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Hearings Officer Packet - 10/25/2004
HEARINGS OFFICER MONDAY - OCTOBER 25, 2004 - 7:00 PM Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call 503-639-4171, Ext. 2438 (voice) or 503-684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for 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. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. Hearings are held in Town Hall at the City of Tigard at 13125 SW Hall Boulevard Staff reports are available to the public 7 days prior to the hearing date 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 VERIZON FACILITY ADDITION & REMODEL CONDITIONAL USE PERMIT (CUP) 2004-00004 DEVELOPMENT ADJUSTMENT (VAR) 2004-00056 DEVELOPMENT ADJUSTMENT (VAR) 2004-00057 DEVELOPMENT ADJUSTMENT (VAR) 2004-00058 DEVELOPMENT ADJUSTMENT (VAR) 2004-00059 DEVELOPMENT ADJUSTMENT (VAR) 2004-00060 DEVELOPMENT ADJUSTMENT (VAR) 2004-00068 REQUEST: The applicant is requesting Conditional Use approval for an addition to the existing Verizon telephone switching building and consequent modification of the existing building with associated site improvements. The applicant is also requesting approval of six (6) Adjustments to the following: VAR2004-00056: Adjustment to the minimum building height of two-stories requirement to a proposed one-story building; VAR2004-00057: Adjustment from the minimum Floor Area Ratio (FAR) requirement of 1.25 to 0.1524; VAR2004-00058: Adjustment to the requirement that a building be placed to occupy 50% of frontage to no frontage; VAR2004-00059: Adjustment to the required walkway to building entry to no walkway; VAR2004-00060: Adjustment to the street tree requirement to no street trees; and VAR2004-00068: Adjustment to the driveway spacing standard on an arterial street to allow the continued use of the existing shared access. LOCATION: 10000 SW Cascade Avenue; WCTM 1 S13513C, Tax Lot 200 Page 1 of 2 0 0 ZONE: MUC: Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.370, 18.390, 18.520, 18.630, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT Page 2 of 2 0 Au 2.1 FNDA I TEM NO. AGENDA ITEM NO.: 2.1 DATE: OCTOBER 25, 2004 PAGE_OF-j- FILE NAME: VERIZON FACILITY ADDITION & REMODEL CASE NOS.: CONDITIONAL USE PERMIT (CUP) 2004-00004 DEVELOPMENT ADJUSTMENTS (VAR) 2004-00056, S7, 58, 59, 60 & 68 IF YOU WISH TO TESTIFY ON THE ITEM INDICATED ABOVE, PLEASE PRINT YOUR NAME, ADDRESS & INCLUDE YOUR ZIP CODE PROPONENT - (Speaking In Favor or Neutral) OPPONENT - (Speaking Against) Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. 1 Name, Address, Zip Code and Phone No. I Name, Address, Zip Code and Phone No. 1 Name, Address, Zip Code and Phone No 1 Name, Address, Zip Code and Phone No 1 - - - - - - - - - - - - - - . Name, Address, Zip Code and Phone No. 1 Name, Address, Zip Code and Phone No. 1 Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. 1 I 1 Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. 1 I - - - - - - - - - - - - - - - Name, Address, Zip Code and Phone No. ' Name, Address, Zip Code and Phone No 1 I Name, Address, Zip Code and Phone No. -TName, Address, Zip Code na d Phone No. 1 0 AFFIDAVIT OF PUBLICATION State of Oregon, County of Washington, SS (,.Charlotte Allsop, being the first duly sworn, depose and say that I am the Accounting Manager of the Tigard/Tualatin Times, a newspaper of general circulation, published at Beaverton, in the aforesaid county and state, as defined by ORS 193.010 and 193.020, that Verizon Facility Addition & Remodel CUP 2004-00004/Adjustments VAR 2004-00056, 57, 58, 59, 60 &68 City of Tigard CNI TT10476 a copy of which is hereto annexed, was published in the entire issue of said newspaper for successive and consecutive weeks in the following issues October 7, 2004 D w IA (two-p Charlotte Allsop (A ccountingDManager) Subscribed and sworn to before me this October 7, 2004 -TRY UBLIC FOR OREGON My commission expiresv,agJ(31W7 OFFICIAL SEAL SUZETTE I CURRAN NOTARY PUBLIC-OREGON COMMISSION NO. 373063 MY COMMISSION EXPIRES NOV. 28, 2007 j Acct # 10093001 City of Tigard, Planning Division Attn: Accounts Payable 13125 SW Hall Blvd Tigard, OR 97223 • Size 19 ti Amount Due $ I Q~ . CITY OF TIGARD OREGON The following will be considered by the nerd HeadW Offlw on Mond October 25. 2004 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is i directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division ftaff cogtact; Motgan ItAW at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling 503-639-4171, or by e-mail to morganna,.vUlgard.or us. PUBLIC HEARING ITEM: CONDITIONAL USE PERMIT (CUP) 2004- 00004/ADJUSTMENTS (VAR) 2004-00056, 57, 58, 59, 60 & 68 > VERIZON FACILITY ADDITION & REMODEL < REQUEST: The applicant is requesting Conditional Use approval for an addition to the existing Verizon telephone switching building and consequent modification of the existing building with associated site improvements. The applicant is also requesting approval of six (6) Adjustments to the following: VAR2004-00056: Adjustment to the minimum building height of two-stories requirement to a proposed one-story building; VAR2004-00057: Adjustment from the minimum Floor Area Ration (FAR) requirement of 1.25 to 0.1524; VAR2004-00058: Adjustment to the requirement that a building be placed to occupy 50% of frontage to no frontage; VAR2004-00059: Adjustment to the required walkway to building entry to no walkway; VAR2004-00060: Adjustment to the street tree requirement to no street trees; and VAR2004-00068: Adjustment to the driveway spacing standard on an arterial street to allow the continued use of the existing shared access LOCATION: 10000 SW Cascade Avenue; WCTM 1S1335BC, Tax Lot 200. ZONE: MUC: Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immeditately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.390, 18.520, 18.630, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795, 18.795 and 18.810. • 7VA Yaatao4most of VAAR20044M 9 l rtutor MaLM ar ADMN 6 REMODEL TT 10476 Publish October 7, 2004 - 0 • NOTICE TO MORTGAGEE, LIENHOLDER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. CITY OF WARD Community Development CITY OF TIGARD ShViV,4 &tterCommunity PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY OCTOBER 25. 2004 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER AT 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NOS.: CONDITIONAL USE PERMIT (CUP) 2004-00004 DEVELOPMENT AD USTMENT ~AR' 2004-00056 DEVELOPMENT AD USTMENT AR 2004-00057 DEVELOPMENT AD USTMENT VAR 2004-00058 DEVELOPMENT AD USTMENT VAR 2004-00059 DEVELOPMENT AD USTMENT VAR 2004-00060 DEVELOPMENT AD USTMENT VAR 2004-00068 FILE TITLE: VERIZON FACILITY ADDITION & REMODEL APPLICANT: Precision Construction Company OWNER: Verizon Northwest, Inc. Attn: Phillip Young 1800 41st Street (WA 101 LB) 8025 NE Killingsworth Street Everett, WA 98206 Portland, OR 97218 REQUEST: The applicant is requesting Conditional Use approval for an addition to the existing Verizon telephone switching building and consequent modification of the existing building with associated site improvements. Th e applicant is also requesting approval of six (6) Adjustments to the following: VAR2004-00056: Adjustment to the minimum building height of two-stories requirement to a proposed one-story building; VAR2004-00057: Adjustment from the minimum Floor Area Ratio (FAR) requirement of 1.25 to 0.1524; VAR2004-00058: Adjustment to the requirement that a building be placed to occupy 50% of frontage to no frontage; VAR2004-00059: Adjustment to the required walkway to building entry to no walkway; VAR2004-00060: Adjustment to the street tree requirement to no street trees; and VAR2004-00068: Adjustment to the driveway spacing standard on an arterial street to allow the continued use of the existing shared access. LOCATION: 10000 SW Cascade Avenue; WCTM 1 S135BC, Tax Lot 200. ZONE: MUC: Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.370, 18.390, 18.520, 18.630, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURES ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 2438 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION LESS THAN SEVEN (7) DAYS PRIOR TO THE PUBLIC HEARING, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AN OPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MORGAN TRACY AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, OR BY E-MAIL TO morgan@ci.tigard.or.us. 0~ m V IORTH DAKOTA ti viold" nap CUP2004-00004 VAR2004-00056 VAR2004-00051 VAR2004-00058 VAR2004-00059 Y'AR20u4-0uu6u VAR2004-00068 VERIZON FACILITY ADDITION & REMODEL CityofTigmd w.rr wowrn~°~ ~ ue o~« ~w nono.m Z~ J • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding applications by Verizon Northwest, Inc. ) FINAL ORDER for a conditional use permit to add a 496-square ) CUP2004-00004 and foot addition to an existing equipment shelter at 10000) VAR2004-00056, et. seq.' SW Cascade Avenue in the City of Tigard, Oregon ) (Verizon Washington Square) A. FINDINGS AND CONCLUSIONS 1. Verizon Northwest, Inc.(the "applicant") requests approval of a conditional use permit to add 496 square feet to the existing 838-square foot telecommunications equipment building at 10000 SW Cascade Avenue; also known as tax lot 00200, WCTM 1S135BC (the "site"). The addition will accommodate additional telecommunications equipment. The applicant also proposes a new generator and above ground fuel tank and modifications to the existing parking and landscaping on the site. The applicant is also seeking variances and adjustments to the following Washington Square Regional Center design requirements: two story minimum building height (single story proposed), minimum floor area ratio of 1.25 (.1524 proposed), minimum 50% building frontage along the street (the 24-foot frontage will be entirely occupied by the preexisting driveway), walkway from street to building entrance (no walkway is proposed), adjustment to street tree standards (the applicant is proposing that existing street trees off site be used), and an adjustment to allow the continued use of an existing driveway that does not meet the current driveway spacing standards. The 0.20-acre site and abutting properties are zoned MUC (Mixed Use Commercial). Additional basic facts about the site and surrounding land and applicable approval standards are provided in the Staff Report to the Hearings Officer dated October 21, 2004 (the " Staff Report"), incorporated herein by reference. 2. Tigard Hearings Officer Joe Turner (the "hearings officer") held a duly noticed public hearing on October 25, 2004 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the record, including materials submitted after the hearing, and an audio record of the hearing. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The following is a summary by the hearings officer of selected relevant testimony offered at the hearing. a. City planner Morgan Tracy summarized the proposed development, the _u__i_i_ Staff ri____.. __a _ _a..a - _r ...t u applicable approval standards, the IRWPUlL a11U lel:U111111e11UGU cU11U111U11J U1 UPPIUVal. 11G noted that the owner of the adjacent property expressed concern that construction activities on the site may block the access easement located on the western portion of the site. He noted that recommended condition of approval 2 requires that the applicant submit a construction parking and staging plan demonstrating how construction will occur on the site without obstructing the easement. I This application also includes Case Numbers VAR2004-00057, VAR2004-00058, VAR2004-00059, VAR2004- 00060 and VAR2004-00068. 0 0 b. Steward Straus testified for the applicant. He asked City staff to clarify the timing of for execution of the restrictive covenant required by recommended condition of approval 5. He requested the hearings officer hold the record open to allow an opportunity to discuss the issue with City engineering staff. Otherwise he accepted the findings and conditions of approval in the Staff Report without objections. c. At the end of the hearing, the hearings officer held the record open for up to 30 calendar days to allow the applicant and staff an opportunity to discuss the timing of the conditions. The applicant submitted a fax on October 28, 2004 requesting that the hearings officer close the record without any changes to the conditions. Therefore the hearings officer closed the record at 9:00 a.m., October 28, 2004. 3. City staff recommended that the hearings officer approve the applications based on findings and conclusions and subject to conditions of approval recommended in the Staff Report. The applicant accepted those conditions without objections or corrections. No one disputed the findings in the Staff Report. The hearings officer agrees with those findings, conclusions and conditions, and adopts the affirmative findings in the Staff Report as support for this Final Order. 4. Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit, variances and adjustments do or can comply with the applicable criteria of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with conditions of approval warranted to ensure such compliance occurs in fact. Therefore those applications should be approved subject to such conditions. B. ORDER In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP2004-00004, VAR2004-00056, VAR2004-00057, VAR2004-00058, VAR2004- 00059, VAR2004-00060 and VAR2004-00068 (Verizon Washington Square), subject to the conditions of approval in the City's Staff Report dated October 21, 2004. DATED this 8th day of November 2004. urner, sq°., AICP of Tigard Land Use Hearings Officer CUP 2004-00004 and VAR 2004-00056, et. seq. Hearings Officer Final Order (Joe Turner) Page 2 0 0 "TAB A" Testimony Received at the Public Hearing. From: "Morgan Tracy" <Morgan@ci.tigard.or.us> Subject: Re: Verizon Switch CUP Date: October 28, 2004 9:31:11 AM PDT To: jtpc@qwest.net It works! The fax was recieved this morning at 9:00, and is dated October 28, 2004. Morgan Tracy, AICP Associate Planner City of Tigard - Community Development 13125 SW Hall Boulevard (503) 639-4171, ext. 2428 "Joe Turner" <jtpc@gwest.neb 10/28/2004 9:23:30 AM I got it and I will write the decision based on the Staff Report. Thanks. What is the date on the letter/when did you receive it, so I can note in the decision when the record officially closed? Joe On Oct 28, 2004, at 9:20 AM, Morgan Tracy wrote: Regarding CUP 2004-00004, We have recieved a letter from the applicant requesting to close the record, no changes to the conditions were necessary. Please respond to confirm that you have recieved this message. Thanks Joe. Sincerely Morgan Tracy, AICP Associate Planner City of Tigard - Community Development 13125 SW Hall Boulevard (503) 639-4171, ext. 2428 Thursday, October 28, 2004 8:59 AM Stewart Straus 503-872-7808 Fikx AO ATTN. Morgan Tracy Fax Number. 