF 11 6. Fire department connections shall not be located on the building that is being protected. (UFC Sec. 903.4.2.5). 7. Fire hydrants are not well located on subdivision plans. The fire district will work with Mike Miller of the Water Division to determine the best and final location for hydrants and Fire District access. The Washington County Department of Land Use and Transportation reviewed this request and had the following comments: 1. Access to New SW Scholls Ferry Road from this site was determined as a part of the Albertson's development on the site (see City file numbers CPA 93-0009, ZON 93- 0003, SDR 93-0014, and MLP 93-0019. The conditions for access to Scholl's Ferry Road continue to apply to this request. I have attached the County's correspondence associated with this request for your convenience. 2. The minimum access spacing standard for New SW Scholls Ferry Road is 100 feet, measured between access points on each side of the road as required by Resolution and Order 86-95 and Section 501-8.5B of the Community Development Code. Access to New SW Scholls Ferry Road from this site was determined as a part of the Albertson's development on the site. The eastern access point shown on the proposed plan is not permitted. Access to New SW Scholls Ferry Road shall be a minimum of 415 feet east of the nearest curb line to SW Walnut Street. Note although the proposed subdivision plat indicates three driveways to New SW Scholls Ferry Road, the previous access restrictions that were applied to this property during the Site Development Review continue to apply. Approval of this subdivision does not grant the applicant access to New SW Scholls Ferry Road at the access points shown on the proposed subdivision plat. A Washington County Facility Permit is required to be obtained for any future access to New SW Scholls Ferry Road. The Bonneville Power Administration Department of Energy had the opportunity to review this application and has offered the following comments: Bonneville Power Administration (BPA) has no objection to this proposed subdivision, as long as our transmission line facilities will not be adversely affected. Note that BPA imposes certain restrictions and/or prohibitions on the use of property encumbered by our transmission line rights-of-way. Applications must be submitted to BPA for any use proposed within the rights-of-way. You may call Renee Ferrera, Manager of Real Estate Field Services at 1-800-836-6619, toll free, or directly at (503) 230-3252 for information on this application process. STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 10 OF 11 Other affected agencies have reviewed this application and have offered no further comments or objections. &112J 7Y? PREPARED BY: Mark Roberts Associate Planner, AICP ?. 9 APPROVED BY: Richard Bew6rvorff Planning Manager I:\CURPLN\SUB97-03. DOC June 2. 1997 DATE June 2. 1997 DATE STAFF REPORT TO THE HEARING'S OFFICER SUB 97-0003 - RUSSELL'S SCHOLLS FERRY SUBDIVISION PAGE 11 OF 11 SUBDIVISION PLAT APPLICATION LOr 63, CASTLE II L LOCATED [N T1E NW 114 CF TIE NW 0/4 (ECIION 4 TOKM P ! 90(Mt "K1E I N£Sr OF AE WA( N VIE CTTI' OF TKWM WAg M rCN COLKY, O/E00H DECEHIM I: Wd Rrl ncrr 1.03 I W. "'OY! ANNU( RIANRIOA on 07000 E3011 f7f oN AC I: Mae Or nlflAlA UAW NAMnr3 APP11CAN r A N A1110.1 R.c 130 'Aft CFN44 ROIA(YARQ (NO) Lf•f7f) CONIACA NAOORNO 4011 0"! 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U' • • Subdivision Application for the Albertson's Site A Proposal Submitted to the City of Tigard Prepared for Albertson's Inc. 250 Park Center Blvd. Box 20 Boise, Idaho 83726 Prepared by W&H Pacific 8405 SW Nunbus Avenue Beaverton, Oregon 97008-7120 March 10, 1997 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • Table of Contents Page # I. PROPOSAL SUMMARY II. APPLICATION REQUEST .............................................. 2 III. SITE DESCRIPTION ..................................................2 IV. CONFORMANCE WITH APPLICABLE CITY OF TIGARD CRITERIA FOR A SUBDIVISION .................................................3 V. CONCLUSION .......................................................4 EXITS A. Preliminary Plat B. SDR 93-0014, CPA 93-0009, and ZON 93-0013 Final Order C. Pre-Application Conference Notes D. Neighborhood Meeting Summary and Materials E. Title Report ATTACHMENTS A. Property Owners and Addresses Within 250 Feet of the Site B. Application Form PLANS 1. Cover Sheet 2. Plat Dimension Plan 3. Overall Utility Plan 4. Overall Grading Plan • • Albertson's Subdivision March 1997 L PROPOSAL SUMMARY INFORMATION Applicant: Albertson's Inc. 250 Park Center Blvd. Box 20 Boise, Idaho 83726 Preparer for Applicant: Mike Unger, AICP W&H Pacific, Inc. 8405 SW Nimbus Ave Beaverton, Oregon 97008 (503) 626-0455 Property Owner: Albertson's Inc. 250 Park Center Blvd. Box 20 Boise, Idaho 83726 Request: Five lot subdivision Location: Southwest quadrant of the intersection of Scholls Ferry Road and Walnut Street Legal Description: T2S-R1- 4BB-200 Zoning: Community Commercial and R-12 (PD) W&H Pacific, Inc. 1 1. PROJEM1191030419PDATAISURAPP Albertson's Subdivision March 1997 1 1 F H. APPLICATION REQUEST Albertsons Inc. is requesting preliminary plat approval to subdivide an 11.95 acre parcel. As proposed, four parcels and a remainder parcel will be created. The subject parcel is located at the southwest corner of New Scholls Ferry Road and SW Walnut. ?j L_ The four proposed parcels are zoned Community Commercial; the remainder parcel is zoned R-12 (PD). On May 14, 1996, the Tigard City Council approved a zone change and comprehensive plan amendment to re-designate eight acres of the subject parcel Comm nity Co cial from Medium' Density Residential. The City Council granted Site Developm nt ew to allow construction of a 40,000 stand-alone tenant pad and three er tenant pads 1,200, 2,400, and 5,950 square one enant pads were also approved. feet adjoining the anchor pad. Two 4 square foot stan The proposed subdivision wi amend any of th nditions oLapproval. Exhibit B contains a copy of the final order (SD 3-0014, CPA 93-f%_09 and ZON 93-0013). A pre-application conference was held on October 29, 1996. The prepare-application notes are attache Exhibit C. A nei-ahborhood meeting was held December 4, 1996 at Tigard City Hall. /Eight persons at nded the meeting. A summary o comments received is attached as Exhibit D. This application provides a narrative response, to the applicable City, of standards and criteria for a subdivision. This application and supporting documentation demonstrates that the-proposed subdivision complies with all applicable City of Tigard standards and criteria .DIe-? requested as a part of the subdivision. M. SITE DESCRIPTION "N,7? The subject parcel is located at the southwest corner of New Scholls Ferry Road and SW Walnut. The eastern property boundary fronts on SW Northview. Land uses in the su oundin area include sin family residential development in the Castle Hill Subdivision to t e east south. To the northeast ' the Cotswald Subdivision which is of similar character and dermi ere is an A quarry is locateCsouthwest o?the site, across Scholls Ferry Road. ' ` e subject parce vacant. It slopes to the west away from the Castle Hill Subdivision. No natural hazards have been identified on the site. W&.HPacific, Inc. 2 I.•PPROJEM1910304%PDATAMB.APP Albertson's Subdivision March 1997 ' IV. CONFORMANCE WITH APPLICABLE CITY OF TIGARD CRITERIA FOR A SUBDIVISION ' The City of Tigard Community Development Code (Code) Section 18.160 establishes provisions to subdivide land. Preliminary plat approval is based on the following (Section 18.160.060): ' 1. The proposed preliminary plat complies with the City's Comprehensive Plan, the applicable zoning ordinance, and other applicable ordinances and regulations. ' Response: The proposed subdivision is consistent with all applicable plans policies, and regulations. City staff identified relevant code requirements at the pre-application ' conference (see Exhibit C: Pre-Application Conference Notes). The following is an analysis of relevant provisions: ?Imnsio lan Sat ndards ction 18.01.050) The proposed parcels comply with the standards of the Community Commercial ' District. The following is a summary of relevant dimensional requirements: Minimum lot area: 5,000 square feet ' Minimum lot width: 50 feet Minimum lot frontage: 25 feet. ' All of the proposed parcels comply with the standards. t Street and Utility Improvement Standards (Section 18.164) Specific street and utility improvements were identified through the previous Site Development Review process (SDR 93-0014). The final order is included as Exhibit B. The proposed subdivision is consistent with the adopted conditions of approval. Additional right-of-way for New Scholls Ferry Road (37 foot half width) has already ' been dedicated. The other conditions of approval will be implemented as a part of site development. ' 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS 92[090(1)]. Response: The proposed plat name is not duplicative and satisfies the provisions of ORS 92[090(1)]. 3. The streets and roads are laid out so as to conform to the plats of subdivisions already approved in the area. W&H Pacific, Inc. 3 1. TROJECTI119103041MATAISUB.APP 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • Albertson's Subdivision March 1997 No new streets are proposed as a part of this subdivision. The existing street system adequately serves the area. Therefore, the criterion is met. 4. An explanation has been provided for all common improvements Response: Proposed public facility improvements are shown on the attached plans. Specific improvements are outlined in the conditions of site review approval (SDR 93-0014). V. CONCLUSION The proposed subdivision is consistent with all relevant goals, policies, and ordinances. All public improvements will be completed as a part of site development. W&H Pacific, Inc. 4 1.- PRCUEC71119103041 UPDATAISUB.APP 1 • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EXHIBIT A Preliminary Plat • EXHIBIT B SDR 93-0014, CPA 93-0009, and ZON 93-0013 Final Order 1 E 1 CITY OF TIGARD _..,..... _ Washington County, Oregon NOTICE OF FINAL ORDER q BY THE CITY CnIl VeTT Mse Number(s): COMPREHENSIVE PLAN AMENDMENT (CPA) 9 '?^^0920NE CHAN ,F (70N) 93-0003/SITE DEVELOPMENT Name(s): ALBERTSON'S INC /DUNCOMBE L UBA REMAND (MLP)M13 Name of Owner. Margery Christ I'llme of Applicant: Albertson's Inc /Duncombe dress of Applicant 17001 NE San Rafael City: Portland State' - Address of Pro ?Il Zip: 97230 Perty:.5tdheast and Northeast quadrants of the intersection of SW Scch t Ferry Road and SW Walnut Street. City: Tigard State: Qgtg.4II Zip: 97223 IL Map 8 Lot No(s).:WCTM 2S1 48B. Tax Lots 100 and 200 A request to consider an Oregon Land Use Board of Appeal. '(LUBA) remand for the' following development approvals: Com heow, a P?n_and.Zone_C Me appmval tQ m:d e a roximate ei ht acres of a p g 11.95 acre r?cel from Medium-F1 ns' Residential to Community Commercial on T Lot ' and to re-designate an approximately 6.93 acre parcel from Neiahbofiood Commercial to Medium ?ilgh De1&s1ty Residential on Tax Lot 100.. The Zone Changes accompanying the above plan changes include a change from R-12 (PD) (Residential, 12 units per acre, Planned ' Development) and R-25 (PD) (Residential, 25 units per acre, Planned Development)-to C-C (Community Commercial) and from C-N (Neighborhood Commercial) to R-25 (Residential, 25 units per acre); 21 ,Site-Devel to allow the construcfion of a 40,000 square foot stand-alone tenant pad and three smaller tenant pads of 1,200, 2,40 0 and 5,950 square ee a Joining anchor pad The applicant also proposes two 4,000 square foot stand-alone tenant pads, and 3. Minor Land Partition approval to divide the. 11.95 acre parcel into two parcels of approximately eight acres and 3.95 acres each. ? October ZO 1995 LUBA remand required City Council to receive and make additional findings on the `o wing issues: 1. Transportation Tigard Comprehensive Plan Policy (TCP) 8.1.3 (f)-(h) and 8.4.1 Z Air/Water Quality: LCDC Goal 6 3.' Air Quality Impact TCP Policy 4.1.1 3. Water Quality Compliance: TCP Policy 4.2.1 i. Commercial Compatibility: TCP Policy 5.4 i. 1 Buffering: TCP Poricy 6.6.1 ' Storm Drainage Facilities Feasibility: TCP Policy 7.1.2 1. Design Criteria: Community Development Code 18.61.055 '0 CF OF FlNAL ORDER BY THE CfTY COUNCIL CITY.OF TIOARD Zone: The existing Neighborhood Commercial zone permits a range of convenience goods and services' Which are purchased at least weekly. Typical uses would include convenience sales and personal services, children's day pre, financial, insurance and real estate services, food and beverage retail sales, etc. Neighborhood Commercial centers have a 5,000 square foot lot minimum. The proposed Community Commercial zone . _ - - -- _ _......._.. :.. ?:._... ?Y permits a range ?of convenience goods and services.. which'an 'iesigned to serve the rtyegular needs of residents of nearby -residential -:- neighborhoods Community Commercial centers pically -range in size from a -minimum of two acres to eight 4. ' acres. In terms of building square footage, these centers range from - feet 30,000 to 100.000 square ' The existing R-25 (PD) zone permits 'a range of single-family' ingle-fami attached low Y . and medium rise, multiple-family' residential units, for medium-high residential development The R-25 zone permits residential densities up to 25 units per acre. The Planned Development zoning district overlay is designed to encourage properties to be developed as a single unit in terms of design, access, etc. APPLI CABLE REVIEW CRrrERIA: Statewide Planning Goal 6; 'Comprehensive Plan Poricies 1.1.1, 1.1.2, 4.1.1, IV1, 5.4, 6.6.1, 7.12 and 8.1.3 (f)-(h) and 8.4.1; . Community Development Code Chi pters 18.221832 and 18.61.055. ? Approval as requested Jd Approval with conditions ? Denial trce: Notice was published in the newspaper. posted at'City Hall and mailed to ® Owners of record within the - required distance.. ®Affected governmental agencies ® The affected Citizen involvement Team Facilitator. ®The applicant and owner(s) al DecL4im:% rE DECISION WAS SIGNED ON,6/1•1 1996 AND BECOMES EFFECTIVE ON ?? j? ; 1996 J. 77- The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard ' Planning Department. TJgard City Han, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City Recorder at (503) 639-4171. •c yr rnru1L VRLCM 0 T ?nt la 1 T GUUNUL CPA 93.000WZON o't.mnimnno o-%s,n,4nAt o no_nnio '- CITY OF TIGARD, OREGON ORDNANCE NO. 96- Q 0 AN ORDINANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A COMPREHENSIVE PLAN MAP AMENDMENT AND ZONING MAP AMENDMENT ' REQUESTED BY ALBERTSON'S INCORPORATED (CPA 93-0009 AND ZON 93-0003). WHEREAS, the applicant has requested a Comprehensive Plan Map Amendment from Medium- High Density Residential to redesignate approximately 8 acres of a 11.95 acre parcel from Medium-High Density Residential to Community Commercial and a Comprehensive Plan ' approval to redesignate a 6.93 acre parcel from Neighborhood Commercial to Medium-High Density Residential. The Applicant's requests also include -accompanying Zone ,,Changes which propose to redesignate the property from R-12 (PD) and R-25(PD) (Residential, 12/25 units per ' acre, Planned Development) to C-C (Community Commercial) and C-N (Neighborhood- Commercial) to R-25 Residential, 25 units per acre). NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: The proposal is consistent with all relevant criteria based upon the facts, findings and conclusions, noted in the attached final order, additional findings and vicinity maps identified as Exhibits A, B, C. D-1, D-2, and D-3 (Albertson's, Inc. Remand Statement with ' attachments). Exhibit A is the facts, findings and conclusions pertaining to the remand decision, and where conflicting shall take precedence over Exhibits B and C (the facts, findings and conclusions pertaining to the prior approval dated December 27, 1994). ' SECTION 2: This ordinance shall be effective 30 days after its passage by the Council, siQnature by the Mayor, and posting by the City Recorder. PASSED: By Ll nan*i (Ym ous vote of all Council members present after being read ' by number and title only, this )14t'?iday of ` fYl .1996. ' Catherine Wheatley, City Recorder ORDINANCE NO. 96 -OD ' Page 1 APPROVED: By Tigard City Council this_L?_ day of Jame icoli, Mayor 1 Approved as to form: NX C) 6 AX" -It 1 City Attomey 41&)- 1-7 (99?7 ' Date i 1 1 1 1 . 1 1 ORDNANCE N0.96 - ? Page 2 .n 1996. 