503-684-7297 Phone Number FROM Stewart Straus Fax Number 503-672-7808 Phone Number 503-672-7517 SUBJECT Verizon Washington Square RSU Number of Pages 1 Date 10/28/2004 MESSAGE P.01 This is notice to the City of Tigard that it is no longer necessary to hold the record open for the land use review. Phil Young of Precision Construction as the applicant has advised me that Verizon will be able to comply with the two requirements for dedication and covenant within the one month time frame anticipated prior to earliest possible issuance of building permit. Should circumstances change, Phil Young will contact the City of Tigard to discuss other options at the earliest possible time. 0 0 "TAB B" Applicant's Materials & All Correspondence Filed with Hearings Officer Prior to the Public Hearing. • • FOR THE CITY OF TIGARD, OREGON STAFF REPORT TO THE HEARINGS OFFICER Agenda Item: 2.1 Hearing Date: October 25 2004 i CITY OF TIGARD Community Development ShgpingA Better Community 120 DAYS = 12/18/2004 SECTION I. FILE NAME: CASE NOS: OWNER: APPLICATION SUMMARY tonditionafUs-e-Permit (CUP) Variance 'VAR Variance VAR Variance VAR` Variance (VAR Adjustment VAR Adjustment (VAR, VERIZON SWITCH BUILDING ADDITION CUP3b0T 70 000-4 VAR2004-00056 VAR2004-00057 VAR2004-00058 VAR2004-00059 VAR2004-00060 VAR2004-00068 Verizon Northwest, Inc. APPLICANT: Phillip Young, Precision Const. 1800 41St Street (WA101 LB) 8025 NE Killingsworth St. Everett, WA 98206 Portland, OR 97218 PROPOSAL: The applicant is seeking conditional use approval to add 496 square feet to an existing unstaffed equipment shelter building. The applicant is also seeking variances for relief from several Washington Square Regional Center design requirements: two story minimum building height (single story proposed), minimum floor area ratio of 1.25 (.1524 proposed), minimum 50% building frontage along the street (the 24-foot frontage will be entirely occupied by the preexisting driveway), walkway from street to building entrance (no walkway is proposed), adjustment to street tree standards (the applicant is proposing that existing street trees off site be used), and an adjustment to allow the continued use of an existing driveway that doesn't meet the current driveway spacing standards. LOCATION: 10000 SW Cascade Avenue (WCTM 1 S135BC Tax Lot 00200). ZONE AND MUC: Mixed Use Commercial District. The MUC zoning district includes COMP PLAN land around t-Tie Wa-shington Square Mall and land immediately west of DESIGNATION: Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed-use developments and housing at densities of 50 unites per acre. Larger buildings are encouraged in This area with parking under, behind or to the sides of buildings. APPLICABLE Community Development Code Chapters: 18.330, 18.370, 18.390, REVIEW 18.520, 18.630, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, CRITERIA: 18.795, and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval:. VERIZON SWITCH BUILDING ADDITION PAGE 1 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: Submit to tfie Panning Department (Dorgan Tracy, 63a_-4Tn, ext. 242Z or review and approval: 1. Prior to the issuance of building permits, the applicant shall provide the City Arborist with a tree protection plan, and a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 2. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 3. Prior to issuance of a site/building permit; the applicant shall submit a parking and staging plan to be used for the duration of the construction period that shows that the access easement will not be obstructed. The applicant shall note that parking is not permitted on SW Cascade Avenue, and parking on adjacent properties will require authorization from those property owners. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 4. Prior to issuance of a site permit, Additional right-of-way shall be dedicated to the Public along the frontage of Cascade Avenue to increase the right-of-way to 37 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 5. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Cascade Avenue adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to tfi-e-'IF-ngineering Department (Kim ffc- flan, 639-4M, ext. 264Mor review and approval: 6. Prior to final building inspection, the applicant's engineer shall provide final sight distance certification. 7. Prior to final building inspection, the applicant shall pay $341.50 to the City for the striping of the bike lane along the frontage of Cascade Avenue. VERIZON SWITCH BUILDING ADDITION PAGE 2 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/2512004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • 8. The applicant shall either place the existing. overhead utilt lines along SW Cascade Avenue underground as a part of this project, or they all pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $846.30 and it shall be paid prior to final building inspection. 9. Prior to final building inspection, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces in the proposed development. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE; EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historlr; The subject parcel was included in the Washington Square Regional Center area, and was rezoned from C-G (General Commercial) to its resent MUC designation in 2002. The utility building was constructed in 1984 (SDR 24-84) following a partitioning of the property the same year (MLP5-84). There have been no substantial changes to the site since that approval, apart from interior building modifications and the installation of an underground storage tank. Vicinity Information: The site is zonedTAUC Mixed Use Commercial) along with abutting properties to the north, south, east, and west. The site is surrounded by a mix of commercial and light industrial uses. The majority of this existing development is non-conforming with respect to present Washington Square design standards. Site Information and Proposal Description: The site is current) developed with a small unstaffed utility building. The applicant requests to expand this building to accommodate extra capacity for its telecommunication system. The site has frontage onto SW Cascade, and as a condition of the previous partition approval, there is a reciprocal 24-foot-wide easement for access through the site, and through the parcels located to the north and north east. The easement provides a through route to the frontage road adjacent to Hwy 217. Due to several factors, i.e. the nature of the use and the size and configuration of the property, the applicant is requesting a number of adjustments and a variance. These are discussed in more detail later in this report. SECTION IV. DECISION MAKING PROCEDURES. PERMITS AND USE Use Classification: Section 18.130.020 Lists the Ose Categories. The applicant is proposing to add 496 square feet to an existing 838 square foot single-story utility facility which houses telecommunications equipment. The facility is operated by Verizon Northwest, and is considered by the City to be a Basic Utility use. Basic Utilities are defined as Community infrastructure, including water and sewer systems, telephone exchanges, power substations and transit stations. Basic Utility uses are permitted conditionally within the MUC zoning district. The adjustments that have been requested are typically reviewed administratively. However, when different requests are reviewed concurrently, the highest review authority renders the decision on all matters in the application. In this case, the application is subject to a public hearing before the City of Tigard Hearings Officer. Summary Land Use Permits: Chapter 18.310 6etines the decision-making type to which the land-use application is assigned. VERIZON SWITCH BUILDING ADDITION PAGE 3 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/2512004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • The propposed Conditional Use permit is a Type III-HO decision. The proposed adjustments are subject to a Type II administrative decision, but will be heard by the Hearings Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the site is posted with a notice of the public hearing. Staff received one letter from the abutting northerly property owner's representative. This letter was primarily concerned with preservation of the access easement through the site particularly ensuring that no improvements are allowed to reduce its width. The letter also expressed concern with construction vehicles blocking egress during construction, and with these vehicles parking on the abutting property. This raises a fairly significant question, as the site is so constrained and parking is not permitted on SW Cascade Avenue; "where will contractors park, and where wifl materials be staged during the building's construction?" This is discussed in greater detail later in this report, under the criteria for conditional use. SECTION VI. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case, in the Chapter order in which they are addressed in this report are as follows: A. Snecific Conditional Use Criteria kA General Approval Cntena) dditional Conditions of Approval) B. ~plicable Develo ment Code Standards 18.330 (Conditional Uses) 18.360 tSite Development Review)) 18.370 Variances and Adjustments) 18.510 Residential Zoning 18.705 Access, Egress & irculation 18.725 Environmental Performance tandards) 18.745 Landscaping and Screening) 18.755 Mixed Solid-Waste & Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 Visual Clearance) C. Additio ial Site Development Review Approval Standards D. street an i m rovement Standards E. Impact u R SECTION VII. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SPECIFIC CONDITIONAL USE APPROVAL CRITERIA fiction states tfafThe purpose ofThis cffa-pter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.036A and subject to other requirements in Chapter 18.330. VERIZON SWITCH BUILDING ADDITION PAGE 4 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • General Approval Criteria for a Conditional Use: Section 18.330.030: The site size and-aimensions provide adequate area o~fhe needs of the proposed use; The existing site size is 8,635 square feet in size. This report evaluates the proposal and necessary review criteria for the site. While the site is constrained by its size and configuration, the site is adequate for the needs of the proposed use. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features; There are no apparent natural features on this site. The site's size and shape make it suitable for little else than an unstaffed use. Accommodating parking for any other use type would present a significant challenge, and its lack of street exposure renders it undesirable for other commercial uses. There is a concern regarding the temporary impacts from staging materials and parking contractor trucks during the construction period. Staff acknowledges that this will be a temporary impact and doesn't render the site unsuitable for the long term use. Since there is an access easement benefiting the abutting parcels to the north, this area cannot be obstructed. To address this concern, staff recommends that the Hearings Officer impose a condition requiring a staging and parking plan for the site prior to issuing building permits. With this condition the site WTI be suitable not only for the long term establishment of the proposed use, but will be able to mitigate for the temporary impact from construction activity. All required public facilities have adequate capacity to serve the proposal; and The site is unstaffed and therefore does not require sewer or water. Storm drainage and streets are adequate to serve the site. This criterion is satisfied. The applicable requirements of the zoning district are met except as modified by this chapter. The following table provides the dimensional standards in the MUC zone, the additional dimensional requirements for basic utility uses are specified in the Conditional Use Standards of Section 18.330.050.13.16 and the dimensions proposed for this development. STANDARD MUC CONDITIONAL USE PROPOSED REQUIREMENT Minimum Lot Size 3,050 sq. ft. 15,000 sq. ft 18,635 sq. ft Minimum Lot Width None SAME AS MUC -58 ft. Minimum Setbacks Front yard Oft SAME AS MUC 112 ft. Cascade Ave. Side facing street on corner & through lots Oft SAME AS MUC n/a Side yard Oft SAME AS MUC 3.5 ft/30 ft. Rear yard Oft SAME AS MUC 3 ft Maximum Front Yard Setback 10 ft. I SAME AS MUC 112 ft.' Minimum Height 2 stories SAME AS MUC 1 story' Maximum Height 200 ft. 75 ft. 12.5 ft Minimum Floor Area Ratio l 1.25 I SAME AS MUC 0.1524 Maximum Site Coverage 85% I SAME AS MUC 84.2% Minimum Landscape Requirement 15% I SAME AS MUC 115.8% * Adjustments required. The application fails to meet the dimensional requirements of the underlying zone for maximum front yard setback and minimum building height. These standards are new and unique to the Washington Square design area. The applicant has requested adjustments to these standards which are addressed later in this report. The supplementary requirements set forth in other chapters of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met or can be conditioned to be satisfied. VERIZON SWITCH BUILDING ADDITION PAGE 5 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.370, Variances and Adjustments; 18.390, Decision Making Procedures; 18.520, Residential Zoning Districts; 18.630, Washington Square Regional Center design standards; 18.705, Access, Egress and Circulation; 18.725, Environmental Performance Standards; 18.745, Landscaping and Screening, Off-Street Parking; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed further in this report. The proposal contains no elements related to the provisions of the following chapters: 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Des'gn Compatibility Standards; 18.730, Exceptions to Development Standard; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.780, Signs; 18.785, Temporary Uses; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. Staff further believes that there are no policies of the comp plan that are not addressed by the development code for this particular request. FINDING: Based on the analysis above, and the conditions imposed on the development, the General Approval Criteria for a Conditional Use can be satisfied. CONDITION: Prior to issuance of a site/building permit; the applicant shall submit a parking and staging plan to be used for the duration of the construction period that shows that the access easement will not be obstructed. The applicant shall note that parking is not permitted on SW Cascade Avenue, and parking on adjacent properties will require authorization from those property owners. Additional Conditions of Approval for Conditional Use. Section 18.330.030.13 saes a the Hearings A-5-Thorify may impose conditions on the approval of a conditional use, which are found necessary to ensure the use is compatible with other uses in the vicinity, and that the impact of the proposed use on the surrounding uses and public facilities is minimized. These conditions may include, but are not limited to the following: Limiting the hours, days, place and/or manner of operation; Staff does not find any justification to impose conditions limiting the hours, days, and/or manner of operation. According to the applicant, the facility is unstaffed and operates automatically 24 hours a day. Only occasional visits from a service technician are anticipated. There is a generator proposed on the north side of the site, but it will only be tested occasionally, and used during power failures. Requiring design features, which minimize, environmental impacts such as noise, vibration, air pollution, glare, odor and/or dust; The hazards related to odor, dust, noise, glare, air pollution, and vibration can be mitigated through the design of the building. Those hazards that are inherent during construction will be held to the same standards as other construction within the City of Tigard as regulated by the Tigard Municipal Code (TMC). All of these items will be subject to code enforcement review if the applicant exceeds the allowed levels. Requiring additional setback areas, lot area, and/or lot depth or width; VERIZON SWITCH BUILDING ADDITION PAGE 6 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • The applicant has requested an adjustment to the maximum front yard setback. However, in this case, the setback adjustment is to increase it from the 10-foot maximum requirement based on the lot configuration. That adjustment is discussed in detail later in this report. Staff finds no justification to require additional setbacks, lot area, lot depth, or width for this use. Limiting the building height, size or lot coverage, and/or location on the site; Based on the plans submitted, the applicant has designed and placed the building such that it meets the underlying zone requirements except for the front yard setback along the southern property line. Also, the applicant has requested an ad'ustment to reduce the height from its two story minimum requirement, to a single story structure. Adjustments to these standards are discussed in detail later in this report. Designating the size, number, location and/or design of vehicle access points; The applicant is proposing to utilize the existing access points into the site. The access is discussed in more detail later in this report. Requiring street right-of-way to be dedicated and street(s) to be improved; Street dedications have been proposed and are addressed later in this report. Requiring landscaping, screening, drainage and/or surfacing of parking and loading areas; Landscaping, screening, drainage, and parking have been addressed individually and in more detail later in this report. Limiting the number, size, location, height and/or lighting of signs; There are no signs proposed at this time, and the applicant has indicated that any new signage will be applied for at a later date. Compliance with the sign requirements for the underlying zone will be considered once a sign permit application is submitted. Limiting or setting standards for the location and/or intensity of outdoor lighting; The applicant has proposed to relocate existing building lights and utilize motion detectors for security purposes. Since no personnel will be regularly at this site, this lighting appears to be adequate for this use. Requiring berms, screening or landscaping and the establishment of standards for their installation and maintenance; Staff will address screening and landscaping later in this report, however, based on the relatively isolated location of the structure, screening and additional landscaping does not appear to be warranted. Requiring and designating the size, height, location and/or materials for fences; This criterion is addressed in more detail under landscaping and screening. Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas; There are no trees greater than 12 inches in diameter on the site. The applicant has indicated that no trees will be removed to accommodate the proposed construction, but some smaller shrubs will be removed to provide area for the expanded structure. There are no watercourses, habitat areas, drainage areas, or vegetation other than domesticated landscaping that will be affected by this proposal. VERIZON SWITCH BUILDING ADDITION PAGE 7 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER ication of sufficient open land area for a greenway adjoining and g the ded =ritn he floodplain when land form alterations and development are allowed within the 100-year floodplain; and This development is not adjacent to the 100-year floodplain; therefore, a condition is not necessary. Requiring the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This development is not adjacent to the 100-year floodplain, therefore, a condition is not necessary. B. APPLICABLE DEVELOPMENT CODE STANDARDS Site Devellp ment Review - Chapter 18.360: The SlteeveiopmenCReview approvaFsTa-ndards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The proposal's consistency with these Code Chapters is reviewed in the following sections. Variances and Adjustments - Chapter 18.370: The v7 a hington Square Regional (;enter requires many design features to promote a pedestrian friendly, dense urban environment. The applicant is seeking variances for relief from several of the Washington Square Regional Center (WSRC) design requirements: two story minimum building height (single story proposed), minimum floor area ratio of 1.25 (.1524 proposed), minimum0% building frontage along the street (the 24-foot frontage will be entirely occupied by the preexisting driveway), and walkway from street to building entrance (no walkway is proposed). These variances are considered together in the following variance analysis: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The proposed variances on their face do appear to thwart the purpose of the Washington Square Regional Center Plan which generally requires a strong on-street presence, dense urban type development, and a mixture of uses in a project. However, there are a number of factors why the purpose of this title and other properties in the same zoning district and vicinity will not be detrimentally impacted. First, when the plan was developed, the standards did not anticipate the functional requirements of stand alone utility buildings and structures. For safety and security needs, this type of use should be separated from others. Second, the property in question is infeasible to develop consistently with the purpose of the WSRC plan. Third, the variances requested generally lessen the impact on other properties (i.e. increased setbacks, reduced building height, lower floor area ratio). Moreover, since the building is located behind and is subordinate to other development around the street fronting perimeter, the fact that this building does not meet the minimum building height or lack of street presence will have a negligible affect to other properties; Only the lack of a walkway, impacts the other properties by deprivingg a pedestrian connection through the unstaffed site to the commercial properties to the north. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The lot in question is small, but is further hampered by its shape, and the presence of an access easement that occupies most of the property. The configuration of the lot with the long narrow flag pole out to the street creates additional constraints. With the easement occupyin this entire flag pole, there is no ability to provide a pedestrian walkway and maintain he preexisting 2-way easement. Reducing the width of the easement is also not practical due po the use of the drive by oversized delivery trucks for the adjacent convenience store. Full compliance with the FAR standard would mean a 10,794 square foot building. VERIZON SWITCH BUILDING ADDITION PAGE 8 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 With the limited available building footprint, this would require an approximate 8 story tall building, which consequently would likely violate the specific height limits established by the conditional use provisions. The lot's constraints do not prevent the applicant from constructing a second floor, but do prevent bringing the building out to the street (10-foot maximum setback and 50% minimum building frontage), placing a walkway between the building entrance and the public street, and constructing a structure that complies with both FAR and height limitations. While the site itself does not prevent compliance with the building height, it is the nature of the proposed use that hampers compliance with this standard. A two story building is attainable, but would end up serving no purpose, since the applicant notes that the equipment needs to be located in a horizontal versus vertical configuration. As argued, this would result in the construction of a second floor that is not used. Staff believes that equipment could be situated in a vertical manner, but does not see the need to require this currently inconspicuous non-occupied building to be built to two stories, raising its profile above other one story buildings in the immediate area. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The use will be the same as otherwise permitted under the title. All other aspects of the proposal will meet city standards aside from those elements being requested for variances or adjustments. d. Existing physical and natural systems, such as but not limited to traffic drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and Existing physical and natural systems will not be impacted by the requested variances. Drainage will continue to be adequately handled by the public storm drains stem, there is no net increase to the traffic being generated, and there are no dramatic land forms or parks on or near the site. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardships in this case are the lot configuration, presence of a 24-foot-wide access easement, and the nature of the proposed use. The lot configuration and access easements are physical constraints that bar the applicant from complying with the building placement standards, and are not self imposed. By placing the addition on the south of the existing building, the applicant will come closer to compliance to the extent possible. The nature of the proposed use dictates that the structure be a single level. With the presence of the driveway, and required landscaping, the building is as large as it can be in a single level configuration. This prevents meeting the 1.25 FAR. Staff acknowledges that the proposed use can be considered self-imposed, but also notes that the use is a preexisting one, and it is the need for expansion driven by expanding telecommunication needs that is driving the proposed development. To that extent, this hardship is not self imposed. T 'ustments applicant has additionally requested two adjustments; An adjustment to street tree standards to utilize exiting trees adjacent to the site, and an adjustment to allow the continued use of an existing driveway that doesn't meet the current driveway spacing standards. Adjustment for street tree requirements. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: (1) If the location of a proposed tree would cause potential problems with existing utility lines; VERIZON SWITCH BUILDING ADDITION PAGE 9 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 There is a number of existing telephone lines under the existing driveway that may be impacted by excavation for tree planting. (2) If the tree would cause visual clearance problems; or Not only would the tree(s) cause vision clearance problems, they would obstruct vehicles entering or exiting the site. (3) If there is not adequate space in which to plant street trees. There is 24.18 feet of frontage that is encumbered by a 24-foot-wide access driveway. The 0.17 foot area does not leave sufficient room to plant any trees. There are already trees planted on either side of the access driveway. Adjustments to access requirements. The Director may approve, approve with conditions= or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; Access is presently shared with the abutting parcels to the north. This driveway IS used by the convenience store for deliveries. If the egress on SW Cascade were closed, there is insufficient area to turn the delivery trucks around behind the store. So while it is possible to share access, closing existing access is not feasible. (2) There are no other alternative access points on the street in question or from another street; Alternate access is provided to the frontage road via the access easement, but as for conforming points of access for the subject parcel, no there are no alternatives based on the limited site frontage. (3) The access separation requirements cannot be met; As noted previously, with the limited available frontage, there is no alternative that would meet the access separation requirements. (4) The request is the minimum adjustment required to provide adequate access; The request is to maintain the existing access driveway, which is the minimum adjustment required. (5) The approved access or access approved with conditions will result in a safe access; and The existing access has operated in a safe manner to date. There appears to be no need to require additional restrictions on its use or design. (6) The visual clearance requirements of Chapter 18.795 will be met. Visual clearance is already met, and the applicant will be required to provide a sight distance certification following completion of construction. FINDING: Based on the analysis above, the criteria for the four variances and two adjustments have been satisfied. Commercial Zonin Districts - Chapter 18.520: The resi en la zonindistrict development standards are discussed previously in this report under the Conditional-Use standards. It should be noted that Basic Utility uses are permitted conditionally in all residential zones. VERIZON SWITCH