1 EXHIBIT "A" 1 CITY OF TIGARD CITY COUNCIL FINAL ORDER ' A FILIAL ORDER INCLUDING FINDINGS AND CONCLUSIONS WITH REGARD TO A REMAND OF AN APPLICATION FOR A COMPREHENSIVE PLAN A.MENDMENT, ZONE CHANGE, SITE DEVELOPMENT REVIEW AND MINOR LAND PARTITION 1 APPLICATIONS REQUESTED BY ALBERTSON'S, INC. The Tigard City'Council reviewed the application below at a public hearing on April 23, 1996. The City Council approves the request. The Council has based its decision on the facts, findings and conclusions noted below. A. FACTS: ' 1. General Information 1 Comprehensive Plan Amendment CPA 93-0009 Zone Change ZON 93-0003 Site Development Review SDR 93-0014 ' Minor Land Partition MLP 93-0013 A request for the following development approvals: (1) Comprehensive Plan and Zone Change to redesignate eight acres of a 11.95 acre parcel from Medium-High Density Residential to Community Commercial on Tax Lot 200 and to redesignate a 6.93 acre parcel from Neighborhood Commercial to Medium- High Density Residential on Tax Lot 100. Proposed zone changes accompanying the above plan changes includes request for a zone change from R-12 (PD) and R-25 (PD) (Residential, 25 units/acre, Planned Development) to C-C (Community Commercial) and C-N (Neighborhood Commercial) to R-25 (Residential, 25 units/acre); (2) Site Development Review approval to allow the construction of a 40,000 square foot AIbertson's Grocery Store and three smaller tenant pads of 5,950; 2,400 and I,?..00 square feet. The applicant has also proposed two 4,000 square foot retail pads. (3) Minor Land Partition approval to divide an 11.95 acre parcel into two parcels of approximately eight acres and 3.95 acres each. Applicant: Alberison's, Inc. (Don Duncombe) 17001 NE San Rafael Portland. OR 97230 FINAL REMAND ORDER - CPA 93-09;ZON 93-03iSDR 93-14 - ALBERTSON'S - 1 1 • ' Agent: John W.-Shonkwiler, P.C. Attorney at Law ' 13425 SW 72nd Ave. i d 22 O gar , T R 97 3 Owner: Margery Christ, et al. Route 1, Box 792 Beaverton, OR 97007 Location: • .Southeast and northeast quadrants of the intersection of SW Scholls Ferry Road and SW Walnut Street. (WCTM 2S 1, 4BB, Tax Lots 100 and 200). Applicable Review Criteria: ' (1) Generally: Statewide Planning Goals 1, 2, 6, 9, 10, 11, 13 and 14; Comprehensive Plan Policies 1.1.1, 1.1.2, 4.1.1, 4.2.1, 6.1.1, 6.4.1, 6.6.1, 7.1.2, 7.2.1, 7.4.4, 7.5.2, 7.6.1, 8.1.1, 8.1.3, 8.2.2, 8.4.1, 9.1.3, 12.1.1, 12.2, and 12.2.1 and 12.2.4; and Community Development Code. Chapters 18.22, 18.32, 18.56, 18.60, 18.61, 18.98, ' 18.100, 18.102, 18.108, 18.114, 13.120, 18.130, 18.162, and 18.164. (2) On Remand: Statewide Planning. Goal 6; Comprehensive Plan Policies 4.1.1, 4.2.1, ' 5.4, 6.6.1, 7.1.2, 8.1.3 (f)-(h), 8.4.1; and Community Development Code Chapter 18.61.055. ' 2. Backer ound Information ` ' An area that included the subject property was annexed to City of Tigard on June 12, 1983. In August 1983, the City approved a variety of plan and zone designations for the area, including Medium-High Density Residential (R-20, now R-25 zone), Medium ' Density Residential (R-12 zone), and Neighborhood Commercial (C-N zone). The City subsequently approved the relocation of the C-N designation in a number of ' locations in the vicinity between 1983 and 1986 (Case files CPA 18-83/AC 14-83, CPA 4-85/ZC 4-85, CPA 1-86/ZC 3-86). The current C-N designation is located on Tax Lot 100. In CPA 1-86 and ZC 3-86 the City Council ordered that the configuration of the C- N designation would be modified to conform to the final alignment of Murray Boulevard. Subsequently, Walnut Street was constructed as part of the projected Murray Boulevard ' alignment, thereby finalizing Tax Lot 100. The City Council confirms that the configuration of the former C-N desi-Qnation on Tax Lot 100 is now 6.93 acres to conform with the final alignment affecting that parcel. A summary of past City actions pertaining ' to the commitments to the size and location of the N-C designation is presented in the staff report for an earlier Comprehensive Plan Amendment proposed by Albertson's for this property (Case CPA 91-0003/ZCA 91-0006). 1 FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 2 A number of single family and multi-family residential developments have been proposed for all or a portion of the subject property between 1986 and 1990 (Case Files SDR 4-86, S 87-04N 87-04, S 87-07,SUB 90-04/ZON 90-04/ VAR 90-08). Development has recently occurred following the approval of Castle Hill Subdivision. ' In 1.991, Albertson's applied for a Comprehensive Plan Amendment and Zone Change (CPA 91-0003/ZCA 91-0006) to establish an 8 acre Commercial General (C-G) site on ' Tax Lot 200. The request also involved the redesignation of the existing C-N site on Tax Lot 100 to Medium-High Residential (R-25). A final decision by the City Council was stayed at the request of the applicant. Following this application, the City considered including a new Community Commercial ' zoning designation as part of the Comprehensive Plan and Community Development Code. After lengthy review, the City adopted the Community Commercial: designation in December 1992. ' On November 15, 1993 the Planning Commission recommended that the City Council ty approve the application with the inclusion of conditions for an automobile access ' driveway to SW Northview Drive, a pedestrian staircase to SW Northview Drive, conceptual building design details which are consistent with the grocery store design, the ' Planning Commission also recommended that an access plan for the 3.95 acre parcel south of the site and an improved interior parking lot pedestrian pathway system. ' On January 25, 1994 the City Council remanded the application back to the Planning Commission due to concerns related to property owner notification, the findings within the staff report and the appropriateness of proposed development within the Community t Commercial Zoning District. Subsequently, the applicant made the following revisions to the proposal as a result of ' concerns raised at neighborhood meetings and issues raised by the City Council at the January 25, 1994 Public Hearing: ' (1) The proposed commercial uses on the pads opposite to the Albertson's pad have been modified. The gas station and Shari's uses have been eliminated as prospective tenants. The pads are shoe;n as 4, 000 square foot retail sites. (2) A new brick wall has been proposed along portions of the proposed 8 acre parcel's property frontage on SW Northview Drive. ' (3) The staircase entrance from SW Northview Drive has been modified to include a series of 90 decree turns to obscure the staircase entrance. (4) The applicant has agreed not to develop the site with tenants which would have 24- hour commercial operations due to potential impacts to adjoining residential areas. (5) The applicant revised the site plan to provide a separate staircase from SW Northview Drive to the grocery store building and separated pedestrian pathways for internal ' circulation between all buildines and through the center of the parking area. FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 3 U-, • • t (6) The site has been posted with a sign showing the proposed site development plan for the shopping center. (7) The applicant has also discussed transferring ownership of the multi-family area south ' of the Albertson's site to the Castle Hill Neighborhood Association. (8) The applicant has provided a history of the application, a synopsis of the changes ' which have been made to the plan, a security lighting plan, a noise study; and conceptual plans for Albertson's store, the site plan, the wall proposed along SW Northview Drive. ' On November 7, 1994 the Planning Commission recommended that the City Council approved the application without the inclusion of conditions for an automobile access driveway to SW Northview Drive. A portion of the Commission felt that the Council should consider provision of a one-way driveway which allows ingress but not egress onto SW Northview Drive. Commission felt that the improved interior parking lot ' pedestrian pathway system was sufficient as proposed. The City Council reviewed the application, as modified, on December h13, 1994 and ' approved the application, with conditions, on December 27, 1994. An appeal of the City Council's decision was subsequently filed with the Land Use Board of Appeals (LUBA). On October 20, 1995, LUBA filed a Final Opinion and Order (Order) remanding the ' decision to the Citv. The LUBA remand sustained eight assignments or sub-assignments of error relating to the following: ' 1. Transportation: Tigard Comprehensive Plan (TCP) Policy 8.13 (1)-(h) and 8.4.1. LUBA Opinion at 14. ' 2. Air/Water Quality: LCDC Goal 6. LUBA Opinion at 14-16. ` ' I Air Quality Impacts: TCP Policy 4.1.1. LUBA Opinion at 16-17 4. Water Quality Compliance: TCP Policy 4.2.1. LUBA Opinion at 17. ' 5. Commercial Compatibility: TCP Policy 5.4. LUBA Opinion at 20-22. ' 6. Buffering: TCP Policy 6.6.1. LUBA Opinion at 24-28. 7. Storm Drainage Facilities Feasibilitv: TCP Policy 7.1.2. LUBA Opinion at 28-29. 8. Design Criteria: CDC 18.61.055. LUBA Opinion at 31-33. ' 3. Vicinity Information ' Single family residential development in the Castle Hill Subdivision lies to the east and south. To the northeast is the Cotswald Subdivision which is of a similar character and density. A day school is on the west side of SW Scholls Ferry Road. A few large lot ' single family residences also exist to the north, south and west of the subject area. A 1 FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 4 ' quarry operated- by Morris Brothers Inc. is located to the southwest, across SW Scholls Ferry Road. ' R-25(PD) zoning surrounds the parcel currently designated C-N. The area south of the proposed C-C designation is zoned R-12 (PD) and R-25(PD). The area across SW t Scholls Ferry Road from this area is zoned by the City of Beaverton as R-2 (multi-family, 2,000 square feet lot area/unit). The average allowable density within a 1/2 mile radius of the site is approximately 15 units per acre. Other commercial sites within the oeneral d vicinity of the proposal include: Murray Hill Shopping Center located approximately 3/4 mile north on Murray Boulevard; Greenway ' Town Center Shopping Center located approximately 1 %+ mile east on Scholls Ferry Road; Washington Square located approximately 2% miles east; several commercial ' centers along Pacific Highway, including the Tigard Central Business District, located approximately two or more miles to the southeast .h ' 4. Site Information There are two properties involved in this application. Tax Lot 100 is 6.93 acres in size, ' zoned C-N, and located on the northeast quarter of SW Scholls Ferry Road and Walnut Street. This parcel is a vacant, grassy field with a relatively moderate grade. ' Tax Lot 200 is 11.95 acres in size, zoned R-12 (PD) and R-25(PD), and located on the southeast quarter of SW Scholls Road and Walnut Street. This property is also vacant, a ' grassy field, but it slopes significantly downward away from the Castle Hill Subdivision to Scholls Ferry Road. 5. Proposal Description The applicant has submitted a packet of materials which relate to the issues remanded by ' LUBA. The materials include studies related to transportation/traffic, and engineering analvsis/designs for treatment and compliance with regulations for "discharges" associated with the proposed development. ' The application includes the folloviin? a four separate components: a. CPA 93-0009/ZCA 93-0003 ' A proposed change of the C-N designation on Tax Lot 100 to R-25, and change the R-12 (PD) and R-25(PD) designation for 8 acres of Tax Lot 200 to C-C, leaving the remaining land use designations on the property as they are (see Applicant's Statement, Exhibit XLIII). This change is proposed to be consistent with the requirements associated with the City's C-C designation and the obligations of the City to maintain an adequate inventory of multi-family residential plan. ~ 1 FINAL REMAND ORDER - CPA 93-091ZON 93-03'SDR 93-14 - ALBERTSON'S - 5 b. SDR 933-0014 ' The applicant proposes to develop a shopping center with a total of 57,550 square feet of floor space. This space includes a 40,000 square foot grocery store, 9,550 square feet of t additional commercial space adjacent to the grocery store and two separate pad sites totaling 8,000 square feet (see Applicant's Statement, Exhibit XLIII). The applicant has provided preliminary site, grading, utility, and landscaping. plans. Conceptual building ' elevations providing detail of proposed design features for the Albertson's and a model for future structures have also been provided. ' A 40,000 square foot Albertson's Grocery Store and 9,550 square of commercial space are proposed for the southern portion of the site. A truck access and loading area is ' proposed along the south side of the building. The southern and eastern portions of the site are proposed to be graded extensively and the south side of the main building would have a floor elevation that ranges from 8 to 24 feet below the existing grade:' ' A freestanding tenant pad site is proposed towards the southeast quarter of SW Scholls Ferry Road and SW Walnut Street, a second freestanding pad is intended for the ' southwest comer of SW Walnut Street and SW Northview Drive. The applicant has revised the application to indicate both pads are intended to be developed with retail uses. ' The applicant has withdrawn a conditional use permit portion of this application. The applicant has not submitted development plans for approval on any of the residential ' areas on the subject properties. Conceptual development plans for the residential area has been previously entered into the record. ' In addition to the specific uses shown on a site plan and referred to in the Applicant's statement, approval of other uses is requested. This is because all tenants of the center have not been committed. It is also expected that tenants will change over time. The ' additional uses which may be located at the site and are permitted in the C-C zone for which the applicant requests approval are: ' Animal sales and services; Consumer repair services; ' Convenience sales and personal services; Children's day care; Eating and drinking facilities; General retail sales (less than 10,000 square feet); General offices (medical, dental, financial, insurance, real estate, professional and administrative services); and ' Indoor participant sports and recreation. Three drivewa}'s are proposed on SW Scholls Ferry Road and one driveway is shown on ' SW Walnut Street. Internal sidewalks are shown immediately adjacent to the commercial ' FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 6 • :• ' buildings. Sidewalks link the two pad sites with the public sidewalks on the perimeter of the project, a sidewalk and staircase connections are proposed between the grocery store ' and SW Northview Drive, and sidewalks are permitted through the parking area to the main building. c. MLP 93-0013 ' The applicant wishes to create a separate 8 acre parcel for the shopping center. The other 3.95 acre parcel is to retain its existing designation for future residential development. ' 6.- eencv and Neighborhood Comments ' The applicable agency and neighborhood comments have been received and included in the record for consideration. a ' 7. Remand Hearina. The remand hearing on the application was limited to the assignments and sub- assignments of error sustained and requiring remand by LUBA's Order. This limitation was included in the public notice for the remand hearing. ' B. FINDINGS: 1. Transportation: Tigard Comprehensive Plan (TCP) Policy 8.13 (f)-(h) and 8.4.1. ' LUBA Opinion at 14. TCP Policy 8.13 (0 provides that "The City shall require as a precondition to development approval that: Transit stops, bus turnout lanes and shelters be provided when the proposed use (is) of a type which generates transit ridership." The subject property and the intersection of SW Scholls Ferry Road and Walnut Street are not currently served by transit ridership. Nor is the site in close enough proximately to be served by transit ridership. The property is approximately 1/2 mile from the nearest Tri-Met route. The policy phrase "the proposed use of a type which generates transit ridership" is interpreted to mean that it is a use which transit ridership facilities, such as Tri-Met bus routes, are already available to serve the site, and thereby necessitating the need for on-site improvements, such as transit stops, bus turnout lanes, etc. Therefore, TCP Policy 8. 