BUILDING ADDITION PAGE 10 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Washinqton Suare Rec ioLnal Center Desian Standards 18.630 Design stan ad rds for pudic street improvements an or new development and renovation projects have been prepared for the Washington Square Regional Center. These design standards address several important guiding principals adopted for the Washington Square.Regional Center, including creating a high-quality mixed use area, providing a convenient pedestrian and bikeway system, and utilizing streetscape to create a high quality image for the area. All new developments: including remodeling and renovation projects resulting in new non single family residential uses are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drrainage, and participate in funding future transportation and public improvement projects necessary within the Washington Square Regional Center. The following design standards apply to all development located within the Regional Center within the MUC, MUE and MUR zones. If a Washington Square standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. Pre-Existing Uses and Developments: Chapter 18.630.030 states that notwithstanding the provisions of Section 18.760.040, uses prohibited and structures that would be nonconforming in any of the Regional Center Mixed Use zoning districts that were lawfully in existence at the time of adoption of the Regional Center Mixed Use districts are considered to be approved uses and structures. However, future additions, expansions, or enlargements to such uses or structures, shall be limited to the property area and use lawfully in existence at the time of adoption of this ordinance, February 22, 2002. An addition, expansion, or enlargement of such lawfully preexisting uses and structures up to twent,y (20%) of the gross floor area lawfully in existence of the time of adoption of this ordinance will be allowed provided the applicant of such proposed addition, expansion or enlargement demonstrates substantial compliance with all appropriate development standards in this code, or that the applicant demonstrates that the purposes of applicable development standards are addressed to the extent that the proposed addition, expansion or enlargement allows. All additions, expansions, or enlargements of existing uses or structures that take place after using the 20 percent addition, expansion, or enlargement exception shall be in conformance with the development standards of this code. Projects may use the site development review process (Chapter 18.360) to develop a site by phasing compliance with the development standards established in this chapter per Section 18.630.020.C. The current proposed development includes an expansion to the existing building that exceeds 20%. The existing building is 838 square feet, and the addition is 496 square feet (59%). Therefore, this project is required to meet all the relevant standards of the Washington Square Regional Center Design Criteria. Section 18.630.040 requires a way for creating continuity and connectivity within the Washington Square Regional Center (WSRC). The primary objective is to create a balanced, connected transportation system that distributes trips within the WSRC on a variety of streets. The connectivity standards may be satisfied by either of two options: 1. Design Option. a. Local street spacing more than 530 feet. b. Bike and pedestrian provided at intervals VERIZON SWITCH BUILDING ADDITION 10/25/2004 PUBLIC HEARING shall provide public street connections at intervals of no connections on public easements or right-of-way shall be of no more that 330 feet. PAGE 11 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 STAFF REPORT TO THE HEARINGS OFFICER • 0 2. Performance Option. a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a major building entrance to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a major building entrance to a collector or greater facility is no more than one and one-half the straight-line distance. The subject site is located on SW Cascade Avenue. SW Cascade is sandwiched between Hwy 217 and the railroad tracks. There are no opportunities for street connections from SW Greenbur Road to SW Scholls Ferry Road based on these constraints. The WSRC Implementation Plan calls for two additional highway crossings in this area, but there is no funding presently available to construct them. On a project specific basis, this project will result in no increase in trips. There are no opportunities to provide street connections through this site because 1) the site does not have adequate area to create a street, and 2) such a street would enter SW Cascade too close to the intersection with SW Greenburg Road. Therefore, while this standard is not met, it is infeasible to do so, and improportionate to require off-site improvements. Section 18.630.050 specifies the site design standards applicable to developments in the Washington Square Regional Center. Building placement on Major and Minor Arterials. Buildings shall occupy a minimum of 50% of all street frontages along major and minor arterial streets. Buildings shall be located at public street intersections on major and minor arterial streets. The proposed expansion is along a minor collector frontage. The site has 24.18 feet of frontage. However, as addressed previously in this report, the access easement occupies the entire 24-foot width. The 38-foot-wide building sits about 112 feet from the new property line along the street. The applicant has requested a variance to this standard. By granting this variance, this standard is met. Building setback. The minimum and maximum building setback from public street rights-of-way shall be in accordance with Table 18.520.2. Table 18.520.2 specifies that the minimum setback is 0 feet and the maximum setback is 10 feet along the front yard. However, as addressed previously in this report, the building cannot be brought to the front of the lot due to the presence of a pre-existing access easement. The applicant has requested a variance to this standard. By granting this variance, this standard is met. Front yard setback design. For setbacks greater than 0 feet, landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accesswax. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.6 and Table 18.520.2. The applicant notes that landscaping is provided in between the building and the street in the areas not occupied by the access driveway. Pedestrians may utilize this driveway for access, but are not encouraged to do so, since inadequate width is present to establish an on site walkway. Moreover, as the site is unstaffed, amenities of the types mentioned would likely go unused. VERIZON SWITCH BUILDING ADDITION PAGE 12 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Walkway connection to building entrances. A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner adjacent to a public street intersection are required. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040.6 and Table 18.520.2. There is inadequate area to provide a conforming walkway, and moreover, there is little need for a walkway to this unstaffed building. As addressed previously in this report, the applicant has requested a variance to this standard. By granting this variance, this standard is met. Parking location and landscape design. Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. When buildings or phases are adjacent to more than one public street, primary street(s) shall be identified by the City where this requirement applies. In general, streets with higher functional classification will be identified as primary streets unless specific design or access factors favor another street. If located on the side, parking is limited to 50% of the primary street frontage and must be behind a landscaped area constructed to an L-1 landscape standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a -L-2 landscape standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 landscape standard. There is no parking required for this use. A loading area will be located in front of the building but will be sufficiently behind the adjacent gas station building. This standard is met. Section 18.630.060 specifies the building design standards to control the vertical elements of new development within the Washington Square Regional Center. Ground floor windows. All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50% of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as long as the entire requirement is located at a building corner. As the facility is unstaffed and requires additional security protection, there are no windows provided. However, this standard is still satisfied by the fact that it is located greater than 10 feet from the street, and thus the requirement does not apply. Building facades. Facades that face a public street shall extend no more than 50 feet without providing at least one of the followin features: (1) a variation in building materials; (2) a building off-set of at least 1--foot; (3) a wall area that is entirely separated from other wall areas by a projection, such as an arcade= or (4) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The building footprint is only 38 feet wide in one direction and 50 feet wide the other. This standard is satisfied. Weather protection. Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. A small overhang is provided over the door to provide basic protection from the elements. VERIZON SWITCH BUILDING ADDITION PAGE 13 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • 0 Building Materials. Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. The building will be faced with tongue and groove cedar siding in compliance with this standard. Roofs and roof lines. Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The proposed building expansion will utilize a gabled roof system. No false roofs will be utilized. Roof-mounted equipment. All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant has indicated that mechanical equipment will be located to the side and rear of the building. No rooftop equipment is proposed nor will it be allowed. Section 18.630.070 specifies additional requirements as related to signs. In general for commercial developments in the MUC zone, the requirements for signs in commercial zones as described in 18.780 shall be used. Height limits for freestanding signs shall be 10 feet. Wall signs are not permitted to extend above the roofline of the wall on which the sign is located. No height increases will be permitted. The applicant is proposing no new signs. Any subsequent sign will require application through a separate permit process. Therefore, this standard has been satisfied. Section 18.630.090 describes the landscaping and screening requirements applicable within the Washington Square Regional Center. For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. In addition the L-1 standard applies to setbacks on mayor and minor arterials, and where parking lots abut public streets. Where the setback is a minimum of 5 feet between the parking lot and a street, trees shall be planted at 3% inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90% opacity within one year. Groundcover plants must fully. cover the remainder of landscape area within two years. For general landscaping of landscaped and screened areas within parking lots, and along local collectors and local streets, planting standards of Chapter 18.745, Landscaping and screening, shall apply. In addition, trees shall be provided at a minimum 2% inch Caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. The applicant is removing areas of existing landscaping but not below the minimum required. No additional trees are proposed, and the applicant has requested an adjustment to utilize existing street trees as previously discussed. If any new trees are planted, they will need to be a minimum of 2Y2 inch caliper. FINDING: The Washington Square Regional Center Design Standards have been met. Access E ress and Circulation - Chapter 18.705: Public Street Access: All vehicular access and egress as required in Sections 18.705.030(H) and 18.705.030(1) shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis; VERIZON SWITCH BUILDING ADDITION PAGE 14 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • The site fronts SW Cascade Avenue and obtains access directly from this public street. Additional access is obtained via a reciprocal easement through the northern parcels to the frontage road to the east. This criterion is satisfied. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant has requested a variance to this requirement to forego a walkway connection as the site is unstaffed. This was discussed previously in this decision. This criterion is satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. equired walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; and The applicant has requested a variance to this requirement to forego a walkway connection as the site is unstaffed. This was discussed previously in this decision. This criterion is satisfied. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant has requested a variance to this requirement to forego a walkway connection as the site is unstaffed. This was discussed previously in this decision. This criterion is satisfied. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with less than 99 parking spaces is one 30-foot-wide access with a 24- foot pavement width. The site has access through the parking lot which connects to the frontage street at a 30-foot-wide access point. - The 24-foot=wide easement extends through the site to SW Cascade. While there is not 30 feet of width for this access point, the paved width is 24 feet, and the site has an alternate conforming access. This standard is satisfied. Access Management (Section 18.705.030.H): Section 18.70 .030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not addressed sight distance. The applicant's engineer shall provide sight distance certification prior to final building inspection. VERIZON SWITCH BUILDING ADDITION PAGE 15 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • CONDITION: Prior to the issuance of the site permit, the applicant's traffic engineer shall provide site distance certification for the driveways on SW Cascade Avenue. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frrontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The existing driveway does not meet this standard. The project has less than 150 feet of frontage and in fact has just 24.18 feet of frontage. The driveway cannot be moved any further from the intersection. The driveway is providing shared access for this parcel and the convenience store to the north. This criterion is therefore met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Cascade Avenue is classified as a Collector street. The existing driveway location does not meet the required 200-foot spacing. The applicant has applied for an adjustment to this standard. While the applicant points out that the convenience store shares the access located on Cascade Avenue they fail to point out that they also have reciprocal access across the convenience store property. This reciprocal access agreement provides an alternative access point for the Venzon property. The access required for truck movement for the store is a more compelling justification for leaving the existing driveway on Cascade Avenue. There does not appear to be any area on either site for trucks to turn around safely. Therefore, staff concurs with the request for an adjustment. Environmental Performance Standards - Chapter 18.725: Requires tFaaffeaeral ands ate environmental laws, runes and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7710 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, ere shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a ropert y line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permit epic in an given zoning district, which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be reader detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. VERIZON SWITCH BUILDING ADDITION PAGE 16 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1 there shall be no emission or transmission of heat or heated air which is discernible a - the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintainedin a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: Based on the information provided by the applicant, the expanded use of the property will conform to the above requirements. There is no history of non compliance, and staff has no indications that the above standards will not be satisfied. If for some reason the above standards were in question, and it was subsequently found that the use was out of compliance with any of the above standards, the property owner would be subject to code enforcement, court review, and possible fines until they were brought back into compliance. Landscca inci and Screenin - Chapter 18.745: Street trees: Section 18.745.040 sates tTFaf all development protects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.C Section 18.745.040.C requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant has requested an adjustment to this standard as addressed previously in this decision. By granting the adjustment, this criterion is satisfied. Land Use Buffering and Screening: Buffering and Screening is required between different types of land uses. It is the intent of these standards to provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution that a development site may impose on adjacent properties. The abutting uses are similar in their commercial nature. Since the equipment for this utility will be housed indoors, there is no need for additional screening or buffering. This criterion is satisfied. Mixed Solid Waste and Recyclables Storage - Chapter 18.755: Chapter ~5 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant notes that the site generates no waste, as it is unstaffed. Staff concurs. This criterion is satisfied. Off-Street Parkinq anid LoadinqJ18.7651: bisa6Te-T-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. According to the Oregon Uniform Building Code, only affected buildings are required to provide ADA spaces. Unstaffed buildings are excluded from affected buildings, and thus no ADA spaces are required. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. VERIZON SWITCH BUILDING ADDITION PAGE 17 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER The TDC requires no bicycle parking for this use. This criterion is satisfied. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. The TDC requires no vehicle parking for this use. This criterion is satisfied. Off-street loading requirements: Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. The proposed facility is 1,334 square feet in size, and is not required to have a loading area, nevertheless in recognition of the occasional service technician visits, the applicant has shown a loading area for temporary loading/unloading of equipment. This standard is satisfied. Tree Removal - Cha ter 18.790 Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist be provided for a conditional use application. The tree plan shall include identification of all existing trees, Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, identification of which trees are proposed to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. There are no trees greater than 12 inches on this particular property, however, the adjoining property to the east has a row of evergreen hedge plants and the property to the north has a tree located near the property line that will need to be protected during the construction. FINDING: There are no trees on this particular site; however, there are landscape plants on the adjoining property to the east and a tree to the north within 12 feet of the building in order to ensure the viability of the existing trees and those trees within the area of work, the following conditions shall apply. CONDITIONS: Prior to the issuance of building permits, the applicant shall provide the City Arborist with a tree protection plan, and a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Visual Clearance Areas - Chapter 18.795: motion . sta es a the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site' parking or loading requirements or which changes the access requirements. VERIZON SWITCH BUILDING ADDITION PAGE 18 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • 0 Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction except for an occasional utility pole or tree), exceeding three feet in height, measure from the top of the curb, or where no curb exists, from the street center fine grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. There are no proposed structures or other changes inside of the vision clearance area, and the applicant has stated in the narrative, that no obstructions will be placed in the visual clearance areas. Moreover, engineering staff have required that a sight distance certification will be required as part of meeting the access standards. This standard is satisfied. C. ADDITIONAL SITE DEVELOPMENT REVIEW APPROVAL CRITERIA ection through provides adcUtionai-Tite Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain) and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this report and, therefore, will not be addressed in this section: 18.360.090.13 Parking); 18.360.090.12 (Landscaping); 18.360.090.13 Drainage); and 18.360.090.14 (Provision for the Disabled); 18.360.090.15 (Provisions o the underlying zone). Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards: As discussed in this report, all applicable sections have been addressed and where the proposal is deficient, staff has recommended conditions to ensure compliance. Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light air circulation, and fire-fighting; and oriented wih consideration for sun and wind. Frees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. As discussed previously in this report, there are no trees on this site. The site has already been developed to the point that there are no extraordinary natural constraints that would dictate the placement of the proposed building. No buildings or structures are proposed that will hinder air circulation, or prevent fire-suppression. This criterion has been met. Buffering, screening, and compatibility between adjoining uses: Buffering shall be provided between different types of land uses and decreased noise levels, air pollution, visual barrier, on site screening of service areas, storage areas, parking lots, and mechanical devices on roof tops shall be considered in determining the intensity of the buffer or screen. Buffering and screening has been discussed previously in this report. This criterion is satisfied. VERIZON SWITCH BUILDING ADDITION PAGE 19 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING . STAFF REPORT TO THE HEARINGS OFFICER • • Crime Prevention and Safety: Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The City of Tigard Police Department has reviewed this project and has not indicated concern or objection with the proposal. The applicant is proposing to use motion detector site lighting mounted on the building to discourage loitering. This criterion is satisfied. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site is approximately 150 feet from a transit route, however, as the site is unstaffed, there is no nexus between the type of the proposal and the need for transit related improvements. This criterion is satisfied. D. STREET AND UTILITY IMPROVEMENTS STANDARDS - CHAPTER 18.810 ChapteM provides construction stan ar s or the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route street to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Cascade Avenue, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 37 feet from centerline. SW Cascade Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a Restrictive Covenant for future street improvements. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. VERIZON SWITCH BUILDING ADDITION PAGE 20 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • There are existing sidewalks along the frontage of SW Cascade Avenue. This standard is met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. No connection is required. Storm Drainage: General Provisions: Section 18.810.100.A states reywires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage impacts. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Detention is required when the net, new impervious surface area exceeds 5,000 square feet. The improvements proposed will create approximately 375 square feet of net, new impervious area, therefore a fee in-lieu of detention will be allowed. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cascade Avenue is a designated bicycle facility. VERIZON SWITCH BUILDING ADDITION PAGE 21 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • Cost of Construction: Section 18.810.110.6 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. It is not practical for this project to provide striping, but it is appropriate to collect the cost of the striping. The amount of the striping would be as follows: • 25 feet of 8-inch white stripe, at $2.50/lf $62.50 • 1 Mono-directional reflective markers @ $4.00/ea $4.00 • 1 Bike lane legends @ $175/ea 175.00 • 1 Directional mini-arrows @ $100/ea 100.00 $3'T1.50 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing ufilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Cascade Avenue. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage. The frontage along this site is 24.18 lineal feet; therefore the fee would be $846.30. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY Public Water System: The applicanis not proposing any new water connections. VERIZON SWITCH BUILDING ADDITION PAGE 22 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 • Storm Water QualitlL The Cyy has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant shall pay the fee in-lieu of constructing an on-site water quality facility. Gradin and Erosion Control: -design and-Construct on Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, rading, excavating, clearing, and any other activity which accelerates erosion. Per 1WS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Site Permit Ree uired: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway. construction. This permit shall be obtained prior to approval of the final plat. Address Assi n_ments: The city of I"T gard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary ~USB). The site is already addressed, thus no fee will be required. E. IMPACT STUDY: motion a states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Unstaffed utility buildings are not assessed a TIF. FINDING: The applicant is proposing to dedicate right-of-way and is required to bring the streets up to current standards. This is being accomplished by entering into a restrictive covenant to participate in a future road improvement project and by paying fees to underground utilities and to lace a bike lane. No other exactions or off site improvements are required. Thus the impact mitigation is proportionate to the level of impact resulting from the proposal. VERIZON SWITCH BUILDING ADDITION PAGE 23 OF 24 CUP2004-00004NAR2004-00056-00060, 00068 10/2512004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this report. SECTION IX. AGENCY COMMENTS Portland General Electric, Tigard Tualatin Schools, NW Natural, Comcast, Verizon, TVF&R and Clean Water Services were given the opportunity to review this proposal and submitted no comments or objections. 15REPARE'D BY: Morgan acy Associate Planner October 21. 2004 DATE VERIZON SWITCH BUILDING ADDITION PAGE 24 OF 24 CUP2004-00004/VAR2004-00056-00060, 00068 10/25/2004 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER r • JORTH DAKOTA ST 7::p I c;Ommunity Development 0 6^; V/ l J 8 M ISITEI C~ i SHADY LN oC= / oo°~~ ooo° ooo-~ o°o° o I I p ~ I I p p p p o LLB p Y GEOGRAPHIC INFORMATION SYSTEM VIQNITY M" CUP2004-00004 VAR2004-00056 VAR2004-00051 VAR2004-00058 VAR2004-00059 VAR2004-00060 VAR2004-00068 N 100 200 300 400 Feet 1'= 310 feet City of Tigard - I Information on this map is for general locafion Doty and shGuld be verified with the Development Services Division. 13125 SW Hall Blvd WORTH- Tigard, OR 97223 ; / (503) 6334171 / I I I I I I I r---F httpl/w m.ci.tigard.or.us Plot date: Sep 29, 2004; C:\magic\MAGIC03.APR VERIZON FACILITY ADDITION & REMODEL • 1 r em os noun ll DZT 7-II STORE EXC T TRA5H New 100"A GENTRArOR NEWCHICIPEA E _ N[W BOUARD~ i ' • • • • - • • NEW 00wt6T0Uf / L NEW AeOVT GROLAO PM TA NEW DO"a-OUT &757 00.115povr ¢ FXIST BUILDING Nnvt~ -I NPWOOKf~iIO(/I / i~, •.7 , RTPNR fJ24i RAYl g NEW BLYIAROJ i'/~ mr R7wN5/bl/f / 21 New CONOEN W U1115 WWCroGn rENa InIUII IIIIIIII IIIIIIII 51TE AREA 4754 5F EX15T DR/VEL+~~II II LANDSCAPE AREA 13705F 15.65% (-375 IIIIIIII I BUILDING AREA 1334 5P 15.24% (+49• IIIIIIII PAVED AREA 6050 5F 69.1 1 % l2l IIIIIIII ~ IIIIIIII IIIIIIII IIIIIIII I p M i NHG StOPeS TOORArN m UTLII flIY'N9 RITL@!