1.3 (f) does not require the Albertson's application to provide transit stops, bus turnout lanes, or bus shelters associated with the site because transit ridership facilities are not currently available, nor expected in the reasonably near future, to serve this site. The Applicant's statement, traffic study (Kittleson Report dated February 16, 1996) and Tri-vlet's evaluation letter supports these determinations. This policy is satisfied. FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 7 ' However, SW_ Scholls Ferry Road and Walnut Street are logical routes for future expansion as the demand for bus services increases. The Albertson's application includes provision for future placement of bus turnout lanes, bus stop and/or shelter near the "mini-park" ' at the intersection of Scholls Ferry Road and Walnut Street. A traffic study, conducted by Kittleson & Associates, Inc.; transportation planners and traffic engineers, determined that the ' future provision of these transit requirements are "feasible" due to the adequacy of the site development plan. Although not currently required by the policy, the applicant has agreed to condition approval upon providing the area near the "mini-park" to accommodate such transit stop, bus turnout lanes and shelters as required for future needs. Any potential application of the policy is satisfied. ' TCP Policy 3.13 (g) provides "The City shall require as a precondition to development approval that: Parking spaces be set aside and marked for cars operated by disabled persons and that the spaces be located as close as possible to the entrance designed for disabled persons." The proposed development provides handicapped parking spaces in compliance with the ' Americans with Disabilities Act (ADA) requirements, and these parking spaces are located in close proximity to the access points for the proposed grocery store, attached shop spaces, and the two outlying commercial buildings. This determination is supported by the Kittleson Report (Exhibit D-3). The site development plan identifies the handicap parking locations. Policy 8. 13 (g) will be satisfied with the condition of approval pertaining to re-locating two handicapped parking spaces and provision for additional spaces within the existing parking lot plan area for all ' other building sites throughout shopping center. The Applicant has provided a traffic report and a site plan that identifies adequate area to satisfy the feasibility of the Applicant complying. with the requirements of TCP Policy S. 133 (?) and its related condition of approval. TCP Policy 8.13 (h) provides "The City shall require as a precondition to development ' approval that: Land be dedicated to implement the bicycle/pedestrian corridor in accordance with the adopted plan." ' The Applicant's site does not abut. nor is it transversed by a proposed designated bicycle pedesz;ian coridor as identified :n the Cirv*s adopted Plan. Therefore. Policv 8.1.3(h) ' dues not apply. TCP Policy 8.4.1. provides "'The City shall locate bicvclz-pedes?ia-n corridors in a ' manner which orovides for pedestrian and bicvc!e users. safe and convenient movement in all parrs of -he City, by developing the pathway system shown on the adopted pedestrianibikeway Dian. " The subject properry does not abut. nor is it traversed by. a designated bicvcIe!pedestrian cer.-idor in accordanc-- with the Cirv*s adopted pian. In accordance with the adopted plan. a bicycle-pedestrian condor is designated to he west of S« Scholls Fern Road and is intended to t FNAL R MIND ORDER - CPA 93-09;ZON 93-03;SDR 93-1= - ALBERTSON'S - 8 ' cross the future extension of Murray Boulevard. Since the actual route of the future transportation improvement is determined, the City is not required to designate a study area ' under TCP Policy 8.4.1. Further, the Applicant's proposed development provides sidewalks along each property frontage with access to cross-walks at the intersections of SW Scholls Ferry Road at Walnut Street, and Northview Drive and Walnut Street. The Applicant has satisfied this ' policy by providing transit and pedestrian orientation throughout the development of a walkway system to and from adjoining streets. This will, in turn, link bicycle/pedestrian access to sidewalk connections along SW Scholls Ferry Road and the future extension of Murray ' Boulevard; thereby eventually linking to the proposed bicycle/pedestrian corridor located immediately west of SW Scholls Ferry Road when it is constructed. The Applicant has also proposed to provide a potential bus turnout lane, bus stop and/or shelter location on SW Scholls ' Ferry Road near the intersection of SW Scholls Ferry Road and SW Walnut Street in anticipation of future transit service. This policy is satisfied. ' 2. Air, Water and Land.Resources Quality: LCDC Goal 6. LUBA Opinion at 14-16. .h ' The air, water and land resources quality requirements under LCDC Goal 6 are satisfied by the proposal. This requirement necessitates an analysis of the "discharges" that are projected to result from the Albertson's development, including air quality, solid waste, thermal, noise, ' atmospheric or water pollutants, contaminants, or products therefrom. The Applicant has provided an engineering study analyzing and providing design details to satisfactorily address all waste and process discharges from the proposed development. This study, the Westech Report, ' identifies that the Albertson's application will not violate or threaten to violate applicable city, state or federal environmental quality statutes, rules and standards. ' In accordance with the Westech Report, solid waste shall be stored and removed in compliance with all applicable regulations for design, construction and location of solid waste storage areas and equipment. The Applicant's plan does not violate any city, state or federal thermal discharge regulations because atmospheric thermal discharges are not regulated for the proposed type of uses. Regulations relating to waterway thermal discharges do exist, but the ' proposed application does not involve their application. With the Applicant using evaporative condensers for its building, all applicable regulations for noise shall be satisfied by the site development plan. ' Similarly, all atmospheric or air uality requirements , q are satisfied by the proposed ' development. The water pollutants regulations are also satisfied. The Westech Report has incorporated the design requirements for water discharge facilities adequate to satisfy all city, state and federal requirements for water quality and quantity control. As a result, the applicant has shown substantial and reliable evidence to establish the feasibility of Albertson's compliance with LCDC Goal 6 requirements. ' 3. Air Quality Impacts: TCP Policy 4.1.1. LUBA Opinion at 16-17 The IX'estech Report describes the applicable criteria of TCP Policy 4. 1.1 as they apply to ' the potential air quality impacts of the Albertson's application. The report identifies that an t FFNAL REMAND ORDER - CPA 93-09/ZON 93-03;SDR 93-14 - ALBERTSON'S - 9 ' Indirect Source Construction Permit Application is presently being prepared and will be submitted to the DEQ. The Westech Report identifies that this application complies with all ' applicable standards and has a high feasibility of being approved by the DEQ. In addition, the C- C zone and the surrounding residential properties will result in fewer and shorter automobile trips to obtain commercial goods and services. The proposed center, as designed and conditioned, ' will provide for ease of access to the surrounding neighborhoods. This in turn will help satisfy Policy 4.1.1 by reducing potential air quality impacts from the new residents and their automobiles. ' Opponents assert that the Applicant failed to address each of the requirements under TCP Policy 4.1.1. However, the Westech Report submitted by the Applicant identified that all of the ' requirements under this policy are implemented through compliance with Oregon's Indirect Source Review Program. The Westech Report identified the applicable criteria and ' methodology establishing that the Applicant would be able to comply with these requirements and obtain the necessary permit. The Report further identified that Westech hadhcontacted the DEQ, conferred on the requirements and expectations of compliance feasibility, and incorporated ' those statements within the Report. The Applicant shall be required to obtain approval of the Indirect Source Construction Permit, if such permit is still required prior to construction; as a condition of approval for this land use application. Such permit should not •be required in advance of approving this application due to the DEQ proposing to modify its regulations so that the permit may not be required before the Applicant seeks building permits. Therefore, the applicability and approval of the permit shall be made a condition of approving this land use application, This policy is satisfied by the Applicant's submittal and plan, and the Applicant has provided substantial evidence of its feasibility of compliance with the associated conditions of approval. 4. Water Quality Compliance: TCP Policy 4.2.1. LU-BA Opinion at 17. ' This policy requires "All development within the Tigard urban planning area shall ., comply with applicable federal, state and regional water quality standards." The Applicant's ' engineering study, the Westech Report, establishes that the Applicant complies with all the requirements of this policy. In particular, the report identifies at pages 5 through 9 that the water ' quality facilities designed for the Albertson's site are intended to comply with all applicable federal, state and regional water qualit< standards. The report further describes these standards, how then are being complied with and that Albertson's compliance with these standards is ' feasible. Also. this policy will be satisfied through the development review and building permit ' processes at which time a development proposal for this site must be shown to comply with applicable federal, state. and regional water quality requirements including implementation of the non-.source pollution control Vplan in compliance with the Oregon Environmental Quality ' Commission's applicable rules for the Tualatin River Basin. The proposed redesignation would FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 10 ' not by itself affect compliance with this plan policy. The Applicant has complied with TCP Policy 4.2.1 and has established feasibility for compliance with all associated conditions of ' approval. 5. Commercial Compatibility: TCP Policy 5.4. LUBA Opinion at 20-22. ' TCP 5.4 provides: "The City shall ensure that new commercial and industrial development shall not encroach into residential areas that have not been designated for ' commercial or industrial uses." Albertson's application affects a "residential area" that includes the residential and ' commercial lands surrounding the intersection of Scholls Ferry Road and Walnut Street. This "residential area" includes the existing Neighborhood Commercial located at the northeast corner of this intersection, the 8 acre parcel proposed for community commercial, the Casdehill ' residential subdivision located in the southeast of the intersection, and the multifamily designations located to the west, northwest and south. M ' The application also proposes to replace the existing designated commercial use (N-C) in this residential area with a "Community Commercial" designation. The phrase "residential ' area," referred to in TCP 5.4, includes the area and uses identified in the above paragraph. As a result, the proposed C-C designation in this residential area will not create new commercial where no commercial previously existed. The N-C designation already existed in this designated ' "residential area"; and the C-C designation will replace it and shift it across Walnut Street to the other corner (all within the same "residential area"). ' TCP 5.4 does not restrict different types of commercial, changes in size or changes in type of commercial under this policy. The policy is intended to address restricting the ' encroachment of new commercial in residential areas where no commercial previously existed Since the Applicant's proposal changes one type of commercial to another type where a commercial designation already existed in this residential "area", Albertson's application complies with TCP 5.4. Nevertheless, the Albertson's proposal replaces approximately 7 acres of N-C with 8 ' acres of Community Commercial within the same residential area. The Kittleson Traffic study submitted by the Applicant in the earlier land use hearings identified that the traffic impacts between 8 acres of C-C use and the commercial designation on 6.93 acre parcel (current C-N ' designation) are nearly equivalent. The Westech Report submitted by the Applicant further identifies that there will be no significant offsite impacts by the Applicant's development and the ' "discharges" from the project will be contained or filtered to comply with all applicable governmental requirements and standards. Further, the reduced commercial square footage and allowed uses. increased area for landscaping/buffering, and increased dedication of area for right- ' of-wav along Scholls Ferry Road. renders the commercial usage of the eight acre parcel nearly equivalent in size and impacts with potential development of Tax Lot 100 as commercial. The net impact to surrounding residential uses is not significant. ' 1 FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 1 1 ' Moving the commercial from the northeast corner of the Scholls Ferry Road and Walnut Street intersection to its southeast corner will allow the commercial use to be excavated into the ' hillside. This relocation of the commercial across the street is not precluded by TCP Policy 5.4 since the new location will still be within the same residential area. This new location will provide better buffering and the opportunity to greatly diminished adverse impacts to ' surrounding residential uses. As a result, Albertson's proposal provides a better compatibility between commercial designations and residential uses in this "area" than the previously designated N-C use and Tax Lot 100 location. Moreover, the Albertson's application complies ' with the locational criteria identified in the comprehensive plan for "Community Commercial" designations. . TCP Policy 5.4 is intended to be satisfied by the commercial use applicant complying with all the applicable locational criteria under TCP Policy 12.2.1. Where the ' applicant satisfies, as has Albertsons, all of the locational criteria for Community Commercial under TCP 12.2.1.4.B, the requirements for TCP Policy 5.4 are also satisfied. The findings ' pertaining to TCP 12.2.1 were previously appealed to LUBA as the "Eighth Assignment of Error"; and those findings were found lawfully adequate. n ' Opponents asserted that the Applicant had failed to satisfy the requirements of TCP Policy 5.4. The Opponents based their argument upon the policy's definition of "residential area", and assumed that would be a 1 1/2 mile radius from the Applicant's property. However, the City Council interprets the policy language to mean the residential area surrounding the Applicant's property as defined above in this section. The Opponents also argued that TCP Policy 5.4 application requires a comparison of development limitations between C-N and C-C zones. However, the C-N zone for this "residential area" was the result of an earlier "mistake" at the time the area including the Applicant's site was annexed by the City. Therefore, the ' development limitations of the C-N zone are irrelevant for this analysis. The Community Commercial designation is intended to fully replaced the former C-N designation in this "residential area." The Applicant has satisfied all the requirements of TCP Policy 5.4. ' 6. Buffering: TCP Policy 6.6.1. LUBA Opinion at 24-28. TCP Policy 6.6.1 pertains to buffering and screening between different types of land uses ' and imposes factors to be considered in determining the type and extent of the required buffer or screen. The City has also adopted CDC 18.100 to implement this comprehensive plan policy for ' landscaping and screening. In the prior decision. specific findings set forth Albertson's compliance v-ith all the applicable requirements of CDC 18.100. These findings were not appealed to LUBA from the prior decision. As a result, these findings, presently, are deemed ' legally valid. Since CDC 18.100 was adopted to implement TCP Policy 6.6.1, a determination of compliance with CDC 18.100 shall be deemed as satisfying the requirements of TCP Policy 6.6.1. The applicant has complied with all the requirements of TCP Policy 6.6.1. In any event. Albertson's' site develop,ment p - lan fully complies with the specific provisions of TCP Policy 6.6.1. Under TCP Policy 6.6.1.a.11 the City is to determine the ' "purpose of the buffer". In this case, the potential buffering or screening factors for "noise" and FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 12 l • • ' "air pollution" are either not significant or are effectively resolved by the design plan. The Applicant has submitted an engineering study, the Westech Report, which identifies that the ' Albertson's application complies with all applicable noise emission regulations and will not create off-site noise problems for surrounding neighborhoods. Similarly, the report identifies that there are no atmospheric pollution emissions generated from the.proposed use. Nevertheless, ' Albertson's proposed landscaped buffer and screening will provide an effective buffer for any potential noise and air pollution that might be generated by the proposed commercial use and any prospective changes in use or tenants. ' Asa "ai potential r pollution absorber", "noise filter", "dust filter and visual barrier", ' the proposed Albertson's landscape plan satisfies and exceeds City requirements. For the purposes of the buffer, the width and height are defined in CDC 18.100. The applicable matrix under the CDC 18.100.070.B and 18.100.130 establishes that the applicant must provide at least ' 10 feet of buffer and/or screening between the proposed shopping center site and nearby residential uses. The site development plan provides for excavation of the site to bower the grade approximately 24 feet near the single-family residential area on the southeast and the multi- family area on the south. This excavation will also reduce the noise associated with the loading area designed -for the rear of the grocery store structure by screening the loading area with the large building and the 24 foot deep landscaped slope. Between these residential uses and the ' proposed commercial uses will be landscaped areas that range in width between 37 to 60 feet on the southeast and between 20 to 82 feet on the south. The Albertson's landscape plan designates these buffer areas as also providing an "Evergreen Screen" to provide a year-around buffer and screened area. The types and sizes of plants are specifically identified on the "Landscape Plan" and they comply with the City's requirements. ' In addition to landscape buffering and screening along the Northview Drive, the applicant is also providing a brick wall the entire length of the subject property. Landscaping widths ' between the parking lot and Northview Drive on the southeast range between 30 to 45 feet. Again, the types and sizes of the plants are identified on the "Landscape Plan." Landscaped buffers along Walnut Street and Scholls Ferry Road (the northeast, north and northwest borders of the site) range in width between 26 to 135 feet. The overall landscaping plan exceeds the City Code's 20% requirements by providing almost 30% landscaped buffers and screens around the ' perimeter of the site. The landscaped buffer and screening plan surrounds the entire site and thereby provides ' adequate buffering and screening between the proposed commercial use and the single-family residential to the southeast, the multi-family residential to the northeast, north, west and south. The buffer and screening is also sufficient for both stationary and mobile viewers along or ' abutting Scholls Ferry Road, Walnut Street and Northview Drive. The multi-family residential designated property to the south will provide stationary viewers, and the proposed landscaped area separating these uses will provide an effective buffer and screen. The "Landscape Plan" ' calls for a solid year-around "Evergreen Screen" alone this entire perimeter. This screening is also extended for the length of the building alone Northview Drive. A solid ornamental brick wall is also proposed alone Northview Drive to provide an additional and adequate screen ' between the proposed commercial use and the single-family residential area to the southeast. FINAL REtiL4`D ORDER - CPA 93-09.'ZON 93-03/SDR 93-14 - ALBERTSON'S - 13 ' Special screening is not necessary along Scholls Ferry Road and Walnut Street. The neighboring uses are separated by at least 45 feet of roadway, additional distance for sidewalks and additional ' depth of the proposed landscaping. The Applicant's landscaping in these locations substantially exceeds the depth requirements of the applicable code. Also, the traffic impacts along Scholls Ferry Road and Walnut Street, 'not associated with the proposed development, are substantial and ' mask impacts created at the Albertson's site. The application complies with all applicable requirements of TCP Policy 6.6.1, ' including all requirements pertaining to noise impacts. The Applicant has previously submitted a noise study and a current engineering study that establishes the Applicant's compliance with all regulations pertaining to noise generation by the proposed uses. The Applicant's buffering and ' screening details in its landscape plan provide additional assurances that all potential noise impacts will be sufficiently mitigated. ' 7. Storm Drainage Facilities Feasibility: TCP Policy 7.1.2. LUBA Opinion at 28-29. n ' Albertson's has designated a portion of the landscaped area along Scholls Ferry Road as the location for the storm drainage facilities that will satisfy all applicable water quality and quantity requirements under TCP Policy 7.1.2. In addition, the Applicant's engineers have ' completed a storm drainage facilities analysis and designed a system to satisfy all these requirements (the Westech Report). The report identifies specific requirements, calculations for compliance and design characteristics for both water quality and quantity. The report concludes ' that: "Both of these requirements are met by stormwater facilities we have designed and presented in detail in the report". The Westech Report also establishes the "feasibility" of ' Albertson's ultimate compliance with the applicable conditions of approval, and constitutes sufficient substantial evidence for a respective finding. The Applicant has complied with the requirements of TCP Policy 7.1.2. ' 8. Design Criteria: CDC 13.61.055. LUBA.Opinion at 31-33. Section 18.61.055 contains a number of design guidelines and standards for C-C development. The basic design concepts presented by the applicant are consistent with these Code provisions. The Applicant's revised plan shows to a new sidewalk along the southern side of the central driveway access along SW Scholls Ferry Road. The northern most driveway access along SW Scholls Ferry Road already has a sidewalk paralleling the driveway through the "mini- park". This Code section will be satisfied with a condition of development approval requiring the addition of one more walkwav along the northern side of the drivewav entrance located at the southern end of the property along SW Scholls Ferry Road. The revised Site Plan includes new walkways through the center of the parking lot (north and south) and a cross-walkway between the commercial pads (east and west). These walkways are raised where adjacent to parking stalls and consisting of istinctive materials or mar o were oca a across 'vin; corridor. The evrse pan also includes a staircase walkway from the grocery store to SW Ivorthview Drive to satisfy pedestrian connections for that adjoining area. These additional walkways, along with added walkway associated with the driveway along Scholls Ferry Road, satisfy the requirements in CDC 18.61.055. Other revisions by the applicant include provision of evaporator units placed FINAL REMAND ORDER - CPA 93-0911ZON 93-03%SDR 93-14 - ALBERTSON'S - 14 behind the building at mezzanine level to assure compliance with regulations pertaining to noise impacts; requested details for the landscaping plan showing sizes, locations and species of ' landscaping materials; and details of cut-off shields on lighting fixtures; all in compliance with the applicable provisions under CDC 18.61.055. Section 18.61.055 A. 1. contains building design guidelines which have been satisfied. The Applicant has provided a design for the grocery store and a list of required design criteria for all subsequent structures which are sufficient for assuring compliance with the Code provisions ' for all structures on the site. Although the grocery store will have blank walls facing SW Northview Drive, this building elevation will be screen from view by landscaping and the ' excavated embankment, and should result in a pleasing appearance. Section 18.61.055. A. 2. discourages loading areas that face toward residential uses. The ' proposed loading area abuts an undeveloped residential parcel and is near Castle Hill Subdivision. Because of the proposed grading of the site, the loading area will be approximately 24 feet below the existing grade. This design serves to mitigate noise impacts to adjoining ' residential areas along with the landscaping and year-around screening; and will also provide a satisfactory visual buffer. ' Section 18.61.055.B. 1. requires internal walkways to facilitate pedestrian circulation on the site. The revised site plan shows walkways in the vicinity of the building locations and throughout the parking area. As identified above and with the condition of approval requiring an additional walkway along the southern most driveway entrance on SW Scholls Ferry Road, the revised site plan provides sufficient walkways and accesses to comply with this . Code ' requirement. Section 18.61.055.B.2. and 3. are complied with by the Applicant's plan, submittals, and ' with the required conditions of approval. ' C. DECISION: 1. Approval of CPA 93-0009/ZCA 93-0009 to change the Comprehensive Plan and Zonine designations on Tax Lot 100 (Washington County Tax Map 2S1, 4BB) from Neighborhood Commercial (C-N) to Medium-High Residential/Planned Development [R-?5(PD)J, and to change the Comprehensive Plan and Zoning designation for 8 acres of ' Tax Lot 200 from Medium and ivledium-High Residential/Planned Development, R-25, to Community Commercial (C-C). ' The City Council finds that the change will promote the general welfare of the City and will not be significantly detrimental or injurious to surrounding land uses. The Comprehensive Plan and zoning map amendments shall be finalized at the time a ' building or other development permit (e.g., grading) is issued. It is further ordered that the applicant and parties to these proceedings be notified of the entry of this order. ' 2. Approve the Site Development portion of the application with the following ' FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 15 ' conditions (unless otherwise noted, all conditions shall be satisfied prior to issuance of building permits): ' a. A revised site plan shall be submitted for approval which includes the following modifications: ' ern side of the driveway entrance located at the (1) A walkway along the north ' southern end of the property along SW Scholls Ferry Road shall be provided. Differing walkway materials shall be used to designate walkway areas. Bicycle racks shall be provided within or. near the columned facade area in front of the ' grocery store structure. (2) A staircase sidewalk from the grocery store shall connect with SW Northview ' Drive. n (3) Two of the proposed handicapped parking spaces in front of the grocery store ' (the northwesterly spaces) shall be moved to the parking area immediately in front of Building "A" next to the Albertson's grocery store location. In compliance with TCP Policy 8.1.3, standard handicapped parking spaces shall be required for all commercial uses throughout the site as buildings are constructed. ' (4) Details concerning the screening of all mechanical equipment to be used on the perimeter of any building or on the roof shall be supplied by the applicant prior to issuance of building permits for that building. b er (5) All cooling units shall be as specified within the noise study dated Septem 29, 1994. The study recommended the use of quieter evaporative condensers located within the mezzanine level of the store rather than air cooled condensers units located on the roof. ' (6) The landscaping plan and landscaping' shall achieve a minimum of 35% canopy coverage at maturity over the parking stall areas. ' (7) Building design details shall be provided for the entire development consistent with the model details incorporated in the approved first building. Of key ' importance is consistent size and scale of buildings and signs. The applicant shall create a sign program for the center identifying the size, location and design of all ' freestanding and wall signage. 8 All lighting fixtures shall use the cut-off shields identified by the Applicant to ' prevent the spillover of light to adjoining properties. (9) If the driveway design is utilized which would intersect with SW Northview Drive south of the comer pad towards SW Walnut Street, construction of a ' driveway along the southern property towards SW Scholls Ferry Road should be FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 16 ' considered to allow for future access between the 3.95 acre parcel and the Albertson's site. ' STAFF CONTACT: Mark Roberts, Planning Division. ' b. Two (2) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a ' Professional Engineer, shall be submitted 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). STAFF CONTACT: John Hagman, Engineering Department. ' c. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvement plans and a street opening permit or construction compliance ' agreement has been executed. A 100% performance assurance or letter of agreement, a developer-engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. STAFF CONTACT: John Hagman, Engineering Department. ' d. Additional right-of-way shall be dedicated to the Public along the SW Scholls Ferry Road frontage to increase the right-of-way to 37 feet from the centerline. If the existing right-of-way has been dedicated to the required width, the applicant shall submit survey ' and title information to confirm. The description of any additional right-of-way shall tie tied to the existing right-of-way centerline. For additional information contact Washington County Survey Division. In the future when transit ridership is extended to ' the subject property, the applicant may be required to provide transit stops, bus turnout lanes and/or shelters at or near the "mini-park" in accordance with the design specifications of the City's Engineering Department. The City may elect to require such ' construction after duly providing notice to all landowners within 250 feet of the site and conducting a scheduled public hearing for such decision. e. Standard half-street improvements, including concrete sidewalk, driveway apron, curb, ' asphaltic concrete pavement. sanitary sewer, storm drainage, streetlights, and underground utilities shall be installed along the SW Scholls Ferry Road frontage, including the frontage of all parcels within the minor land partition. Improvements along ' SW Scholls Ferry Road shall be designed and constructed to Washington County Uniform Road Improvement Design Standards and shall conform to an alignment approved by the Washington County Engineering Department. For additional ' information contact Washington County Engineering Department. f. The applicant shall obtain a facility permit from the Department of Land Use and ' Transportation of Washington County, to perform work within the right-of-way of SW FINNAL REMAND ORDER - CPA 93-0970N 93-03:SDR 93-14 - ALBERTSON'S - 17 ' Scholls Ferry Road. A copy of this permit shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. ' g. Standard half-street improvements, including concrete sidewalk, driveway apron, streetlights, and underground utilities shall be installed along the SW Northview Drive, ' including the 3.95 acre multi-family frontage of SW Northview Drive. Improvements shall be designed and constructed to local street standards and shall conform to the alignment of existing adjacent improvements or an alignment approved by the Engineering Department. STAFF CONTENT: Michael Anderson, Engineering Department. h. The applicant shall submit sanitary sewer plans to the City of Beaverton for their approval. The plans shall also be submitted for the review and approval of the City of ' Tigard Engineering Department. A copy of the approved plans shall be provided to the City of Tigard prior to the construction of any public improvements. .h ' i. The applicant shall provide an on-site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. Submitted design information shall include an operation and maintenance plan. STAFF CONTACT: Greg Berry, Engineering Department. j. The Applicant shall demonstrate that storm drainage runoff can be discharged into the ' existing drainageways without significantly impacting properties downstream. STAFF CONTACT: Greg Berry, Engineering Department. k. The proposed privately operated and maintained sanitary sewer plan-profile details shall be provided as part of the public improvement plans; and the storm drainage system plan-profile details shall be completed in accordance with the Westech Report submit by the applicant. STAFF CONTACT: Michael Anderson, Engineering Department. ' 1. The applicant shall obtain a "Joint Permit" from the City of Tigard. This permit shall meet the requirements the NPDES and Tualatin Basin Emotion Control Program. STAFF CONTACT: Michael Anderson, Engineering Department. m. A grading plan shall be submitted showing the existing and proposed contours. A ' soils report shall be provided detailing the soil compaction requirements. STAFF CONTACT: Michael Anderson, Engineering Department. ' n. The applicant shall provide a geo-technical report that addresses the slope stability adjacent to SW Northview Drive and the overall grading conditions of the proposed development, in accordance with the requirements of Chapter 70 of the Uniform Building ' Code. STAFF CONTACT: Michael Anderson, Engineering Department. o. The applicant shall underground the existing overhead facilities along each frontage or FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 18 ' pay the fee - in-lieu of undergrounding. STAFF CONTACT: Michael Anderson, Engineering Department. ' p. An erosion control plan shall be provided as part of the improvement drawings. The plan shall conform to "Erosion Control Plans-Technical Guidance Handbook, November 1989. STAFF CONTACT: Michael Anderson, Engineering Department. q. The applicant shall provide a construction vehicle access and parking plan for approval ' by the City Engineer. All construction vehicle parking shall be provided on-site or within the SW Northview Drive and SW Walnut Street right-of-way. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by application, and shall ' include the vehicles of all suppliers and employees associated with the project. STAFF CONTACT: Michael Anderson, Engineering Department. ' r. As a further condition of approval, duly given prior notice(s) and a scheduled public hearing(s) shall be given for any discretionary decision to allow change(s) in the approved application, such as for any discretionary decision to allow change(s) in the ' approved application, such as for future construction of an automobile access from the site to Northview Drive, or changes outside mere compliance with mandatory code provisions and regulations affecting compliance with any condition of approval identified ' herein. STAFF CONTACT: Mark Roberts, Planning Division. ' s. The applicant and all tenants of the shopping center shall restrict the use of mechanical parking lot sweepers, auxiliary generators, truck-loading activities and other similar excessive noise generating activities to the hours of operation from 6:00 a.m. to 11:00 ' p.m. daily. STAFF CONTACT: ivlark Roberts, Planning Department. t. Windows shall be included in the grocery store facade facing SW Walnut Street by ' including at least one window in each bay of the columned facade area (constituting not less than a total of four windows). STAFF CONTACT: Mark Roberts, Planning Division. u. The ' applicant shall provide a covered walkway in front of the grocery store, and in particular the entrance way: and the columned facade area may be used to serve this purpose. STAFF CONTACT: ivlark Roberts. Planning Department. ' v. The applicant shall maintain a minimum of a five-foot wide unobstructed walkway area in front of the grocery store that is free of display materials or other pedestrian obstructions. STAFF CONTACT: Mark Roberts, Planning Department. ' w. The driveway entrance at the southwestern corner of the site along SW Scholls Ferry Road shall be moved approximately eighteen (18) feet to the south to comply with Washington County standards for driveway alignments with the proposed driveway FINAL REMAND ORDER - CPA 93-09/ZON 93-03/SDR 93-14 - ALBERTSON'S - 19 ' access across from SW Scholls Ferry Road to the west. STAFF CONTACT: Mark Roberts, Planning Division. ' x. In the future the applicant may be required to provide an automobile driveway, in accordance with the design specifications of the City's Engineering 'Department, for ' access to and from the parking lot to SW Northview Drive, as follows: (1) The future driveway would be located south of the building pad situated near ' the intersection of SW Walnut and Northview Drive. (2) The applicant will provide the City with a permanent easement for such ' ingress and egress prior to occupancy. ' (3) The applicant will be responsible for payment of costs of construction of such driveway, if and when it is required to be constructed. h ' (4) The City may elect to require construction of such driveway access after duly providing notice to all landowners within 250 feet of the site and conducting a schedule public hearing for such decision. y. The applicant shall obtain an Indirect Source Construction Permit to comply with the requirements of TCP Policy 4.1.1. In the event that the DEQ revises its regulations and ' standards so that the applicant is no longer required to obtain such a permit prior to construction, the applicant shall provide the City with verification from the DEQ. ' 3. Final Plat Application Submission Requirements: ' A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ' B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised (ORS 92.050), Washington County, and by the City of Tigard. ' C. Copy , of boundary survey. ' STAFF CONTACT: John Hadley, Engineering Department. ' THF_FOLLOWT\IG CONDITION(S) SHOULD BE RFQUTRFD PR10R TO FINAL OC- CUPANCY PER-MIT- 4. Provide the Engineering Department with a recorded mylar copy of the final survey; or if not recorded with Washington County but has' been approved by the City of Tigard the applicant shall have 30 days after recording with Washington County to submit the ' copy. FINAL R.ENL4ND ORDER - CPA 93-09!ZON 93-03/SDR 93-14 - ALBERTSON'S - 20 D. RULING ON ADMISSION OF EVIDENCE ' Opponents have submitted documents and a memorandum for admission into evidence at the City Council hearing on April 23, 1996. The Applicant in its rebuttal statement has objected ' to only the admission of evidence and testimony as to the size of Tax Lot 100's C-N designation being allegedly 5 acres in size. The City Council has decided to admit all of the opponents' evidence and testimony into the record. However, in reviewing this evidence and testimony, the ' City Council has taken into consideration the arguments raised by the Applicant as to the weight and reliability that should be considered for this evidence. h 1 ' FINAL REMAND ORDER - CPA 93-091ZON 93-03iSDR 93-14 - ALBERTSON'S - 21 City of Tigard ?OM: City Administration 13125 SW Hall Blvd., Tigard, OR 97223 IFO: 1 1 1 John Shonkwiler Attorney at Law 13425 SW 72nd Avenue Tigard, OR 97223 ROM: City of Tigard City Administration 13125 SW Hall Blvd., Tigard, OR 97223 no: 1 1 1 Terry Mabr, City Attorney City of Newberg 414 East First Street Newberg OR 97132 FROM: City of Tigard City Administration 13125 SW Hall Blvd., Tigard, OR 97223 ITO: Scott Russell 31291 Raymond Creek Road Scappoose OR 97056 - FROM: City of Tigard City Administration l 13125 SW Hall Blvd., Tigard, OR 97223 i TO: Albertson's, Inc. c/o Don Duncombe 17001 NE San Rafael Portland OR 97230 .n FROM: City of Tigard City Administration l 13125 SW Hall Blvd., Tigard, OR 97223 TO: Barbara Collins 14158 SW Northview Drive Tigard, OR 97223 FROM: City of Tigard City Administration 13125 SW Hall Blvd., Tigard, OR 97223 TO: Jeff Kleinman The Ambassador 1207 SW Sixth Ave Portland, OR 97204 • EXHIBIT C Pre-Application Conference Notes 1-1 ''1 0 0 CITE' OF TIGARD PRE-APPLICATION CONFERENCE NOTES City of Tigoril, Oregon ?w114-Mr-alULIX l LHL DATE ld h:1,1_,T.? -- SWR W e12 11 APPLICANT: ti5 .? k?. AGENT. ltJ pa,? _ I DeH OvKGO L CT.-p,, re Sw Phone: q -Phone: ? ? 62.6- • ys IROPERTY LOCATION: -00 aak;eSS sSu, ADDRESS. TAX MAPITAX LOT: RY APPLICATION(S): S4 ? f 1 t PROPOSAL DESCRIPTION: tMPREHENSIVE PLAN DESIGNATION: WING DESIGNATION: L0 &" tAA1g. 4?0 VNWt&ecra I ( IZEN INVOLVEMENT I x_!5i - FACILITATOR: S-.ee, L. S? M AREA: PHONE: 1503) ¦ s ?NING DISTRICT DIMENSIONAL REQUIREMENTS Minim u lot size: sq. ft. I of width: ft. Maximum build' hei ht: ft. setbacks: front ft. side 20_ ft. rear Z O ft, g g corner ft. from street. ' Maximum site coverage: _'?O_% Minimum landscaped or natural vegetation area: _7 t3_% (Refer to Code Section 18. N. OSO ) IDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. ' Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. OF TIGARD I'mApplication Conference Notes Page 1 of 8 ntial appbcatioro'P!mi g Deputy nt Section The depth of all lots sh of exceed 2%t ti s the average th, unless the parcel is less than 1 1-! times the minimum I100ize of the applicable ning district. (Refer to Code Section 18.164.060 - Lots) IcIAL SETBACKS > Streets: a feet from the centerlipe 9f ' > Established areas: k/a feet from > Lower intensity zones: k 1a feet, along the site's boundary. > Flag lot: 1 C'Nt side yard setback. ' (Refer to Code Section and 18.96) CIAL BUILDING HEI T PROVISIONS Building Height Exce - Buildings located in a non-residential zone may be built to a height of 75 feet provided: ' > A maximum uilding floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual buil ' g setbacks will be at least %2 (half) of the building's height; and > The structure wi not abut a residential zone district. ' (Refer to Code Section 18.9 020) ,ARKING AND AC SS ' Required parka g for this type of use: Parking shown n preliminary plan(s): ' Secondary use r quired parking: Parking shown o preliminary plan(s):. ' No more than ° of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall a dimensioned as follows: ' > Stand d parking space dimensions: 8 ft. 8 inches X 18 ft. > Compa t parking space dimensions: 8 ft. X 15 ft. ' (Refer to Code Sectio 18.106.020) > Handicap ed parking: All parking areas shall provide appropriately located and dimension disabled person parking spaces. The minimum number of disabled person parking spa s to be provided, as well as the parking stall dimensions, are mandated by the American with Disabilities Act (ADA). A handout is available upon request. A ' handicapped p rking space symbol shall be painted on the parking space surface and an appropriate sig shall be posted. ' Bicycle racks are required for ulti-family, commercial and industrial developments. Bicycle racks shall be located in areas prot ted from automobile traffic and in convenient locations. Bicycle parking spaces shall be provide on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum 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 ar h111.106 : (Refer to Code Section and 18.108) 'IF TIGARD Pre-Application Conference Notes Page 2 of 8 atial ?ppiationPtyoiip Deprn,+ent S.crion NALKWAY REQUIREMENTS ' Walkways shall exten from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of commercial, institutional, and industrial uses, to the streets which provide the required access and a . Walkways .shall provide convenient connections between buildings ' in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between new development and neighboring developments. (Refer to Code Section 18.108.0 ) ADING AREA REQUIREMEN ' Every commercial or indu vial building in excess of 10;000 square feet shall be provided with a loading space. The space si and location shall be as approved by the City Engineer. (Refer to Code Section 18.10 070-090) '.EAR VISION A The City requi s that clear vision areas be maintained between three and eight feet in height at ' road/driveway, r d/railroad, and road/road intersections. The size of the required clear vision area depends upon the a ing street's functional classification. (Refer to Code Section .102) IFFERING AND SC ENING In order to incre se privacy and to either reduce or eliminate adverse noise or visual impacts between ' adjacent develop ents, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas ust be occupied by a mixture. of deciduous and evergreen trees and shrubs and ' must also achieve a b lance between vertical and horizontal plantings. Site obscuring screens or fences may also be req fired; these are often advisable even if not required by the Code. The required buffer areas may be occupied by vegetation, fences, utilities, and walkways. Additional t information on required bu r area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100 The required buffer widths ich are applicable to your proposal area are as follows: ' ft. along north b ndary. ft. along east boundary. ft. along south bou dary. ft, along west boundary. ' In addition, sight obscuring screening is req 'red along ¦ DSCAPING Street trees are required \pa opments fronting on a public or private street as well as driveways which are more eet in length. Street trees must be placed either within the ' public right-of-way or on prty within six (6) feet of the right-of-way boundary. Street trees must have a minimum at least two (2) inches when measured four (4) feet above grade. Street trees should 0 to 40 feet apart depending on the branching width of the pr oposed tree species at mher information on regulations affecting street trees may be obtained from the Planning i iuwnu rre-appucanon uonterence Notes Page 3 of 8 rdal Ap*80"n rieq 009NUMM sKtim ' A. minimum of one (1) tre*r every ven (7) parking space*ust be planted in and around all parking areas in order to provide a veget ive canopy effect. Landscaped parking areas shall include special design features which effectively reen the parking lot areas from view. These design ' features may include the use of landscaped b ms, decorative walls, and raised planters. For detailed information on design requirements for parking as and accesses. (Refer to Code Chapters 18.100, 18.106 and 18. 8) LS ' Sign permits must be obtained prior t installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available u n <request. Additional sign area or height beyond Code standards may be permitted if the sign al is reviewed as part of a development review application. Alternatively, a Sign Code E n application may be filed for review before the ' Hearings Officer. (Refer to Code Section 18.114) INSITIVE LA DS The Co provides regulations for lands which are potentially unsuitable for development due to areas withi the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or unstable ground. Staff will attempt to preliminary identify sensitive lands areas at the pre-applicatio conference based on available information. HOWEVER, the responsibility to precisely t ---- - Chapter 18.84 also pr ides regulations for the use, protection, or modification of sensitive lands areas. i prQhibited within In most cases, dedication of 100- year floodplain areas to th City for park and open space areas is required as a condition of the approval of a development ap lication. (Refer to Code Section 18.841 E REMOVAL PLAN REQ\neTm A tree pan for the pal and protection of trees prepared by a certified arborist shall be provided for any lot, ination of lots or parcels for which a development applicationfor a subdivision, major development review, planned development or conditional use is filed. Protection is pmoval where possible. The tree plan shall ining: Identification of the location, Ze and species of all existing trees including trees designated as significant by the city; \ ' b Identification of a program to sav existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow he replacement guidelines of Section 18.150.070.D. according to the following standards: > Retainsge of less than 25 percent f existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070. D. of no net loss of trees; OF TIGARD Pre-Application Conference Notes Page 4 of 8 dal sppineoaPtr..q Dep+rnn?at S?cdoe f ' • • > Retainage of f m 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 0 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent o the trees to be removed be mitigated according to Section 18.150.070.D; > Retainage of 75 percen or greater of existing trees over 12 inches in caliper requires no mitigation; c Identification of all trees which ar proposed to be removed; and ' b A protection ro ram defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) \?ar 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) /?