/O R{Yw IIIIIIII ~ ~ IIIIIIII IIIIIIII ~ IIIIIIII ~ IIIIII com mr"Ow ft=flu r VAULT NEWRfGHT-OP-WAYUNEAMRDED(CATION r Lys W5""usa°E""E"ve'rolr°u"'rvc AU PUBLICIMPROVEMENT5 DEFERRED TO FUTURE TIME - APPUCANT AGREE5 TO ENTER INTO AN Ly IIIIII Dom Fox rat w iRMercW AGREEMENT FOR FUTURE STREET IMPROVEMENTS rr MWEIECTR4GmWNOOwH rnoir mr LIRTR 0.&X (RE5MCTTVE COVENANT) III i 1 Ilium ~ SW CASCADE AVENUE CITY OF TIGAR S®TE FINN (Map is not to scale) z 0 Cn 0 z z z 0- _0 1- u- 0 1- 0 CUP2004-00004/VAR2004-00056, 57, 58, 59, 60 & 68 VERIZON FACILITY ADDITION & REMODEL PRE-APP. HELD BY: CITY 01. TIGARD PLA N1NG D:IVIS,ION 13125 SW HALL BOULEVARD TI:GARD, OR 97223-8189 503:6;39.4171-/503.:6:84:7297 CITY OF TIGARD oeecort LAND USE PERMIT APPLICATION File # Other Case # Date 1 By l I Receipt # I City ❑ Urb ❑ Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ZAdjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) [dConditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) -LULA I IUN WHERE U AL IwrTY-WrtL Ul:c0R-(( tlress it available) 10000) SVV Cam,sC,a.or AJetx TI`GaARO ©(L R7 2~.S 1 AX MAV lk I AX LU I NUS. 15 ) 35 BG o02~0 I U IAL JI I t JILt LUNINU LLASSIrI(.A I IUN &-7 S<4- s M d C. ArrLILAN 1 P~~G► s t or•D ~ r~.STRUGT I O N G~ ran d°~ Y MAILING AU1JKt55/(:I I Y/S I A I t/LIP. . 8 D 26- t`lF. ~~l Ll.I ~1+~5 WD RTH ST Fb t?--r L-A V-1 b VrIUNt NO. rAA NO. 503 2-t33 53 ~ -7 O. fH 1 ^ro ~~3 2~3 4-5 Zr7 c Mist more than one) VIF-(ZI -Zo r~ NIOP--TrHW F-~~ MAgo NG AUUKtbb/LI 1 Y/5 I A,I t//-IP o 41 Sr 5TR ejFT Cwt i o 1 ~v IR~`~r , v~1A R 8 zob FHUNt NO. ~Z 26 I X40 r°, o P~o~C l 003 CO to L.4) "When the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The hers must sign this application in the space provided on the back of this form or.submit a written authorization with this application. Q VKU1-USAL JUMMAKY (mease De speGTlc) A-M I-n nN( `v\A J I T~ r-r v t IPM E rJ P> tJ I C JD f h1 G r4- aA s 5© c~ A-`(` G r~ I -re- "60 rpl ~,~~c'i o t~IS APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. JUN-18-04 18:48 ~8 FROIA-FIDELITY SERVICE rr 1 v~ K .1G41 Marv ar ttanrv 0. Erman Stompa ,y in aroa,idv+t~..n v♦ +8082276478 T-78S P•02/02 F-066 tn,%?kt r#vr-- ccra.s. 4mi ,rno lleirnlC4 L.CnnQn? no0band 811.1 .+1: Of tig/=;,,4 f`r c allrrl rill' grantar. I• l.wu Tb,-utiarnl -ma 1114... 9 .1r l....... newal". lu grnlar paid Jr Griner.11 fairilllcr.rrn cr;mi',ony a" i.1,.! ?jr;rthwmjt, Inc. , Iv-rrrl+allrr r•allyd rlrr grails'. dtre•-I ht-rrbr arUgt, barn 1181 •.0l foral rrnhrr y urd- the rwid gr.rrdrr urrd #rgalrr- - l..vr,. .f4.. e,.r rt .rnd .1.- wan.. rlhat e.rtain real ;rrwrnv(r. Willi rhr tenremara, l.vredrlarnFnh and nppurlrlorrrr m therrual.r brl.rnalnq of ~pp.rlgrhurrg."sifuarnl in aw (:wady fit Mahinptan Kral Male IV 0tc4iwl. Jv,h-rrbrtl rw lafla.rar rv.wa: 1Duglnrtilna at a point in the cantarlina of f:aunty Roue a 897 unp an the wasteriy Una of too w.w. PrOm D.L.C.N.39 in T. 2 Solt l.W . of Vic W.M.e sald ougtnning point mling the N.E. corner of Ndurnnan Tract°r a d41y regarded sugalviaion in wasnington CountyIRruoon; runninu thence South W 441 Wast along uto wa9curiyr 21na of trio said Graham c1afre 9441.4 fast to an irate 8f thance Sawtn 63 Sgt East 451.9 foot to an Iran pips; tnanca SaNtl S7Pg7p11Mast 300 feet to an iron pips 1" In U19meter on the 9a4ther1V line of that curtain 4.49 ;.t:•ra "not of fond conveyed to A.R. Prier 4y 4mea ae ganartaca, an Page 693 in 4aat: 229 of waahington county/ OraponrDaed Re"Poo thenas Norm 360 241 East 443.3 foot to an Iran pi a an the 948% lion of the aelp Prior Tract; thanae Nartn Ze 251 Ea>at 476.1 rogt'to tno N.>=e Rcrne of the eaid Prier Tract in %no GOAter of said County Rana No. 997; tnenrq North 4390 051 Wast 96.3 fast to .tae pbace of beginning. kul' 7'a flare and to Maid the abo.e da= bed and granted pmmia.a unto the acid grantee ord granreia eucass a and gsaigAa torarar. And .aid 4ranmr hemar rmarwnra to and with amd gran and gr+vuee a ha;r.. ruocc"or- and at- 4*W6 that $rarrtar b lawfully &&Zed In toe simple of rho abrrev granted projWma, fee lrorri all oncwmbrar co, Ba Ft ta...*ha riphto of tha. pi aso 3tt..t]TW..:ifJ. tnat..portion a tna Pbove iarttReraky. lying tal.Llrlln..Tdre_timlts aP rAa~13.400 11ighwayh.. . „ _ - .and rhat 4ramor will rwrr+tnt and farcvpr tlatind the abavt granted pmadsaa and wary, par; and parsei thereof agailW the Jow- led t'laiaq cad 4va14ndt ar all pararxhs whomaoerer. in 9=39tWOA thia deed and Vbm the Cortiest ap repuirco, tho singu:er InchKrea rho plural. W174VB= grantor's hand and seal this 9trt _ . , ey of _ Oa bQ~ 1D._ 7 . _ c~T~%/l • 8r~il _ _ _ (attar) Fm q.Aq srArz.QP t]RL'Ciom. cauney af.man tLirr..lrraf... ...)elf p~ W.'11~1T:..g... _ ......r -.!!7 y tl»abirra,r4wred....IiR[1iy. ~a-~[lAi. BAfil..f~EnB~..a~nnens.'43b4 j; rhv taro~ottlE htrtntroapt to 1>a Mary apt slid dual. L G ' ~t1917aclay. $wht.) + ~Natary A d)& for 0 ` 1 Wr r~+aawaltalort asplem - ? kl..._ Ieooa„rAfeitlTtleCgaprrNt haTUaN TOOT. '+rRiANF i D a..a.tdOl~,Relsl for / 6'r~'.1 . 2.Union PM4*9 n40pregdt/ 47lp11-....... OTATIK Or okra" r Qatrto~ _ur r .o.l~.~11t$ °I Rsaags rtl~' two •~p~ hp ~.'.!r . 'VW BRANNOW.. i p 4° rtaFdAi7 rM 1 pp Allow . ~6s ~ ~V~~ Oa,ecrw rM ' fox Received Jun-18-04 02:34pm From-+6082276478 To-Fidelity National Ti Page 002 0 Fidelity National Title Company of Oregon PRELIMINARY REPORT Fidelity National Title Company ATTN: Todd Hardi (949) 477-3618 1300 Dove Street, ste 310 Newport Beach, CA 92660 9728422 OWNER/SELLER: Verizon BUYER/BORROWER: PROPERTY ADDRESS: 8840 SW Burnham Street, Tigard, OR 97223 EFFECTIVE DATE: June 4, 2004, 05:00 P.M. 1. The policy and endorsements to be issued and the related charges are: AMOUNT PREMIUM Lender's Extended 1.00 200.00 Government Service Charge 35.00 2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 3. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Verizon Northwest, Inc., a Washington corporation, successor in interest to General Telephone Company of the Northwest, Inc. 4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED, IN THE CITY OF TIGARD, IN THE COUNTY OF WASHINGTON, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF KK\kk 06/17/2004 1 0- 0 EXHIBIT "ONE" Beginning at a point in the centerline of County Road No. 997, and on the Westerly line of the W.W. Graham Donation Land Claim No. 39, in Township 2 South, Range 1 West of the Willamette Meridian, said beginning point being the Northeast corner of the "Burnham Tract", a duly recorded subdivision in Washington County, Oregon; running thence South 44044' West along the Westerly line of the said Graham DLC, 948.4 feet to an iron pipe; thence South 6301 5'East, 481.9 feet to an iron pipe; thence South 57 °07' East, 30.9 feet to an iron pipe one inch in diameter on the Southerly line of that certain 8.89 acre tract of land conveyed to A.R. Prier by deed as described on Page 693 in Book 229 of Washington County, Oregon, Deed Records; thence North 35°24' East, 443.3 feet to an iron pipe on the East line of the said Prier tract; thence North 2°26' East, 476.1 feet to the Northeast corner of said Prier tract in the center of County Road No. 997; thence North 43°05' West, 96.3 feet to the place of beginning. EXCEPTING THEREFROM that portion conveyed for road purposes in document recorded February 11, 1964, Book 506, Page 151, Washington County Deed Records; ALSO EXCEPTING THEREFROM that portion of the herein described parcel dedicated to the public as "Greenway" by document recorded January 11, 1983, Document No. 83000970, Washington County Deed Records, more particularly described as follows: Beginning at the point in the centerline of County Road No. 997, and in the Westerly line of the W.W. Graham Donation Land Claim No. 39, said point also being the Northeast corner of "Burnham Tract", a duly recorded subdivision in Washington County, Oregon; running thence South 44°44' West along the Westerly line of said Graham DLC, 779.4 feet to the true point of beginning; thence continuing South 44°44' West along the Westerly line of said Graham DLC, a distance of 169.00 feet to an iron pipe; thence South 63°15' East, a distance of 481-90 feet to an iron pipe; thence South 57°07' East, a distance of 30:9 feet to an iron pipe one inch in diameter; thence North 32142' East, a distance of 138.00 feet along the Southeasterly line of that tract conveyed in Volume 672, Page 400, Washington County Deed Records; thence South 71°26'31" West, a distance of 96.47 feet; thence North 63015' West, a distance of 360.00 feet; thence North 02 ° 16' West, a distance of 110.00 feet to the true point of beginning. 2 0 - • AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS~TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS FOLLOWS: GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records, proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession. Easements, or claims of easements or encumbrances, not shown by the public records, reservations or exceptions in patents or in acts authorizing the issuance thereof, water rights, claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose. 5. Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for worker's compensation, which have now gained or may gain priority over the lien of the insured deed of trust, which liens do not now appear of record. SPECIFIC ITEMS AND EXCEPTIONS: S. City liens in favor of the City of Tigard, if any. There are no liens as of June 4, 2004. 7. Rights of the public and governmental agencies in and to any portion of said land lying within the boundaries of streets, roads and highways. 8. A mortgage to secure an indebtedness as shown below, and any other obligations secured thereby Amount: $96,200,000.00 Dated: June 1, 1968 Mortgagor: General Telephone Company of the Northwest, Inc. Mortgagee: Bond Holders Recorded: - June 27, 1968, Book 702, Page 670 Affects: Other property also Together with all amendments and modifications, including the terms and provisions thereof. 9 0 9 Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Tigard Water District Purpose: Underground water pipeline Recorded: April 2, 1969, Book 738, Page 58 Affects: 10 foot strip along the Easterly line; refer to document for particulars 10. Easement(s) document. Granted to: Purpose: Recorded: for the purpose(s) shown below and rights incidental thereto as granted in a Unified Sewerage Agency, a municipal corporation and county service district of the State of Oregon Sewer line June 12, 1972, Book 873, Page 289 Affects: Southerly portion of property; refer to document for particulars 11. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: City of Tigard Purpose: Access roadway Recorded: November 13, 1985, Recorder's No. 85045401 Affects: Easterly 40 feet; refer to document for particulars 12. Leases and/or tenancies, if any. 13. No search has been made for financing statements which are filed with the Secretary of State, and any matters which would otherwise be disclosed are expressly excluded from coverage. 14. Personal property taxes, if any. 15. The transaction contemplated in connection with this Report is subject to the review and approval of the Company's Corporate Underwriting Department. The Company reserves the right to add additional items or make further requirements after such review. The following matters pertain to Extended coverage only: 16. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession.' To remove this item, we will require an affidavit and indemnity on a form supplied by the company. 17. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose. 4 • • The company will make an inspection of the premises and this exception may be eliminated or limited as a result thereof. 18. Any statutory liens for labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for worker's compensation, which have now gained or may gain priority over the lien of the insured deed of trust, which liens do not now appear of record. To remove this Item, we will require an affidavit and indemnity on a form supplied by the company. END OF ITEMS AND EXCEPTIONS NOTES: Note A. Property taxes for the fiscal year 2003-2004, paid in full Amount: Not shown; assessed by Oregon Department of Revenue Account No.: R468103 Map No.: 2S102DB-00100 Levy Code: 023.74 NOTE: Property herein described is assessed by the State of Oregon Department of Revenue, pursuant to ORS 308.510. Note B. No search has been made or will be made for water, sewer, or storm drainage charges unless the city/service district claims them as liens (i.e., forecloseable) and, reflects them on its lien docket at the date of closing. Buyers should check with the appropriate city bureau or water/service district and obtain a billing cutoff. Such charges must be adjusted outside of escrow. Note C. There are no judgments of record against Verizon Northwest Inc., a Washington corporation. Note D. THE FOLLOWING NOTICE IS REQUIRED BY STATE LAW: YOU WILL BE REVIEWING, APPROVING AND SIGNING IMPORTANT DOCUMENTS AT CLOSING. LEGAL CONSEQUENCES FOLLOW FROM THE SELECTION AND USE OF THESE DOCUMENTS. THESE CONSEQUENCES AFFECT YOUR RIGHTS AND OBLIGATIONS. YOU MAY CONSULT AN ATTORNEY ABOUT THESE DOCUMENTS. YOU SHOULD CONSULT AN ATTORNEY IF YOU HAVE QUESTIONS OR CONCERNS ABOUT THE TRANSACTION OR ABOUT THE DOCUMENTS. IF YOU WISH TO REVIEW TRANSACTION DOCUMENTS THAT YOU HAVE NOT YET SEEN, PLEASE CONTACT THE ESCROW AGENT. 9 0 . EXHIBIT A AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (10-17-92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY (10-17-92) SCHEDULE OF EXCLUSIONS FROM COVERAGE The following matters we expronly excluded from the covraQa of this policy and the Company wig not pay bin or damage, cot", attarnfy's fns or expanses which rise by reaon of: 1. 1.) Any law, rdilrlge or governmental regulation ('nchiding butnot limited "building and zoning laws, rdinanea, or reputations) restricting, prohibiting or relating to 18 the occupancy, un, or enjoyment of tha lard; Iii) the character, dimensions or location of any improvement now or hrnhr rested on the tend; IQ a separation in ownership or a change in the d4nnsione or arms of the land or my parcel of which the land is or cues • pert; or livl anv'r-toil protactkxn, or the affect of any violation of Ana laws, ordinances r gwemnentel regulations, except to"extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation of agreed violation eMeatig the land has been .-dd in the pubic r-do at Date of Policy. Ibl Any governmental police power not excludd by (a) above, except to the extent that a notice of the exreise thereof or a not" of a defect, lien or motlmlbranee resulting from a violation, or triaged violalkn affecting the tend hes b.an (ecororded in the pubic records mt Data of Policy. 