-IGATION 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 t17e tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. > If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in ' accordance with the following formula: > The number of replacement trees required shall be determined by dividing the estimated ' caliper size of the tree removed or damaged;; by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located ' on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ' > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. ' In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree v placement. ' (Refer to Code Section 18.150.070 (D) f TIGARD Pre-Application Conference Notes Page 5 of B ? tisl ?om„Plarc,aq Depynnmt Sation V • • ARRATIVE _ 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) ?i'._DE ,ACTIONS - 18.80 18.92 18.100 18.108 18.120 ?18-150 18.84 _ 18.96 18.102 _ 18.114 18.130 t/18.160 18.88 _ 18.98 18.106 _ 18:116 18.134 _ 1 2 ......: .. t/'18.164 L t1 ACT STUDY ' r ?'------ -?- ' As a part of the application submittal requirements, applicants are required to include 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 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 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 is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section .250) IGHBORHOOD MEETING 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 b held prior to submitting your agQlication or the anolication will no be ar•r•Ppy / (Refer to the Neighborhood Meetina Handout) F YCLING Applican hould contact franchise hauler for review and approval of site servicing compatibility with Pride Dispo I's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. ' (Refer to Co 14Section 18.116) OF TIGARD Pre•Apprication Conference Notes Page 6 of 8 IfflWeNtial JP*3 W&AVWV DIPMWO rt Satiw 'DDITIONAL CONCERNS OR COMMENTS: 14 ..... w'? l I be v- ul WIQ? k ?kaL?C? a QG I iroca QGCPS-< Ocir. -'2e"4e v PROCEDURE ' inistrative Staff Review. C, 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. ?PLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOT • Application submitted by mail ' or dropped off at the counter withot_n Planning Division acr•Potanca may be returned- Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week day- ' Maps submitted with an application shall be folded IN ADVANCE t 8.5 by 11 in hps One R5 inch by--11 inch man of a nrnnncor4 ??.....ia &-_ Z_ ' 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. F TIGARD Pro-Application Conference Notes tial wk3twuK n.q Depsunnn Sww Page 7 Of 8 I- 1 1 V a tty%m a st a rs'?pre a p o-C. m st ng Section: masterMpreapp-c.eng) :iy 19. 1996 The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available rom the Planning Division upon request. This pre-application conference and the notes of the- conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes CannoS cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 FAX: (503) 684-7297 OF T1GARO Pre-Application Conference Notes Page 8 of 8 tia! &0*.36MPWM q Dowme t SKtioe 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • EXHIBIT D • Neighborhood Meeting Summary and Materials 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ALBERTSON'S NEIGHBORHOOD MEETING SUMMARY December 4, 1996 Issues Raised: All comments were in regard to the conditions of site design review approval. Attendees raised concern about future access to Northview Drive and the type of businesses in the development. They were informed that the conditions of site design review approval will not be altered as a part of the subdivision process. Attachments: 1. Meeting agenda 2. Attendee sign-in 3. Meeting notice affidavit 4. Information mailed to interested citizens 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • Agenda ALBERTSONS' SUBDIVISION NEIGHBORHOOD MEETING DECEMBER 4. 1996 I. Overview of the Subdivision Proposal II. City of Tigard Approval Criteria and Procedures III. Questions Contact Person: I&ke Unger W&H Pacific, Inc. 8405 SW Nunbus Ave. Beaverton, OR 97008 626-0455 LEGAL DESCRIPTION l0r 63. CAS RI Int. W ntf arY OF RCARO. COIJI Ir Or R•AS49NGM". AND SIAIE Or OQ[COV. CONIA9 S. 11.93 ACRES LOT AREAS [Or swA), R[! ACME x of 6 Acts PABCft 1 57,621 SO II 1 J7;-Al 16 59x PAML a 742.743 SO It 3.561 AC 6951x PARtfI J 71, 7'37 SO II 0356 AC 6959 PARCEL 1 74.207 SO 1'r 0 356 AC 6 95x JO/AL J4a 460 SO rr 6000 AC too* R[MAMB[R 122,020 SO r/ J949 AC SUBDIVISION PLAT APPLICATION LOT 65, CASTLE IA-L LOCATED N n E NW V4 OF ME NW 1/4 SECTION 4 TOM" Jr 1 SOURt RANGE I WEST OF TIE WM N V E CITY OF TIGARD WA9 MTON MAIM.. OREOLYI AGENT RMI PACVIC 6405 S•. MNOUS AWNVE OCAWWCH. OR 97006 (503) 676-0455 COVrACf, TROY nr5URA PARK IIAPKM APPLICANT Al O(RISalS MC. 250 PARK CENr[R OOUIt VARO BOSC. 0 6)!76 (706) J65-6263 COV(ACI; KAORRVtf KIRK OWNER WMC[RY CRISr TAX LOT JAN YAP NO. 2S 1 400, (OF 200 SW SCIIOLLS TERRY ROAD (CO. Ro. No. aaJ VICINITY MAP 4 NO SCAIF ! 40 7-6R. IKx / a u J occr 4IE r MQ SV.. SC"MtS FERRY RD. R Ste. NoIpK• M SK i1AAprSt tl4 ? ? '?, A % S? T/` (P.O.-. 62-111 Mlof) 9. LEGEND] _ __.. Iw 4r f. w ?r • 7 PROPOSED USE O-Ca I - Cu4N(Rau Rf IAn PARC(I 2 - AI B[R rSMS PARCfL 3 - CMWINC14 R(IAx PAAt'n 4 _ CCA4N(ROAt Rf$Ax 9t-f'CR - O^(R SF'A" f (R O r. '- rN > -5 Z> ?O C N - 49mb6• . II N' ->rM - P9TWt 94 p' e?? SCALE re2 50 oe aw (fra) 16x6 - 100 M - McP[Rry tole ? ? - CENrtltt +t A ROAO A - JO W cowwrE it .. •• , 1 0 - :;:ic tun 00 5.t 424r e ? ____________ EOCL AS4ilAl PC OP'K'RCR ] , , PASVIC, t [SS ORRRN$E MOI(O 11 -ow I W O .1S c "mm COVrcm lllt RIOT fl(VAI104 r fmsrwc cavraA4 L^f Y A-1 [OCY Or WOLrARON . 4 a 3 t I k h :.. b l v • I U • • ALBERTSONS' SUBDIVISION NEIGHBORHOOD MEETING DECEMBER 4, 1996 SIGN-IN t? NAME ADDRESS ,-?1}J i ??u n1 Li (? (-,Lj ?Ztt7FQ iCLJ `n- ?,- 'P-W 1 400 SAN N cA-lky i e1 1>f. :JI CAL /? ? ? C. G c, ? t'?$?"? S ,?? - I ? l? 2? ? r? ? •? S ?? 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • PACIFIC MEMORANDUM To: Mark Roberts, AICP From: Mike Unger, AICP Date: November 21, 1996 Subject: Proposed subdivision application (2S104BB-200) Project No. 1191-0304 cc: Proiect file As I have discussed with you, I am preparing a subdivision application for the 11.95 acre commercial parcel on the southeast corner of New Scholls Ferry Road and SW Walnut Street. A neighborhood meeting is scheduled for December 4 (you should have received mailed notice).- Affidavits for the mailed and posted notice are attached. I look forward to working with you on this proposal. Please call me if you have any questions. AFFIDAVIT 1 1 1 1 1 • OF POSTING NOTICE WITHIN SEVEN ('7 CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: . .•. •.;.???; .. ., p: .... ......<??e??. '"..? Wis. ?:: :`\?•,;.: :;.?. •••: .. Plauain Division' l ......:... 13125 SAP H .. .. altBoulevard` " .. :' . Tiga ,-OR: 97=3 1, &CLel / , do affirm that I am (represent) the party initiating interest in a prop ed 5' - / /- e"- affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 5 / L° y , and did o e ?-cam day of /Uo;?r.-??? 19 Sersonally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The ign as posted at (state location you posted notice on property) Si6natuN \ (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLEMNOTARIZE) 40 Subscribed and swom/affirmed before me on the day of e , 194 OFF!a L SEAL ,sue SUSAN U UXIM l r NOTARY PUBLIC. I NO. ORECON I w1"COMMISSONSEXPIRESJULY 19. 1998 NOTARY PUBLIC OF OREGON My Commission Expires: 3 dl 19, ( q lpplic=t, please complete information below for proper placement with proposed project) ME OF PROJECT OR PROPOSED NA.ti1E: - E OF PROPOSED DEVELOPMENT: e of Applicant/Owner. i ?.ddress or General Location of Subject Property. ( bject P-roper:ti Tax'Sap(s) and Lot --(s): ? ------=---------------------------------------------- -J n:'1ogm%paayv-aacsuf poste-= L7 1 1 AFFIDAVIT OF MMLING STATE OF OREGON ) ) SS. My or Tigard ) 1, ` being duly swom, depose and say that on d&4L Z 0 19 caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed devop ent at (or near) /?G ? 2 S 1,2 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 ate ind' ted above in the United States Post Office located at P•?. with postage prepaid thereon. ' ignaturev (in the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) Subscribed and swom/ai;rmed before me on the aC? day of Am- , 19` OFFIGALSEAL ; SUSAN M MILLER NOTARY KKIX • OREGON CONCUSSION NO. 036419 MY G>MMISSION EXPIRES JULY 19, 1998 TARP PUBLIC OF OREGON My Commission Expires: D zpiucant. ?lease complete information below for proper placement-' with proposed project) -------: E OF PROJECT OR PROPOSED NAME: ------------------------------------ -? ?E OF PROPOSED DEVELOPMENT: a=e of pphcant'Owner. i ?b;ect p- ce:.:v Tat M-- and Lac_tsi---------------------------------- - ?" h:1j0g-D8R)rY ..efSLt.1WMd.M= 0 PACIFIC MEMORANDUM To: Debbie Zimberlain From: Mike Unger, AICP Senior Planner Date: December 6, 1996 Subject: Proposed Albertsons' Subdivision Project No. 1191-0304 cc: Project file Attached is the proposed preliminary subdivision plat. The Albertsons building and access points, as approved, are also shown. As I stated in our telephone conversation, the proposed subdivision will not alter any previous development conditions applied to the Albertsons site. I hope this information is helpful. Please call me if you have any questions (626-0455). • • PACIFIC MEMORANDUM To: Steve Sturm From: Mike Unger, AICP Senior Planner Date: December 2, 1996 Subject: Proposed Albertsons' Subdivision Project No. 1191-0304 cc: Proiect file Attached is the proposed preliminary subdivision plat. The Albertsons building and access points, as approved, are also shown. As I stated in our telephone conversation, the proposed subdivision will not alter any previous development conditions applied to the Albertsons site. I hope this information is helpful. Please call me if you have any questions (626-0455). U PACIFIC MEMORANDUM To: Dom Virgilio From: Mike Unger, AICP Senior Planner Date: December 2, 1996 Subject: Proposed Albertsons' Subdivision Project No. 1191-0304 • cc: Project file Attached is the proposed preliminary subdivision plat. The Albertsons building and access points, as approved, are also shown. As I stated in our telephone conversation, the proposed subdivision will not alter any previous development conditions applied to the Albertsons site. I hope this information is helpful. Please call me if you have any questions (626-0455). EXHIBIT E Title Report .o N after Recording Return to: Sandra Beranter Q Albertson's Inc. 1 r 250 Parkcenter Blvd BOX 20 A10 Boise, ID 83726 STATE OF OREGON ODWa of l.r.rry '4 Mont an 06MA to ou un re ? co I as 1§el a a of Er MEMM'" Doe 1 96105594 Rectt 176082 2174.00 11/26/1996 1110J: 139M STATUTORY RARRANTr DEED It KNOW ALL MEN BY THESE PRESENTS, That William Scott Ruseell If and Susan M. Russell, as tenants by the entirety as to an 2 undivided two percent (2k) interest and William Scott Russell, as F custodian for Zachary Lewis Russell, a minor, under the Oregon Uniform Transfers to Minors Act, William Scott Russell as custodian for Carl Wade Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell, individually, and Frederick Henry Russell as custodian for ' r. The true and actual consideration paid for this transfer, stated in tarms of dollars, is $2,075,680.00, certain portions of vhieh'have been paid to an accommodator(s) pursuant to an Internal Revenue code Section 1031 exchange. William Scott Russell et al (Grantor) Albertson's, Inc. 2SO Parkcenter Blvd. Box 20 Boise, ID 83726 (Grantee) WAVNCTOK COUNTY REAL, PROPOPT/ TRAAWrC# TAX .Z_D.11:21g•94 FEE PAID LATE Alberteon's, Inc. 250 Parkcenter Blvd. BOX 20 Boise, ID 83726 PAGE 1 - WARRANTY DEED 1-14 1 Rebecca Leigh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell as custodian for ' Anna Marie Russell, a minor, under the Oregon Uniform Transfers to Minors Act, Frederick Henry Russell as custodian for the benefit of Stephanie Jo Russell, a minor, under the Oregon Uniform Transfer to Minos Act; Virginia R. Maril (formerly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 18, 1978, wherein Margery P. Crist, whose former name was Margery F. Krueger, is settlor created for the benefit of Rita Hawkins, Virginia R. Maral (formerly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 19, 1978 ' where Margery F. Krueger is Settlor created for the benefit of Kenneth Lee Hawkins, Virginia R. Marel (formerly known as Virginia R. Hawkins); Peggy R. Weems (formerly known as Peggy Belle R. Ayres), individually/ Alan Scott Ayres, individually; Any Beaty (formerly known as Any Ayres) individually; Nancy Filben (formerly known as Nancy Ayres, individually) and Peggy R. Weems as Cc-conservator for Gerald Vincent Russell and Lewis Russell as Co-conservator for Gerald Vincent Russell, each as to an undivided two percent (2%) interest, and Margery F. Crist and ' John R. Criet, Trustees or their successors in interest of the Margery F. Crist Living Trust dated January 8, 1989 (also referred to as the trust of July 1, 1988) as to the remainder, hereinafter called the "Grantors," for the consideration herein stated, to Grantors paid by Albertson's, Inc., hereinafter called ' the "Grantee," do hereby convey and warrant unto the Grantee and Grantee's heirs, successors and assigns, that certain real property, with the tenements, hereditaments and appurtenances thereunto belonging or in any way appertaining, free of encumbrances except as specifically set forth herein, situated in ' the City of Tigard, Washington County, St;.te of Oregon, described as follows, to-wit: See Exhibit "A" attached hereto and made a part hereof as though fully set forth herein. To Have and to Hold the same unto the Grantee and t Grantee's heirs, successors and assigns forever. And Grantors hereby covenant to and with Grantee and Grantee's heirs, successors and assigns, that Grantors are lawfully seized in fee simple of the above granted premises, free from all encumbrances oxcept the followings . (1) Statutory Powers and Assessments of Unified sewerage Agency. (2) Easement created by instrument, including the terms and provisions thereof recorded December 27, 1955, in book 377, page 71 in favor of Portland Gas and Coke Company, a corporation, for a pipeline. PAGE 2 - WARRANTY DEED Z ' N (3) Easement created by instrument, including the terms and provisions thereof, recorded March 9, 1962 in Book 455 at Page 546 in favor of southern Pacific Pipeline, Inc. a corporation for pipelines. Such easement was assigned to Southern Pacific Pipe Lines Partnership L.P., a Delaware limited partnership, which assignment was recorded December 14, 1988 a* fee number 68-55571. (4) Easement created by instrument, including the terms and provisions thereof recorded March 29, 1963 in Book 483 at page 451 in favor of Portland General Electric Company, Oregon corporation for electric power transmission lines. (5) Resolution and order No. 2440 recorded April 7, 1983, as Fee No. 83011702 which established the weir Trunk Sanitary Sewer Improvement District. (6) Easement on the recorded plat for an eight-foot- wide which aofdeach hlot's frontage alonglany pshall abut s he full easement public street. (7) Restriction shown on recorded plat which requires that fences along all public streets shall provide for adequats. night-distance for vehicles entering aad exiting public (8) Easement as shown on the recorded plat/partition for storm drainage. (9) Restrictions shown on recorded plat/partition as follows: "Ownership and maintenance of private drainage facilities platted of the private vested storm lot or a lotsa??easements shall be the responsibility (10) Liens of real property taxes not yet due and payable. and that Grantors will warrant and forever defend the promises and every part and parcel thereof against e lawful claims and demands of all persons whomsoever, except those the above described encumbrances. In construing this deed, where the context so requires, the singular includes the plural and all grammatical changes made that shall apply equally to shall be corporations and to individuals. IN WITNESS WHEREOF, the Grantors have executed thin instrument this 3Z)- day of 1996. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS PAGE 3 • WARRANTY DEED .3 r?; INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORB 30.930. GRANTOR DATED: _r•- 2D , 1996. William Scott Russel Individually GRANTOR : k?t?r7r2M //J• 4u r.G.lll Susan M. Russell Individually GRANTOR' . W 1 dm Scott Russell, as custodian for Zachary Lewis Russell, a minor, under the Oregon Uniforn Transfers to Minors Act e7??4 GRANTOR: W W ll am Scott Russell, as custodian for Carl Wade Russell, a minor, under the Oregon Uniforn Transfers to minors Act DATED r2Q , 1996. DATED: /tol- 2y , 1996. DATED: 1996. STATE OF OREGON ) ) Be. COUNTY OF WASHINGTON) This instrument was acknowledged before me on the Z.z5 day of 1996, by William Scott Russell and Susan M. Russell, individually, and by William Scott Russell, as Custodian for Zachary Lawis Rusaall, a minor, and as Custodian for Carl Wade Russell, a minor, under the Oregon Uniform Transfers to Minors Act. PAGE 4 - WARRANTY DEED Notary public fdf-Oregon my commission Expires: ,11711, CIMCIA1, UAL J4 ffimm NOTJU o M IL L-011EDOK COMMIBSON NO.6Z ZM4 1 OOMMSSION t^r AES 1"" 7. IM _ 7 1 1 1 GRANTOR: Fredcrick ry Russell Individually DATEDs / V" 7"::2- 9? , 1996. GRANTOR s DATED: ?/- ??? 7 6 , 1996 . f re er ck -1iepf-V Rueoell, - - as custodian for Robecca Lsiqh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, and as custodian for Anna Marie Russell, a minor, under the Oregon Uniform Transfers to Minors Act and as custodian for Stephanie Jo Russell, a minor, under the Oregon Uniform Transfers to Minors Act STATE OF OREGON ) ) sa. COUNTY OF WASHINGTON) This instrument was acknowledged before me on the i.? day of 1996, by Frederick Henry Russell individually and ae custodian for Rebecca Leigh Russell, a minor, under the Oregon Uniform Transfers to Minors Act, as custodian for Anna Marie Russell, a minor under the Oregon Uniform Transfers to Minors Act and as custodian for Stephanie Jo Russell, a minor, under the Oregon Uniform Transfers to Minors Act. o Pu 1 c for Oregon My Commission Expires: OFFICIAL BEAI. JUDITH & LYMN NOTARY DU13LIGOREOON Colt W 6110N NO. Mmd f tY COVM11310M E'PIRE9 MARCH 7. 19W PAGE S - WARRANTY DEED 5 ' N A i 1 1 1 1 1 1 1 GRANTOR -t . • ATED i ur-gi?i a R. Mare ormarly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 18, 1978, wherein Margery F. crist, whose former name was Margery F. Krueger, is Settlor created for the benefit of Rita Hawkins GRANTOR' / DATED: ?v rg a R. Marel (formerly known as Virginia R. Hawkins), Trustee under Trust Agreement dated December 19, 1978, whereii Margery F. Krueger is Settlor created for the benefit of Kennet Lee Hawkins GRANTOR: V V g n R. Mare Indivi ually STATE OF WASHINGTON ) ) Ss. 1996. ,-)A 1996. county of King ) >z. This instrument was acknowledged before me on the D0 day of n?nt,..1.1.,J , 1996, by Virginia R. Marel (formerly known as Virginia R. Hawkins), individually and as Trustee Under Trust ' Agreement dated December 18, 1978 for the benefit of Rita Hawkins and as Trustee Under Trust Agreement dated December 19, 1978 for the benefit of Kenneth Lee Hawkins. s Ndtary FuDl c Po as ngton '?1,J4,.•,I,u 9s1 i My Commission Expires: :3. O? lilt PAGE 6 _ WARRANTY DEED • t•h i 1 1 1 1 1 1 1 1 1 1 1 1 E' GRANTOR: ( DATEDt3,Cr.. 20 , 1996. Alan Scott Ayre STATE OF OREGON ) ) as. County of BC(i(XtUX Linn) This instrument was acknowledged before me on the f0th day of NovembeA 1996 by Alan Scott Ayres. /' f ' // RA it .e ??ta lL. '-Notary Pu c or Oregon My commission Expires: 9/27/97 OFnCNI TSg?p p?p?pp h `9PREI NO. I1,191I PAGE 8 - WARRANTY DEED y b ' GRANTOR: DATED: ?'' , 1996. Law Russell, Co- Conservator for Gerald ' Vincent Russell SKI CTON ) STATE OF WA se. ' County of ) his instrument was acknowledged before me on the day of 4 L47, I , 1996, by Lewis Russell, as Co-Conservator for Gerald Vincent Russell. SHARON R.AOAMB G? ? n •? > ? o[?d NOTARY PUBLIC My Commission Expirest ' STATE OF WASHINGTON ComhumoN EXPIRES NAT 9t, YDDO PAGE 11 - WARRANTY DEED C* .:i ! F EE8I)= A The "Subject Property" as used herein shall rarer to the Shopping Center Parcel and the Remainder Parcel, combined, as more particularly described below. The Subject Property consists or the following described real property (the Shopping center Parcel•): Lot 65, CASTLE HILL, in the City of Tigard, County of Washington, and State of Oregon, except and excluding the Remainder Parcel described below; together with, and tncludtn9, the following described real property (the "Remainder Parcel"): A TRACT OF LAND SITUATED IN THE NORTHWEST 1/4 OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILIAMME MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SAID TRACT BEING A PORTION OF LOT 65 OF "CASTLE HILL", A DULY RECORDED PLAT IN PLAT BOOK 82, PAGES 31-36 OF WASHINGTON COUNTY SURVEY RECORDS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 65; THENCE, ALONG THE WEST LINE OF SAID LOT 65, NORTH 02013138" EAST 561.53 FEET, TO THE NORTHWEST CORNER THEREOF, SAID CORNER BEING 37.00 FEET, WHEN MEASURED AT RIGHT ANGLES, FROM THE CENTERLINE OF S.W. SCHOLLS FERRY ROAD (CO. RD. NO. 812); THENCE, ALONG THE NORTHWESTERLY LINE OF SAID LOT AND THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID ROAD, NORTH 34.20'56" EAST 104.42 FEET TO A POINT THAT IS 37.00 FEET, WHEN MEASURED AT RIGHT ANGLES, FROM THE CENTERLINE OF SAID ROAD; THENCE LEAVING SAID RIGHT-OF-WAY LINE AND RUNNING THE FOLLOWING COURSES; SOUTH 30.46136" EAST, 95.04 FEET] SOUTH 55039104" EAST, 228.56 FEET; NORTH 78042157" EAST, 333.97 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF S.W. NORTHVIEW DRIVE, SAID POINT BEING ON THE ARC OF A 400.00 FOOT RADIUS CURVE AND BEING 25.00 FEET FROM THE CENTERLINE OF SAID DRIVE; Page 1 - Property Description, Lot 65 J3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • ATTACHMENT A Property Owners and Addresses within 250 Feet of the Site 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • 0 M E T R O S C A N P R O P E R T Y R E P O R T = Washington (OR) County ****************************** * Date: 11/19/96 * Time: 11:39:35 * Report Type: Farm List * Sort Type: Parcel Number * Records Printed: 55 ****************************** ********************* * SEARCH PARAMETERS ********************* ********************************************************************* * ITEMS SELECTED INDEX USED ********************************************************************* * * [ 2S104BB 00300 Reference Parcel * [ 2S104BB 02500 * [ 2S104BB 02900 * [ 2S104BB 03900 * [ 2S104BB 05500 * [ 2S104BB 06600 * 2S104BB 00100 * [ 2S104BB 07100 * [ 2S104BB 07300 * 2S104BC 01000 * [ 2S104BC 03400 * [ 2S104BC 03700 ** ******************************** *********************************** Page 1 1 * weer :HOO'KENNETH G K Parcel :R0480731 ite :*NO SITE ADDRESS* Xferd :08/14/95 ail :PO BOX 2800 HONOLULU HI 96803 Price :$41,540 Use :7003 RES,MULTIPLE HOUSING LAND Tot AV :$126,000 egal ACRES 3.75 MapGrid: l : Ref Par:2S104BB 07100 Bedrm: Bth: YB: Gar: Pool: B1dSF: AC:3.75 ner F :PORTLAND GENERAL ELECTRIC Parcel :R0480740 i te :14445 SW FERN ST PORTLAND 97223 Xferd . ail :121 SW SALMON ST PORTLAND OR 97204 Price . se :3992 MISC,ASSESSED BY DEPT OF REVENUE Tot AV : egal :HANDY ACRES, LOT PT 15, ACRES 1.90, MapGrid:654 J4 :ASSESSED BY OREGON DEPARTMENT OF Ref Par:2S104BC 01000 edrm: Bth: YB: Gar: Pool: B1dSF: AC:1.90 3 1 Owner :CHABAD LUBAVITCH OF OREGON Parcel :R1200186 ite :14355 SW SCHOLLS FERRY RD BEAVERTON 97007 Xferd . ail I :14355 SW SCHOLLS FERRY RD BEAVERTON OR 970 07 Price :$87,000 se :9603 SOC,RELIGIOUS ORGANIZATION Tot AV :$141,700 Legal :ACRES 1.00, NON-ASSESSABLE, LAND MapGrid:655 A3 l :USE VIOLATION Ref Par:2S104BB 07200 edrm: 4 Bth:2.0 YB:1952 Gar: Pool:YES B1dSF:3,132 AC:1.00 *4 er :CHABAD LUBAVITCH OF OREGON Parcel :R2003939 Site :*NO SITE ADDRESS* Xferd :02/28/89 Mail :14355 SW SCHOLLS FERRY RD BEAVERTON OR 970 07 Price :$42,000 se :9523 INS,PRIVATE SCHOOL Tot AV :$74,250 legal :ACRES 1.00, NON-ASSESSABLE MapGrid: Ref Par:2S104BB 07300 Bedrm: Bth: YB: Gar: Pool: B1dSF: AC:1.00 It ner :CRIST MARGERY F;JOHN R TRUSTEES Parcel :R2026156 Site :*NO SITE ADDRESS* Xferd ail :15950 SW DEERCREST LN BEAVERTON OR 97007 Price se l :2002 VACANT,COMMERCIAL Tot AV :$754,680 egal :CASTLE HILL, LOT 66, ACRES 6.93 MapGrid: Ref Par:2S104BB 00100 1edrm: Bth: YB: Gar: Pool: B1dSF: AC:6.93 6 Owner :LINDSTROM DIANE M Parcel :R2026159 ite :14194 SW NORTHVIEW DR TIGARD 97223 Xferd :10/13/95 ail :14194 SW NORTHVIEW DR TIGARD OR 97223 Price Use :1012 RES,IMPROVED Tot AV :$143,070 egal :CASTLE HILL, LOT 64, ACRES .13 MapGrid:654 J4 l Ref Par:2S104BB 00300 edrm: 3 Bth: YB:1992 Gar: Pool: B1dSF:1,476 AC:.13 *7 lwner :HARRINGTON CLAYTON L Parcel :R2026160 ite :14182 SW NORTHVIEW DR TIGARD 97223 Xferd :01/25/94 Mail :14182 SW NORTHVIEW DR TIGARD OR 97223 Price :$97,000 se :1012 RES,IMPROVED Tot AV :$148,600 legal :CASTLE HILL, LOT 63, ACRES .13 MapGrid:654 J4 Ref Par:2S104BB 00400 ?edrm: 3 Bth: YB:1994 Gar: Pool: B1dSF:1,503 AC:.13 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. l • *8 weer :UPADHYAY SATISH;SAROJ ite :14170 SW NORTHVIEW DR TIGARD 97223 ail :14170 SW NORTHVIEW DR TIGARD OR 97223 Use :1012 RES,IMPROVED 'egal :CASTLE HILL, LOT 62, ACRES .14 Bedrm:3 Bth: YB:1994 Gar: Pool: r :SONG NING kj e te :14215 SW WINDSONG CT TIGARD 97223 Isgal il :14215 SW WINDSONG CT TIGARD OR 97223 e :1012 RES,IMPROVED :CASTLE HILL, LOT 61, ACRES .15 . Ref Par:2S104BB 00600 edrm:3 Bth: YB:1994 Gar: Pool: B1dSF:2,292 AC:.15 10 Owner :VANPERRE I J JR Parcel :R2026163 ite :14237 SW WINDSONG CT TIGARD 97223 Xferd :10/04/93 ail :14237 SW WINDSONG CT TIGARD OR 97223 Price :$157,400 se :1012 RES,IMPROVED Tot AV :$165,710 egal :CASTLE HILL, LOT 60, ACRES .14 MapGrid:654 J4 i . Ref Par:2S104BB 00700 edrm:4 Bth: YB:1993 Gar: Pool: B1dSF:1,829 AC:.14 *11 er :KIM JACOB CHANG;MIJA Parcel :R2026164 it? e :14269 SW WINDSONG CT TIGARD 97223 Xferd :10/15/93 Mail :14269 SW WINDSONG CT TIGARD OR 97223 Price :$152,000 se :1012 RES,IMPROVED Tot AV :$174,880 ?egal :CASTLE HILL, LOT 59, ACRES .14 MapGrid:654 J4 Ref Par:2S104BB 00800 Bedrm:4 Bth: YB:1993 Gar: Pool: B1dSF:2,002 AC:.14 Ler :CHRISTENSEN LARRY Site :14293 SW WINDSONG it :14293 SW WINDSONG re :1012 RES,IMPROVED Legal :CASTLE HILL, LOT L;CINDY M CT TIGARD 97223 CT TIGARD OR 97223 58, ACRES .14 ledrm:. Bth: YB:1994 Gar: 13 Pool: • Parcel :R2026161 Xferd :04/15/94 Price :$150,950 Tot AV :$162,580 MapGrid:654 J4 Ref Par:2S104BB 00500 B1dSF:1,798 AC:.14 Parcel :R2026162 Xferd :06/30/94 Price :$169,900 Tot AV :$179,910 MapGrid:654 J4 Parcel :R2026165 Xferd :02/08/94 Price :$168,900 Tot AV :$178,530 MapGrid:654 J4 Ref Par:2S104BB 00900 B1dSF:2,119 AC:.14 Owner :BOESEN JOHN EDWARD;MARTHA K ite :14301 SW WINDSONG CT TIGARD ail :14301 SW WINDSONG CT TIGARD Use :1012 RES,IMPROVED egal :CASTLE HILL, LOT 57, ACRES ledrm:4 *14 Bth: YB:1992 Gar: Parcel :R2026166 97223 Xferd :09/20/93 OR 97223 Price :$135,646 Tot AV :$154,610 .16 MapGrid:654 J4 Ref Par:2S104BB 01000 Pool: B1dSF:1,856 AC:.16 er :BERG WILLIAM A JR;MARY B ite :14309 SW WINDSONG CT TIGARD 97223 Mail :14309 SW WINDSONG CT TIGARD OR 97223 se :1012 RES,IMPROVED egal :CASTLE HILL, LOT 56, ACRES .16 I edrm:4 Bth: YB:1993 Gar: Pool: Parcel :R2026167 Xferd :09/10/93 Price :$147,900 Tot AV :$162,070 MapGrid:654 J4 Ref Par:2S104BB 01100 B1dSF:2,031 AC:.16 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • 5 • er :WYLY CRAIG W Parcel :R2026168 to :14317 SW WINDSONG CT TIGARD 97223 Xferd :03/21/94 it :32293 SW LAKE DR WILSONVILL E OR 97070 Price :$29,500 Use :1012 RES,IMPROVED Tot AV :$152,650 gal :CASTLE HILL, LOT 55, ACRES .16 MapGrid:654 J4 Ref Par:2S104BB 01200 Bedrm:3 Bth: YB:1994 Gar: Pool: B1dSF:1,798 AC:.16 6 er :ATKINSON DONALD C;JACQUELINE Parcel :R2026169 1te :14323 SW WINDSONG CT TIGARD 97223 Xferd :12/06/94 Mail :14323 SW WINDSONG CT TIGARD OR 97223 Price :$137,900 e :1012 RES,IMPROVED Tot AV :$133,170 gal :CASTLE HILL, LOT 54, ACRES .17 MapGrid:654 J4 . Ref Par:2S104BB 01300 drm:3 Bth: YB:1995 Gar: Pool: B1dSF:1,489 AC:.17 1 7 Owner :KAY DAVID M;JACQUIE K Parcel :R2026170 te :14335 SW WINDSONG CT TIGARD 97223 Xferd :03/02/94 it :14335 SW WINDSONG CT TIGARD OR 97223 Price :$106,887 e e :1012 RES,IMPROVED Tot AV :$133,600 Legal :CASTLE HILL, LOT 53, ACRES .15 MapGrid:654 J4 1 Ref Par:2S104BB 01400 drm:3 Bth: YB:1994 Gar: Pool: B1dSF:1,451 AC:.15 *18 ner :JOHNSON DAVID;CHERYL Parcel :R2026171 f e :14341 SW WINDSONG CT TIGARD 97223 Xferd :07/12/94 Mail :14341 SW WINDSONG CT TIGARD OR 97223 Price :$156,750 e :1012 RES,IMPROVED Tot AV :$143,670 gal :CASTLE HILL, LOT 52, ACRES .15 MapGrid:654 J4 Ref Par:2S104BB 01500 Bedrm:4 Bth: YB:1994 Gar: Pool: B1dSF:1,695 AC:.15 Iv er :BRIDGMAN HAROLD;JOAN Parcel :R2026172 Site :14359 SW WINDSONG CT TIGARD 97223 Xferd :04/27/94 it :14359 SW WINDSONG CT TIGARD OR 97223 Price :$29,500 e f :1012 RES,IMPROVED Tot AV :$143,100 egal :CASTLE HILL, LOT 51, ACRES 18 MapGrid:654 J4 Ref Par:2S104BB 01600 drm:3 Bth: YB:1994 t Gar: Pool: B1dSF:1,554 AC:18.00 o Owner :MILLER ELIZABETH G Parcel :R2026173 to :14328 SW WINDSONG CT TIGARD 97223 Xferd :12/01/93 til :14328 SW WINDSONG CT TIGARD OR 97223 Price :$35,900 Use :1012 RES,IMPROVED Tot AV :$151,010 gal :CASTLE HILL, LOT 50, ACRES .15 MapGrid:654 J4 l Ref Par:2S104BB 01700 edrm:3 Bth: YB:1994 Gar: Pool: B1dSF:1,570 AC:.15 er ir :TUTHILL WALTER C;AGNES H Parcel :R2026174 te :14306 SW WINDSONG CT TIGARD 97223 Xferd :01/28/94 Mail :14306 SW WINDSONG CT TIGARD OR.97223 Price :$130,000 e :1012 RES,IMPROVED Tot AV :$149,510 Igal :CASTLE HILL, LOT 49, ACRES .14 MapGrid:654 J4 Ref Par:2S104BB 01800 drm:3 Bth: YB:1994 Gar: Pool: B1dSF:1,476 AC:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 1 L * 22 • C? f ner :CROWLEY PATRICK J;AMY JO te :14294 SW WINDSONG CT TIGARD 97223 il :14294 SW WINDSONG CT TIGARD OR 97223 Use :1012 RES,IMPROVED legal :CASTLE HILL, LOT 48, ACRES .14 Bedrm:4 Bth: YB:1994 Gar: Pool: Fi 3 er :WILLIAMS VERN RONALD;NATALIE CHARINE te :14268 SW WINDSONG CT TIGARD 97223 Mail :14268 SW WINDSONG CT TIGARD OR 97223 Veal :1012 RES,IMPROVED :CASTLE HILL, LOT 47, ACRES .14 edrm:3 24 Bth: YB:1992 Gar: Pool: Parcel :R2026175 Xferd :06/06/94 Price :$161,950 Tot AV :$172,510 MapGrid:654 J4 Ref Par:2S104BB 01900 B1dSF:1,906 AC:.14 Parcel :R2026176 Xferd :08/13/96 Price :$184,950 Tot AV :$186,620 MapGrid:654 J4 Ref Par:2S104BB 02000 B1dSF:2,306 AC:.14 Owner :DUTHIE JILL K Parcel :R2026177 ite :14232 SW WINDSONG CT TIGARD 97223 Xferd :07/14/93 it :14232 SW WINDSONG CT TIGARD OR 97223 Price :$163,250 se :1012 RES,IMPROVED Tot AV :$168,450 Legal :CASTLE HILL, LOT 46, ACRES .14 MapGrid:654 J4 l Ref Par:2S104BB 02100 edrm :4 Bth: YB:1992 Gar: Pool: B1dSF:1,874 AC:.14 *25 rer :MINOR CRAIG NEWTON Parcel :R2026178 Mite :14210 SW WINDSONG CT TIGARD 97223 Xferd :11/16/95 Mail :14210 SW WINDSONG CT TIGARD OR 97223 Price :$199,000 se :1012 RES,IMPROVED Tot AV :$183,250 gal :CASTLE HILL, LOT 45, ACRES .15 MapGrid:654 J4 Ref Par:2S104BB 02200 Bedrm:3 Bth: YB:1992 Gar: Pool: B1dSF:2,319 AC:.15 6 er :LOCH JOHN H Parcel :R2026179 Site :14196 SW WINDSONG CT TIGARD 97223 Xferd :10/13/93 it :14196 SW WINDSONG CT TIGARD OR 97223 Price :$139,000 e F :1012 RES,IMPROVED Tot AV :$152,860 gal e :CASTLE HILL, LOT 44, ACRES .15 MapGrid:654 J4 • Ref Par:2S104BB 02300 1edrm :3 Bth: YB:1992 Gar: Pool: B1dSF:1,519 AC:.15 27 Owner :CHO JOSEPH;SOOK Parcel :R2026180 to :14174 SW WINDSONG CT TIGARD 97223 Xferd :02/17/94 il L :14174 SW WINDSONG CT TIGARD OR 97223 Price :$172,000 Use :1012 RES,IMPROVED Tot AV :$180,310 egal :CASTLE HILL, LOT 43, ACRES .22 MapGrid:654 J4 l Ref Par:2S104BB 02400 edrm:4 Bth: YB:1994 Gar: Pool: B1dSF:2,071 AC:.22 *28 1[ner :COLLINS LANNY L;BARBARA G Parcel :R2026181 te :14158 SW NORTHVIEW DR TIGARD 97223 Xferd :03/21/94 Mail :14158 SW NORTHVIEW DR TIGARD OR 97223 Price :$170,000 e :1012 RES,IMPROVED Tot AV :$175,490 iregal :CASTLE HILL, LOT 42, ACRES .13 MapGrid:654 J4 Ref Par:2S104BB 02500 ledrm:4 Bth: YB:1992 Gar: Pool: B1dSF:2,162 AC:.13 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • *29 :PELINKA DAVID L;FRANCES E (ner te :14119 SW NORTHVIEW DR TIGARD 97223 it :14119 SW NORTHVIEW DR TIGARD OR 97223 Use :1012 RES,IMPROVED gal :CASTLE HILL, LOT 38, ACRES .16 Bedrm:4 Bth: YB:1994 Gar: Pool: 0 :ROBERTSON GEORGE J Fner te :14121 SW NORTHVIEW DR TIGARD 97223 it :14121 SW NORTHVIEW DR TIGARD OR 97223 e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 37, ACRES .16 ' edrm:3 Bth: YB:1994 Gar: Pool: 31 Owner :O'DIERNO MICHAEL P ite :14133 SW NORTHVIEW DR TIGARD 97223 ail :14133 SW NORTHVIEW DR TIGARD OR 97223 Ise :1012 RES,IMPROVED egal :CASTLE HILL, LOT 36, ACRES .15 iedrm:3 Bth: YB:1993 Gar: Pool: *32 er :MARDESICH MATTHEW Z;HEATHER L rite :14145 SW NORTHVIEW DR TIGARD 97223 Mail :14145 SW NORTHVIEW DR TIGARD OR 97223 ?se :1012 RES,IMPROVED egal :CASTLE HILL, LOT 35, ACRES .15 Bedrm:3 33 Bth: YB:1994 Gar: Pool: • Parcel :R2026185 Xferd :02/24/94 Price :$162,500 Tot AV :$168,240 MapGrid:654 J4 Ref Par:2S104BB 02900 B1dSF:1,910 AC:.16 Parcel :R2026186 Xferd :04/06/94 Price :$175,000 Tot AV :$186,970 MapGrid:654 J4 Ref Par:2S104BB 03000 B1dSF:2,182 AC:.16 Parcel :R2026187 Xferd :01/28/94 Price :$146,000 Tot AV :$160,450 MapGrid:654 J4 Ref Par:2S104BB 03100 B1dSF:1,726 AC:.15 Parcel :R2026188 Xferd :03/30/95 Price :$152,000 Tot AV :$147,880 MapGrid:654 J4 Ref Par:2S104BB 03200 B1dSF:1,467 AC:.15 er :ZAMBERLAN JOHN J;DEBORAH Parcel :R2026189 Site :14157 SW NORTHVIEW DR TIGARD 97223 Xferd :03/29/96 ail :14157 SW NORTHVIEW DR