2. Right. of rnnenl domain unless notice of the exerain thereof has been recorded in the pubic record. at Da" of Policy, but not excluding from coverage any taking which has occur nod prior to Data of Policy which would be binding an the righte of a purchnr for value without knowledge. 3. Defects, rims, encumbrances, advarse claims. or other maters: W rated, suffrd, nwmed r agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to thanered claimant and not declared in writing to the Company by the insured claimant prior to the data the Insured clamant became an inward under the polity; lo) reruld g In no loss or damage to the insured claimant; (d) attrhbg or crated subsequent to Dole of Polley, r (e) resulting in ten or damage which would not have been watained if the insured clamant had paid value far dta -bito or interval insured by this policy. 4. Unanforcambilty of the lien of the insured mortgage because of the Inability or failure of the insord at Date of Polley, or the Inability or tallun of any subswptant owner of the indebtedness, "comply with applicable doing business laws of the state in which the land I. situated. S. Invalidity or unrdreambiity, of the San of the Insured mortgage, or claim thwecf, which rises out of the transaction evidenced by the insured mortgage, and is based upon usury or any consumer credit protection w truth In lending law, 6. Any statutory Ean far services. labor or materials (r the clam of priority of any statutory fen far services, labor or material. over the Hex of the inward mortgage) wising from an i provamont or work related to the land which Is contracted far and c. d wrbsaqu"t to Dow of Poky and is not financed In whole re In pert by proceeds of the indebtedness seared by the Insured mortgage which at Data of Polley the insured he. advanced or is obligated to advance. 7. Any claim which aria out of the crensection creating the invest of the morgagen insured by this policy, by raaon of the operation of Worms bankruptcy, state insolvency, or similar creditors' rights Iaws, that is based on: Id the transaction creating the interest of the insured n rtgaga being dso ned a fraudulent conveyance or fraudulent transfer; or (W the subordination of the interest of the insured mortgagee a a result of the eppication of the doctrine of a"Itablo subordination; or (iii the transaction creating the interest of the insured mortgagee being downed a preferential transfer except where the preferential transfer results fern the failure: lal to timely record the instrument of transfer; r (b) of such recordnion to import notice to a purrdtasr far value or a )udge meet or lien reditr. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92) AND AMERICAN LAND TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY (10-17-92) SCHEDULE OF EXCLUSIONS FROM COVERAGE The following matters we expressly excluded from the cwrago of this policy and the Company win not pay ten or dwmsge, cos", attomey's fees or expenses which wee by reason of: 1. lei Any law, ordnance or govemmmtatngu"ticn tnckudnp butmt invited to building and zonino laws, ordinances, r regulations) restricting, prohibiting orrolati g to li the occupancy. W#. or mjoymmt of the land: IW the character. dimensions or location of my Improvement now or herwitter erected an the and; (':d a separation in ovnerch0 or a change in the dimensions or was of the land or my parcel of which the land is or was a part: or (ivl environmental protection, or the effect of my violation of thin laws, wdinwca or governmental regulations, inept to the extant that a notice of the enforcement thereof or a notice of a defect, lion or ancumbrance resulting from a violation or aPeOe i violation effecting the land has been recorded in the public records at Date of Policy. lb) Any governmental poll" power not excluded by is) above, except to the extant that a notice of the nancse thereof or a notice of a defect, lion or encumbrance resuhino from a violation of alleged violation affecting the land has been r-dd In the public records at Data of Polley. 2. Rights of eminent dmsn unless notice of the exrdss than( has been recorded In the public remrds et Date of Policy, but not excluding from coverage any taking which has occurred prior w Date of Policy which would be binding on the rights of a purchar for value without knowledge. 3. Defects, liras, ancum ran.es, adverse albino, or other matt- Isl rated, suffered, n.umed or agreed 1. by the in-ol aliment; (b) not known to the Company, not recorded in the public records at Date of Pricy, but known w the insured claimant and not disclosed in writing to the Company by the insured clement prior to the date the insured clamant became an insured under this policy; It) resulting in no loss r dennags to the insured claimant: Id) attaching or anted subsequent to Date of Policy, or Is) resulting in We or damage which word not have been sustained it the Insured claimant has paid value for the estate or insured by this poky. 4. Any claim which wins out of the transaction vastng in the insured the state or interest nwrd by this policy, by rearm of the operation of federal bankruptcy. outs insolvency, or si ilr oaditori right. laws, that is based on; Id the transaction creating the assts or interest insured by this policy being deemed a frsudulont emveym" or fraudulent transfer; or IN the transaotin rating the estau or interest insured by this policy being deemed a prOmentsl transter except where the preferential tronsfor results from the faiurr. IN to timely record the instrument or transfer; r (bl of much recordation w import node. to a prrhar far vafua or a judgement or lien credit.. The above ALTA policy forms may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions train Coverage, the Exemptions from Coverage in a Standard Covraoepolicy will also Include the following Ganral E...ptiom: SCHEDULE 8 GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss r damage land the Company win not pry oceb, anorneyi fees or ..panes.) which rice by mason of: PART 1 I , Taxes r wsamenw which re not shown as existing Pens by the racrda of any "xnc authority that 3. Easements, or claims of easements or rnwmarances, not shown by the pubic recrels, reservations revise uxes or a amements on real pfoperty r by the public records, proceedings by a public agency r excepliane in paten" or in gets authorizing Ae issuance threarf, wow rights, claim a title to which tummy result in taxes r assaernants, r notices of much procedna. whother ornot Mown by the water. records of such agency or by the pubic records. 4. D'mrpancW., conflicts in boundary this. shortage in wee, s _ _ M. or my other fact. which 2. Any facts, rights, Interest, or Claims which me not shown by the public records but which could be a correct survey would disclose. ....ruined by m Inspection of said lend or by making inquiry of persons in Pon..-. S. Any statutory Sens for labor or matrsk ne4ding nms for contributions due to the Stele of Orsgm far unemployment compensation and for worker's compmestion, which have now gained or may can priority war the lion of the insured dead of trust, which ins do not now appear of record. 0 0 Fidelitv National Financial Grouo of Comoanles' Prlvaov Statement July 1, 2001 We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non-public personal information ("Personal Information'), and to whom it is disclosed, will form the basis for a relationship of trust between us and the public that we serve. This Privacy Statement provides that explanation. We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. In the course of our business, we may collect Personal Information about you from the following sources., • From applications or other forms we receive from you or your authorized representative; • From your transactions with, or from the services being performed by, us, our affiliates, or others; • From our internst web sites; • From the public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others; and • From consumer or other reporting agencies. Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information We maintain physical, electronic and procedural safeguards to protect your Personal Information from unauthorized access or intrusion. We limit access to the Personal Information only to those employees who need such access in connection with providing products or services to you or for other legitimate business purposes. Our Policies and Practices Regarding the Sharing of Your Personal Information We may share your Personal Information with our affiliates, such as insurance companies, agents, and other real estate settlement service providers. We also may disclose your Personal Information; • to agents, brokers or representatives to provide you with services you have requested; • to third party contractors or service providers who provide services or perform marketing or other functions on our behalf; and • to others with whom we enter into joint marketing agreements for products or services that we believe you may find of interest. In addition, we will disclose your Personal Information when you direct or give us permission, when we are required by law to do so, or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. One of the important responsibilities of some of our affiliated companies is to record documents in the public domain. Such documents may contain your Personal Information. Right to Access Your Personal Information and Ability to Correct Errors or Request Changet or Deletion Certain states afford you the right to access your Personal Information and, under certain circumstances, to find out to whom your Personal Information has been disclosed. Also, certain states afford you the right to request correction, amendment or deletion of your Personal Information. We reserve the right, where permitted by law, to charge a reasonable fee to cover the costs incurred in responding to such requests. All requests must be made in writing to the following address: Privacy Compliance Officer Fidelity National Financial, Inc. 4050 Calls Real, Suite 220 Santa Barbara, CA 93110 Multiple Products or Services If we provide you with more than one financial product or service, you may receive more than one privacy notice from us. We apologize for any inconvenience this may cause you. Roger M. Belanich 22020 -17th Ave. S.E., Suite 200, Bothell, Washington 98021 (425)485-4850 or (206)623-6230 FAX (425)483-1811 April 29, 2004 City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon Stewart Gordon Straus, Architect 6170 SW Cherry Hill Drive Beaverton, OR 97008 RE: Verizon Washington Square RSU -10000 Cascade Avenue We have. several concerns regarding the proposed site changes/construction on the Verizon property. Easement on all three ingress/egress of the three tax parcels Declaration of Perpetual Easements for Motor Vehicle Ingress and Egress. o Recorded: 85003562 Keep Driveway Open: • The existing driveway off SW Cascade Avenue is a.major ingress/egress to Belanich's property. This driveway cannot be closed; - t is used. heavily.by..customers, vendors (semi delivery trucks) and employees. o Parking construction vehicles in this driveway would block the access for delivery truck use. Must maintain a 24'+ wide driveway clearance o The corner of the proposed addition is just at 24', if thy put any bollards or any protection on the corner of the building it would minimize the width of the driveway. o Semi-trucks need the 24' clearance Where are the construction workers & equipment going to be parked during construction? o Our parking lot is not available for any construction vehicles. We truly understand the needs of the construction company and Verizon. We are merely protecting our property and our tenants businesses. Feel free to contact me should you wish to discuss any of these matters. f. Sincerely, Pamala~sK..Gasaway; RPA .,Property•Manager E-Mail: Damna.businessaronertvdeveloDment.com FAX: 425-485-5796 Cell: 425-239-6169 VERIZON WASHINGTON SQUARE R.S.U. ADDITION & REMODELING NARRATIVE AND IMPACT STUDY - CONDITIONAL USE PERMIT 25 MAY 2004 (REV 5 AUG 2004) A. PROJECT DESCRIPTION Addition to an existing Verizon telephone switching building located at 1000 SW Cascade Avenue., and consequent modification of existing building and site conditions including landscaping and paving, as required to accommodate the addition. Building and all other site features are intended to match existing conditions throughout. Landscape area is reduced from 1745 square feet to 1370 square feet, a reduction of 21.5%. Building area is increased from 838 square feet to 1334 square feet, an increase of 59%. Paved area is reduced from 6171 square feet to 6050 square feet, a reduction of 2%. B. CONDITIONAL USE (18.330) 1. The proposal qualifies as a Major Modification to an existing Conditional Use Permit per 18.330.020 B 2 d and g, which stipulate a 10% increase in building area or a 10% reduction of landscape area as the basis for such designation. 2. Approval Standards per 18.330.030 A: "The site size and dimensions provide adequate area for the needs of the proposed use." Finding: The drawings demonstrate that the building addition proposed can be accommodated while maintaining the minimum landscape area and appropriate site access and circulation. The odd shape of the site do preclude compliance with several code requirements, which will be addressed below. "The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography and natural features." Finding: As the Impact Study below demonstrates, there are no adverse impacts created by this proposal. "All required public facilities have adequate capacity to serve the proposal " Finding: The proposal does not create any increase In demand on public facilities. There is a net increase of 375 square feet of impervious area, for which a fee in lieu of on-site water quality facility will be paid. Dedication of site area for future right-of-way improvements on SW Cascade will be made, but improvements will be deferred to a future date as agreed upon with the City Engineering Department. .~Veworl Gordon ~fraus, Architect Plonninq - Design - Gonsulfinq 6170 -15W Cherry dill Oive PJeave-don, Oregon 511008 Phone: C503> 672-7517 Fax: CSOJ~ 672-7808 E-nail.- _'Vs4gpirefechC0n Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 2 "The applicable requirements of the zoning district are met." Finding: The proposal complies with requirements for the Washington Square Regional Center as well as the underlying base zone MUC except as discussed in detail below; non-conforming conditions are addressed by request for adjustment as allowed under 18.370. 