TIGARD OR 97223 Price :$158,000 'se :1015 RES,IMPROVED Tot AV :$145,480 Legal :CASTLE HILL, LOT 34, ACRES .15 MapGrid:654 J4 Ref Par:2S104BB 03300 1edrm: 3 Bth: YB:1994 Gar: Pool: B1dSF:1,472 AC:.15 34 Owner :CARPENTER LINDA L Parcel :R2026190 ite :14184 SW STARDUST LN TIGARD 97223 Xferd :11/09/93 ail :14184 SW STARDUST LN TIGARD OR 97223 Price :$137,580 Use :1012 RES,IMPROVED Tot AV :$144,760 egal :CASTLE HILL, LOT 33, ACRES .13 MapGrid:654 J4 l Ref Par:2S104BB 03400 edrm:3 Bth: YB:1994 Gar: Pool: B1dSF:1,437 AC:.13 *35 wner l :SHIM STEVE S;JANET H Parcel :R2026191 ite :14152 SW STARDUST LN TIGARD 97223 Xferd :05/17/94 Mail :9940 SW STEEPLECHASE CIR BEAVERTON OR 97008 Price :$132,000 se :1012 RES,IMPROVED Tot AV :$144,230 egal l :CASTLE HILL, LOT 32, ACRES .12 MapGrid:654 J4 Ref Par:2S104BB 03500 ?edrm:3 Bth: YB:1992 Gar: Pool: B1dSF:1,491 AC:.12 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 6 Owner :GEARHART THOMAS M;LORETTA D to :14120 SW LIDEN DR TIGARD 97223 til :14120 SW LIDEN DR TIGARD OR 97223 Use :1012 RES,IMPROVED gal :CASTLE HILL, LOT 31, ACRES .15 Bedrm:4 Bth: YB:1992 Gar: Pool: 7 er :BRYAN ROBERT E;LINDA J 'te :14104 SW LIDEN DR TIGARD 97223 Mail :14104 SW LIDEN DR TIGARD OR 97223 [e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 30, ACRES .14 drm:3 Bth: YB:1992 Gar: Pool: F8 Owner :LI SHUGUANG kse te :14092 SW LIDEN DR TIGARD 97223 it :14092 SW LIDEN DR TIGARD OR 97223 :1012 RES,IMPROVED Legal :CASTLE HILL, LOT 29, ACRES .16 Ldrm:3 Bth: YB:1992 Gar: Pool: *39 er :GEARHART JOHN J;TRACY M Fail te :14086 SW LIDEN DR TIGARD 97223 :14086 SW LIDEN DR TIGARD OR 97223 e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 28, ACRES .18 t 6 Bedrm:4 Bth: YB:1993 140 er :GARG AVINASH 0 Site :14077 SW CHEHALEM CT it :14077 SW CHEHALEM CT e :1012 RES,IMPROVED egal :CASTLE HILL, LOT 12, tedrm:3 Bth: YB:1992 1 Owner :LILES TODD V;SUSAN R to :14093 SW CHEHALEM CT it :14093 SW CHEHALEM CT Use :1012 RES,IMPROVED tedrm:4 gal :CASTLE HILL, LOT 11, Bth: YB:1992 *42 Gar: Pool: TIGARD 97223 TIGARD OR 97223 ACRES .13 Gar: Pool: TIGARD 97223 TIGARD OR 97223 ACRES .13 Gar: liner :HOLTON KENNETH D;EMILU D te :14115 SW CHEHALEM CT TIGARD Mail :14115 SW CHEHALEM CT TIGARD se :1012 RES,IMPROVED egal :CASTLE HILL, LOT 10, ACRES edrm:3 Bth: YB:1994 Gar: Pool: 97223 OR 97223 .20 Pool: C? Parcel :R2026192 Xferd :08/24/93 Price :$156,000 Tot AV :$167,660 MapGrid:654 J4 Ref Par:2S104BB 03600 B1dSF:1,965 AC:.15 Parcel :R2026193 Xferd :06/19/95 Price :$185,000 Tot AV :$165,460 MapGrid:654 J4 Ref Par:2S104BB 03700 B1dSF:1,969 AC:.14 Parcel :R2026194 Xferd :10/26/93 Price :$168,000 Tot AV :$169,830 MapGrid:654 J4 Ref Par:2S104BB 03800 B1dSF:1,987 AC:.16 Parcel :R2026195 Xferd :07/14/93 Price :$169,900 Tot AV :$179,710 MapGrid:654 J4 Ref Par:2S104BB 03900 B1dSF:2,174 AC:.18 Parcel :R2026211 Xferd. :12/21/95 Price :$162,500 Tot AV :$147,660 MapGrid:654 J4 Ref Par:2S104BB 05500 B1dSF:1,570 AC:.13 Parcel :R2026212 Xferd :12/10/93 Price :$135,400 Tot AV :$149,880 MapGrid:654 J4 Ref Par:2S104BB 05600 B1dSF:1,657 AC:.13 Parcel :R2026213 Xferd :03/03/94 Price :$140,000 Tot AV :$157,340 MapGrid:654 J4 Ref Par:2S104BB 05700 B1dSF:1,698 AC:.20 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. P • 43 • er :DOE GORDON KAM;ANGELA H 1 o :14131 SW CHEHALEM CT TIGARD 97223 t :14131 SW CHEHALEM CT TIGARD OR 97223 Use :1012 RES,IMPROVED gal :CASTLE HILL, LOT 9, ACRES .15 Bedrm:4 Bth: YB:1994 Gar: Pool: 4 fIner :VIRGILIO DOMINIC VIC te :14172 SW CHEHALEM CT TIGARD 97223 it :14172 SW CHEHALEM CT TIGARD OR 97223 e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 8, ACRES .19 drm:3 Bth: YB:1992 Gar: Pool: 5 Owner :TO DANNY DANH-DAI te :14154 SW CHEHALEM CT TIGARD 97223 it t :14154 SW CHEHALEM CT TIGARD OR 97223 se :1012 RES,IMPROVED Legal :CASTLE HILL, LOT 7, td=:4 Bth: YB:1993 *46 ACRES .22 Gar: Pool: Parcel :R2026214 Xferd :02/15/96 Price :$176,000 Tot AV :$158,580 MapGrid:654 J4 Ref Par:2S104BB 05800 B1dSF:1,867 AC:.15 Parcel :R2026215 Xferd :07/08/93 Price :$176,900 Tot AV :$176,420 MapGrid:654 J4 Ref Par:2S104BB 05900 B1dSF:2,329 AC:.19 Parcel :R2026216 Xferd :10/29/93 Price :$161,000 Tot AV :$168,760 MapGrid:654 J4 Ref Par:2S104BB 06000 B1dSF:1,978 AC:.22 1[ner :MICHELET JOHN J to :14140 SW CHEHALEM CT TIGARD 97223 Mail :14140 SW CHEHALEM CT TIGARD OR 97223 e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 6, ACRES .15 Bedrm: 117 * Bth: YB:1992 Gar: Pool: Parcel :R2026217 Xferd :02/09/94 Price :$155,500 Tot AV :$167,950 MapGrid:654 J4 Ref Par:2S104BB 06100 B1dSF:1,992 AC:.15 er :HONG LIEN B Site :14158 SW LIDEN DR TIGARD 97223 it :14158 SW LIDEN DR TIGARD OR 97223 e :1012 RES,IMPROVED egal :CASTLE HILL, LOT 5, ACRES .14 drm:4 Bth: YB:1992 Gar: Pool: 8 Owner :JONES ROBERT W;LISA R to :14127 SW STARDUST LN TIGARD 97223 it :14127 SW STARDUST LN TIGARD OR 97223 Use :1012 RES,IMPROVED Fe gal :CASTLE HILL, LOT 4, ACRES .13 drm:4 Bth: YB:1994 Gar: Pool: *49 ter :STURM STEVEN OMAR;SUSAN ETHEL te :14143 SW STARDUST LN TIGARD 97223 Mail :14143 SW STARDUST LN TIGARD OR 97223 e :1012 RES,IMPROVED gal :CASTLE HILL, LOT 3, ACRES .13 r drm:4 Bth: YB:1992 Gar: Pool: Parcel :R2026218 Xferd :09/23/93 Price :$155,000 Tot AV :$169,840 MapGrid:654 J4 Ref Par:2S104BB 06200 B1dSF:1,991 AC:.14 Parcel :R2026219 Xferd :10/18/94 Price :$174,900 Tot AV :$185,410 MapGrid:654 J4 Ref Par:2S104BB 06300 B1dSF:2,288 AC:.13 Parcel :R2026220 Xferd :07/26/95 Price :$164,886 Tot AV :$145,960 MapGrid:654 J4 Ref Par:2S104BB 06400 B1dSF:1,598 AC:.13 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 150 er :GREEN CATHY;AARON C 'te :14161 SW STARDUST LN TIGARD 97223 it :14161 SW STARDUST LN TIGARD OR 97223 Use :1012 RES,IMPROVED gal :CASTLE HILL, LOT 2, ACRES .13 Bedrm:3 Bth: YB:1992 Gar: Pool: 1 er :DO TUAN 'te :14189 SW STARDUST LN TIGARD 97223 Mail :14189 SW STARDUST LN TIGARD OR 97223 V g e :1012 RES,IMPROVED al :CASTLE HILL, LOT 1, ACRES .13 drm:4 Bth: YB:1992 Gar: Pool: ?2 * Owner :WINDWOOD CONSTRUCTION INC kse te :14393 SW WINDSONG CT PORTLAND 97223 it :14076 SW BENCHVIEW TER TIGARD OR 97224 :1012 RES,IMPROVED Legal :HILLSHIRE WOODS, LOT 45, ACRES .16 Ldrm:• Bth: YB: Gar: Pool: *53 er :SIERRA PACIFIC DEVELOPMENT INC Ee t:14387 SW WINDSONG CT PORTLAND 97223 Mail :PO BOX 1754 LAKE OSWEGO OR 97035 e :1012 RES,IMPROVED gal :HILLSHIRE WOODS, LOT 46, ACRES .15 Bedrm:3 Bth: YB:1996 Gar: Pool: 054 • Parcel :R2026221 Xferd :09/03/93 Price :$137,000 Tot AV :$153,820 MapGrid:654 J4 Ref Par:2S104BB 06500 B1dSF:1,630 AC:.13 Parcel :R2026222 Xferd :07/25/95 Price :$176,000 Tot AV :$160,190 MapGrid:654 J4 Ref Par:2S104BB 06600 B1dSF:1,829 AC:.13 Parcel :R2055775 Xferd :12/29/95 Price :$429,000 Tot AV : MapGrid:654 J4 Ref Par:2S104BC 03400 B1dSF: AC:.16 Parcel :R2055776 Xferd . Price . Tot AV : MapGrid:654 J4 Ref Par:2S104BC 03500 B1dSF:2,233 AC:.15 11aner :SESSIONS CATHERINE P Site :14371 SW WINDSONG CT PORTLAND 97223 Fe it :2713 E 18TH ST THE DALLES OR 97058 e :1012 RES,IMPROVED gal :HILLSHIRE WOODS, LOT 47, ACRES .15 drm:3 Bth: YB:1996 Gar: Pool: 5 Owner :WINDWOOD CONSTRUCTION INC to :14363 SW WINDSONG CT PORTLAND 97223 it :14076 SW BENCHVIEW TER TIGARD OR 97224 Use :1002 VACANT,RESIDENTIAL gal :HILLSHIRE WOODS, LOT 48, ACRES .14 redrm: : Bth: YB: Gar: Pool: 1 Parcel :R2055777 Xferd :10/11/96 Price :$175,000 Tot AV : MapGrid:654 J4 Ref Par:2S104BC 03600 B1dSF:1,707 AC:.15 Parcel :R2055778 Xf erd . Price . Tot AV : MapGrid:654 J4 Ref Par:2S104BC 03700 B1dSF: AC:.14 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • ********************* * CURRENT * SALE STATISTICS ********************************************************************* * Average Sale Price : $212,064 * Average Loan Amount : * * Number of sales in last year : 7 * Number of sales in last 6 months : 2 * * Note: Average Sale Price and Loan Amounts are calculated on * sales within the last year. ********************************************************************* ******************* * Farm Statistics ******************* * * * Owner Occupied 44 * Absent Owner 11 * * * Average square footage : 1,865 * Average # of bedrooms : 3 * Average # of bathrooms : 2.00 * Average year built : 1992 * * ** *********************************** ***** CHIC AGO TITLE INSURANCE COMPANY ' OwnerName _ Site Address Phone Farm # --- ------- -ATKINSON - DONALD C & J - 14323 SW - - - - - - WINDSONG - - - - CT - - - - - - - - 579-1539 - - 16 BERG WILLIAM A JR & M 14309 SW WINDSONG CT 579-0825 14 BOESEN JOHN EDWARD & 14301 SW WINDSONG CT 13 BRIDGMAN HAROLD & JOA 14359 SW WINDSONG CT 19 BRYAN ROBERT E & LIND 14104 SW LIDEN DR 37 ' CARPENTER LINDA L 14184 SW STARDUST LN 579-2005 34 CHABAD LUBAVITCH OF 0 *NO SITE ADDRESS* 579-2770 4 CHABAD LUBAVITCH OF 0 143,55 SW SCHOLLS F ERRY RD 579-2770 3 ' CHO JOSEPH & SOOK 14174 SW WINDSONG CT 27 CHRISTENSEN LARRY L & 14293 SW WINDSONG CT 12 COLLINS LANNY L & BAR 14158 SW NORTHVIEW DR 28 CRIST MARGERY F & JOH *NO SITE ADDRESS* 579-4111 5 ' CROWLEY PATRICK J & A 14294 SW WINDSONG CT 22 DO TUAN 14189 SW STARDUST LN 51 DOE GORDON KAM & ANGE 14131 SW CHEHALEM CT 43 ' DUTHIE JILL K 14232 SW WINDSONG CT 24 GARG AVINASH 0 14077 SW CHEHALEM CT 40 GEARHART JOHN J & TRA 14086 SW LIDEN DR 39 ' GEARHART THOMAS M & L 14120 SW LIDEN DR 36 GREEN CATHY & AARON C 14161 SW STARDUST LN 579-0433 50 HARRINGTON CLAYTON L 14182 SW NORTHVIEW DR 579-8109 7 HOLTON KENNETH D & EM 14115 SW CHEHALEM CT 590-7023 42 ' HONG LIEN B 14158 SW LIDEN DR 47 HOO KENNETH G K *NO SITE ADDRESS* 1 JOHNSON DAVID & CHERY 14341 SW WINDSONG CT 579-3902 18 t JONES ROBERT W & LISA 14127 SW STARDUST LN 48 KAY DAVID M & JACQUIE 14335 SW WINDSONG CT 17 KIM JACOB CHANG & MIJ 14269 SW WINDSONG CT 579-5614 11 ' LI SHUGUANG 14092 SW LIDEN DR 38 LILES TODD V & SUSAN 14093 SW CHEHALEM CT 41 LINDSTROM DIANE M 14194 SW NORTHVIEW DR 6 LOCH JOHN H 14196 SW WINDSONG CT 26 ' MARDESICH MATTHEW Z & 14145 SW NORTHVIEW DR 32 MICHELET JOHN J 14140 SW CHEHALEM CT 579-4407 46 ' MILLER ELIZABETH G MINOR CRAIG NEWTON 14328 14210 SW SW WINDSONG WINDSONG CT CT 20 25 O'DIERNO MICHAEL P 14133 SW NORTHVIEW DR 31 PELINKA DAVID L & FRA 14119 SW NORTHVIEW DR 590-3403 29 PORTLAND GENERAL ELEC 14445 SW FERN ST 464-7777 2 ROBERTSON GEORGE J 14121 SW NORTHVIEW DR 30 SESSIONS CATHERINE P 14371 SW WINDSONG CT 54 SHIM STEVE S & JANET 14152 SW STARDUST LN 524-6797 35 ' SIERRA PACIFIC DEVELO 14387 SW WINDSONG CT 53 SONG NING 14215 SW WINDSONG CT 9 STURM STEVEN OMAR & S 14143 SW STARDUST LN 49 TO DANNY DANH-DAI 14154 SW CHEHALEM CT 590-1822 45 TUTHILL WALTER C & AG 14306 SW WINDSONG CT 590-8301 21 UPADHYAY SATISH & SAR 14170 SW NORTHVIEW DR 8 VANPERRE I J JR 14237 SW WINDSONG CT 10 ' VIRGILIO DOMINIC VIC 14172 SW CHEHALEM CT 44 WILLIAMS VERN RONALD 14268 SW WINDSONG CT 23 WINDWOOD CONSTRUCTION 14393 SW WINDSONG CT 590-4700 52 ' INDWOOD CONSTRUCTION W 14363 SW WINDSONG CT 590-4700 55 The Information Provi ded Is Deemed Reliab le, But Is Not Guar anteed. 1 1 1 I • • Owner Name Site Address Phone Farm # ---------------------- --------------------------- ---------- ------- WYLY CRAIG W 14317 SW WINDSONG CT 694-5601 15 ZAMBERLAN JOHN J & DE 14157 SW NORTHVIEW DR 33 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 1 Kenneth K Hoo 1 Gladys Hoo Young PO Box 2800 Honolulu HI 96803 1 Margery & John Crist 5950 SW Deercrest Ln eaverton OR 97007 Itish & Saroj.Upadhyay 14170 SW Northview Dr I gard OR 97223 acob Chang & Mija Kim 4269 SW Windsong Ct igard OR 97223 lliam & Mary Berg Jr. 309 SW Windsong Ct Tigard OR 97223 David & Jacquie Kay I14335 SW Windsong Ct Tigard OR 97223 1 Elizabeth Miller 14328 SW Windsong Ct 1 Tigard OR 97223 Irn & Natalie Williams 14268 SW Windsong Ct I gard OR 97223 1 John Loch 14196 SW Windsong Ct Tigard OR 97223 i vid & Frances Pelinka 119 SW Northview Dr gard OR 97223 • PORTLAND GENERAL COMPANY 121 SW Salmon St Portland OR 97204 • ELECTRI CHABAD LUBAVITCH OF OREG 14355 SW Scholls Ferry Rd Beaverton OR 97007 Diane Lindstrom 14194 SW Northview Dr Tigard OR 97223 Ning Song & Yi Lin Deng 14215 SW Windsong Ct Tigard OR 97223 Larry Christensen Cindy Christensen 14293 SW Windsong Ct Tigard OR 97223 Craig Wyly 32293 SW Lake Dr Wilsonville OR 97070 David & Cheryl Johnson 14341 SW Windsong Ct Tigard OR 97223 Walter & Agnes Tuthill 14306 SW Windsong Ct Tigard OR 97223 Jill Duthie 14232 SW Windsong Ct Tigard OR 97223 Joseph & Sook Cho 14174 SW Windsong Ct Tigard OR 97223 George Robertson Sue Dominic 14121 SW Northview Dr Tigard OR 97223 Clayton Harrington 14182 SW Northview Dr Tigard OR 97223 I J Vanperre Jr. 14237 SW Windsong Ct Tigard OR 97223 John & Martha Boesen 14301 SW Windsong Ct Tigard OR 97223 Donald Atkinson Jacqueline Atkinson 14323 SW Windsong Ct Tigard OR 97223 Harold & Joan Bridgman 14359 SW Windsong Ct Tigard OR 97223 Patrick & Amy Jo Crowley 14294 SW Windsong Ct Tigard OR 97223 Craig Newton Minor 14210 SW Windsong Ct Tigard OR 97223 Lanny & Barbara Collins 14158 SW Northview Dr Tigard OR 97223 Michael O'Dierno 14133 SW Northview Dr Tigard OR 97223 1 Matthew Mardesich eather Mardesich 4145 SW Northview Dr igard OR 97223 1 Steve & Janet Shim 40 SW Steeplechase Cir averton OR 97008 1 Shuguang Li Xu "monica" Wu 14092 SW Liden Dr 1 Tigard OR 97223 1 Todd & Susan Liles 14093 SW Chehalem Ct Tigard OR 97223 1 Dominic Vic Virgilio ' 14172 SW Chehalem Ct Tigard OR 97223 1 Lien Hong & Tran Ho 1 14158 SW Liden Dr Tigard OR 97223 Cathy & Aaron Green 14161 SW Stardust Ln 1 Tigard OR 97223 CJ John & Deborah Zamberlan 14157 SW Northview Dr Tigard OR 97223 Thomas Gearhart Loretta Gearhart 14120 SW Liden Dr Tigard OR 97223 John & Tracy Gearhart 14086 SW Liden Dr Tigard OR 97223 Kenneth & Emilu Holton 14115 SW Chehalem Ct Tigard OR 97223 Danny Danh-Dai To 14154 SW Chehalem Ct Tigard OR 97223 Robert & Lisa Jones 14127 SW Stardust Ln Tigard OR 97223 Tuan Do & Hue Nguyen-Do 14189 SW Stardust Ln Tigard OR 97223 tERRA PACIFIC DEVELOPME Catherine Sessions PO Box 1754 2713 E 18th St t ke Oswego OR 97035 The Dalles OR 97058 • Linda Carpenter 14184 SW Stardust Ln Tigard OR 97223 Robert & Linda Bryan 14104 SW Liden Dr Tigard OR 97223 Avinash Garg 14077 SW Chehalem Ct Tigard OR 97223 Gordon Kam & Angela Doe 14131 SW Chehalem Ct Tigard OR 97223 John Michelet 14140 SW Chehalem Ct Tigard OR 97223 Steven & Susan Sturm 14143 SW Stardust Ln Tigard OR 97223 WINDWOOD CONSTRUCTION IN 14076 SW Benchview Ter Tigard OR 97224 • ATTACHMENT B Application Form 1 1 (CITY OF TIGARD I GENERAL INFORMATION SUBDIVISION APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX., (503) 684-7297 (Property Address/Location(s): Southwest quadrant of the intersection of Scholls Ferry Road and Walnut Street. Tax Map & Tax Lot #(s): ZS l 4513::.Axt, "200. 1 Site Size: 11.95 Property Owner/Deed Holder(s)°: Katherine Kirk, Albertson's 7 Address: 250 Park Center Blvd Box 2Phone: (208)395-6283 (City: Boise, ID Zip: 83726 Applicant°: Address: Phone: 1 City: Zip: ° When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written 1 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. PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: 11.95 acre parcel into 5 lots between 24,207 and 172,020 square feet in size. (provide any additional information here) J 1 PRE-APP. HELD WITH: N G ?'J DATE OF PRE-APP.: ?o REQUIRED SUBMITTAL ELEMENTS ? Application Elements Submitted: ? Application Form ? Owner's Signature/Written Authorization ? Title Transfer Instrument or Deed - ? Site/Plot Plan (81h"x 11") (# of copies based on pre-app check list) ? Applicant's Statement (# of copies based on pre-app check list) ? Filing Fee (Preliminary Plat) .... $2,125.00 (+ $10 Per Lot) (Final Plat) .............. $ 295.00 9 0 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: 1 1 1 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS 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 maybe attached to or imposed upon the subject property. 1 1 1 1 • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all t the conditions and limitations 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 61 DOvvinr's Spnature wne,-;r Owner's Signature Owner's Signature Owner's Signature U?`c.e. Pr.?s, ?.?-? ? ?sl? La•.? . 1 2 PLANS 1. Cover Sheet 2. Plat Dimension Plan 3. Overall Utility Plan 4. Overall Grading Plan MAPS TIGARD HEARINGS OFFICER MINUTES DATE: 0 ?o 0 a -'Z-1 s r---------- ---- ---- ? CHW7?RTTP I I I CoI+?TEICDLIPN j 6 9 TIEfi ? 8t D.G I ,? ? ??rt li .? I 6 I ry I I _ I ? ? '` r6)+6 vE IcaL I , I I I I I I ?w I I? ? 6Po15NED BrAMl666 I 3 I 6rEEL 6 FACE I ' TFlICK? 4'•0' x d' 0' x 1'•6' CGNC. FORTING ?Y 5 ? I)' OL. EA W4Y O[?i17 4L - rLJ'1N a/ ,• )? 1 ?' b ? ?r 4 a ? ?, ?? i ?i'' ?' i 2 REVEAL DETAIL PLL 61g 6RU9EE:D fib BKaN FACE ?' THICK 6b eEnlr e ? k3'x3' uV'n`r 6b B01.T 6b a ?1'xd'x3' 6b EI.16ED a 15'xb'?' uY(d)?i4x5'6b. HEADED 6Tt1D6 CONNECTION DETAIL 3 e?e,.E,•. r.m? 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