3. Conditions of Approval per 18.330.030 B: "Limiting the hours, days, place and/or manner of operation." Finding: The existing and proposed facilities are unoccupied utilitv service buildings that have no "operation" other than occasional maintenance and internal modification by Verizon personnel; no impact is created by this "operation" and therefore no limitation is required. "Requiring design features that minimize environmental impacts such as noise, vibration, air pollution, glare, odor and/or dust." Finding: The use of this facility does not create any of the impacts listed, and therefore no design features are required. The emergency generator proposed is an internally sound insulated product that minimizes noise generated. Its occasional maintenance operation is controlled by date and time, which will be established to least obtrusive settings. "Limiting the building height, size or lot coverage, and/or location on the site." Finding: All of these features are well within the limits established by code and do not create impacts that require further limitation. "Designating the size, number, location and/or design of vehicle access points." Finding: The existing approved single access point is being maintained. It occupies the entire property frontage of 25' along SW Cascade Avenue and cannot be altered in any way that would improve its design or compliance with code. "Requiring street right-of-way to be dedicated and street(s) to be improved." Finding: As required by City Engineering Staff, dedication will be made to yield a dimension of 37'-0" from street centerline to property line. However, Staff has also indicated that improvement would not be required at this time due to the small frontage represented by this site. An appropriate fee or agreement to assure future compliance is acknowledged. Stewart Gordon 51rou5, Architect Planning - Deign - Con.-jultinq 6170 SW Gh-my All Drive Deavedon, Oregon 97008 Phone: (503) 672-7517 Pox: (503) 672-7808 F-moih sg_,espire1cchcon Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 3 "Requiring landscaping, screening, drainage and/or surfacing of parking and loading areas." Finding: Existing landscaping meets requirements and proposed landscaping continues to comply. Existing screening is sufficient due to similarity of adjoining commercial uses. Existing drainage is performing satisfactorily and a fee in lieu of water quality facilities is acknowledged as required. Existing paving will be expanded as required to maintain required circulation and parking, and existing will be repaired as required to maintain required surfacing. "Limiting the number, size, location, height and/or lighting of signs." Finding: no signs exist or are proposed for this site. "Limiting or setting standards for the location and/or intensity of outdoor lighting." Finding: Lighting is provided to maintain a minimum level of illumination for site circulation and monitoring of activities on the site. Cut-off type fixtures are proposed to restrict glare and passage of illumination over 0.5 footcandles beyond the property line. Lighting can be controlled using motion detectors to restrict illumination to those times when activity is present, if so required. "Requiring berms, screening or landscaping and the establishment of standards for their installation and maintenance." Finding: Uses and activities on surrounding properties do not require visual separation from those on this site; therefore, no berms, screening or landscaping is required in addition to what is existing or proposed. "Requiring and designating the size, height, location and/or materials for fences. " Finding: Uses and activities on surrounding properties do not require visual separation from those on this site; therefore, no fences are required in addition to what is existing. "Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas." Finding: There are no listed resources on site other than existing landscaping; no existing trees are being removed or are in close enough proximity to the proposed work to require protection. 51ewad Gordon 51rau-->, architect Plonninq - Deign - Gon~ullinq 6170 5W Gheay H111 Olive Ocovedon, Oregon 97008 Phone.- (S03) 612-1!511 Fa: (!503) 672-7808 F-null, 5g565pirelechcom 0 0 Atuduk _1TqF1T Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 4 "Requiring dedication of sufficient open land area for a greenway adjoining and within the ffoodplain when land form alterations and development are allowed within the 100-year floodplain." Finding: This site is not within or adjoining a floodplain, or adjoining any designated greenway; therefore,-no dedication is required. "Requiring construction of a pedestrian1bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan." Finding: This site is not within or adjoining a floodplain, or adjoining any designated pathway; therefore, no pathway construction is required. C. COMPLIANCE WITH SPECIFIC CODE REQUIREMENTS 1. Commercial Zoning Districts (18.520) for MUC zone: Standard Requirement Minimum Lot Size None Minimum Lot Width None Minimum Setbacks None Minimum Height 2 Story Maximum Height 200 ft Maximum Site Coverage 85% Minimum Landscaping 15% Minimum FAR 1.25 2. Washington Square Design Guidelines (18.630): Proposal 8754 sf varies vary 1 Story (adjustment) 25 ft 15.24% 15.65% 0.1524 (adjustment) Compliance required with underlying zoning; existing non-complying conditions may remain and be expanded (18.630.020). Finding: Compliance with MUC zone demonstrated above; see discussion below regarding non-complying conditions. Non-complying conditions may be expanded up to 20% (18.630.030). Finding: The building expansion exceeds 20% - adjustments required are addressed below. '51cwort Gordon _'5frou_->, kchitect Pl onninq - 1)e_-,.5i1n - . Con-->ul finq 0170 >W Gheriy bill Olive Deavedon, Oregon 97008 Phone: (SO_) 672-7517 Fox: (~0 ) 672-7808 F-maik 5g_,5a_-~pirelcchcom Verizon Washington Square RSII Addition & Remodeling Narrative and Impact Study Page 5 "Site Design Standards (f 8.630.05017, "Building placement near the street occupying 50% of frontage." Finding: shape of the site and requirements for access preclude compliance with this requirement. An adjustment will be requested. "Front yard setback area design to include landscaping and pedestrian oriented features." Finding: landscaping is provided in portions of the site between the building and the street; the existing driveway is used for any pedestrian access required. "Walkway to building entry required." Finding: shape of this site and requirements for vehicle access preclude compliance with this requirements. An adjustment will be requested. "Parking shall be located at side or rear of building." Finding: no parking is required for this site or use; service vehicles that occasionally attend this site may use turning area for temporary parking. "Building Design Standards (18.630.060) . "Ground floor windows must be provided at 50% of the street fagade." Finding: the front fagade of the building is not located within the setback area and is therefore not governed by this requirement. "Facades over 50' in length shall be articulated." Finding: this building does not exceed 50' in length. Therefore, compliance not required. "Weather protection required for pedestrians at building entry." Finding: The proposed roof includes an overhang at all exterior doorways. 51ewart Conlon Straus, Afchitect Planninq - ,UeSign - Con-,5ulfinq 6170 5W Cherry 11111 Drive Ocavedon, Oregon 97008 Phone: t305 612--7!51-7 Fox: C~505> 672-7808 f-nod: -,31ft~ipirelechcon Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 6 "Materials should be high quality." Finding: the proposed exterior finishes will match and extend existing, which includes painted cedar lap siding. The concrete foundations are not exposed more than 6". The proposal complies with this requirement. "Roof lines and materials should be distinct from walls and be high quality. " Finding: the proposed roof is a gable slope matching the existing, with pre-finished formed steel roofing. The proposal complies with this requirement. "Rooftop equipment shall be screened." Finding: there is no rooftop equipment proposed. The proposal complies with this requirement. 3. Access, Egress, Circulation (18.705): "Joint access is allowed." Finding: A perpetual easement has been recorded (85003562) for access and egress for the adjoining parcel to the north on which a convenience store is located. This easement stipulates a 24„ wide vehicle drive intended for use by delivery vehicles servicing the convenience store. "Provide access from public street via approved curb cut." Finding: The existing access and curb cut approved under previous permitting are not proposed for any modification. "Provide pedestrian walkway from public right-fo-way to building entrance." Finding: pedestrian access is provided by the paved access area; this use does not permit public access. 4. Environmental Performance Standards (18.725): "Noise must comply with provisions of Tigard Code 7.40.130 thru 7.40.210." Finding: According to 7.40.15 A, there are no noise sensitive units surrounding the site. Therefore, this requirement is not applicable to this site. "There shall be no visible emissions." Finding: There is no equipment on the site emitting any visible matter. Therefore, this requirement is not applicable. "tewarf Gordon 5lrau~, Archilecf Plannlnq - Deign - Con-ultinq 6I70 51W Gheny rill Drlve Peavedon, Oregon X7008 Phone: (!50.')> 672-7!~I7 Pax: (550_~5) 672-7808 f-mad, gg~o~p#eiechcom Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 7 "Vibrations are not permitted." Finding: This nothing proposed for this site, including service vehicles required for maintenance, that will create vibrations beyond what is allowed. Therefore, this requirement is met. "Odors emitted on this site may not be detectable on adjoining sites." Finding: There are no emissions of any kind from this site. Therefore, this requirement is met. "Glare and heat from lighting or activities on site may not be detectable on adjoining sites." Finding: All lighting is cut-off baffled to restrict glare beyond the property line. No heat producing activities occur on this site. Therefore, this requirement is met. "Products on site must be stored in a manner to preclude attraction of rodents and insects." Finding: There are no products stored or used on this site that would be attractive to rodents or insects. Therefore, this requirement is met. 5. Landscaping and Screening Standards (18.745) "Street Trees" Finding: The 25' frontage on SW Cascade Street is not wide enough to allow for installation of street trees due to requirements for access. Street trees are provided or can be provided on adjoining parcels at such time as the right-of-way improvements are made. "Buffering" Finding: all surrounding development is similarly zoned. Therefore, this requirement is not applicable. "Screening" Finding: Existing landscaping provides adequate screening of parking and trash enclosure. Chain link fencing with slats is provided around generator and condensing units. Therefore, this requirement is met. 6. Mixed Solid Waste/Recycling Storage (18.755) Finding: The existing and proposed facilities are not occupied except for occasional maintenance and system installation activities. All waste generated is removed from the site by the workers and disposed of elsewhere. 5tewort Gordon 5trous, Archifecf Plonninq - Design - Con-ultinq 6170 5W Gheiiy All Drive Oeavedon, Oregon 91008 Phom.• (!53) 672-75517 For (!503) 672-7808 f-maik --q~ospirelechcom Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 8 7. Off-street Parking/Loading Requirements (18.765) Finding: Table 18.765.2 indicates that there is no requirement for verhicle or bicycle parking for "Basic Utilities". Paragraph 18.765.080 stipulates that loading is not required for buildings under 10,000 sf. Therefore, the requirements are not applicable to this proposal. 8. Signs (18.780) Finding: No signs are proposed for this site other than posting the address in a visible location as required by Tualatin Valley Fire and Rescue for emergency access purposes. Thereore, the requirements are not applicable to this proposal. 9. Tree Removal (18.790) Finding: No trees are being removed as part of this proposal. Therefore, the requirements are not applicable to this proposal. 10. Visual Clearance Areas (18.795) Finding: There are no existing or propose obstructions that would interfere with required visibility. Therefore, the requirements are met. 11. Street and Utility Improvement Standards (18.810) Finding: The City of Tigard Engineering Section has stipulated that a dedication increasing the existing right-of-way to 37'-0" from centerline will be required, and that a fee in lieu of undergrounding of utilities will be required. Actual right-of~way improvements and undergrouding of utilities will be completed at some future date to be determined by the City of Tigard. The applicant takes no exception to these requirements and agrees to enter into an Agreement for Future Street Improvements (Restrictive Covenant). Future work will include new curb and sidewalk, and removal of existing power pole prior to undergrounding of power service. Therefore, the requirements are met. 5lewarf Gordon StiauS, architect Planning Design - GonSUltinq 6170 5W G&-rry bill Drive Ocavedon, Oregon 97008 Phone: C5O3> 672-9.°5/7 Fax: OXQ 672-7808 E-r aik sq-,espirefechcor? Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 9 C. SUMMARY OF REQUESTED ADJUSTMENTS The following may require action as either Variances or Adjustments as determined by the City of Tigard, but are designated as Adjustments for discussion purposes. A general statement regarding criteria for approval is provided. 1. Minimum building height of two stories: one story building proposed (18.520) a. Allowing a one story building for this site will not be materially detrimental to the purpose of the code because it is an unoccupied service building not intended for public access; it is desirable to minimize its physical presence in its surroundings. b. There are special circumstances applicable to this site due to the nature of its proper function as a telephone switching building, since the equipment being added must be contiguous with existing equipment rather than being located on a second floor level. c. The propose use is the same as the existing use, which was approved as a one story building under the previous code provisions. d. There are no traffic or drainage systems adversely impacted by the single story building, and there are no land forms or parks that will be impacted by expanding horizontally rather than vertically. e. The hardship is pre-existing and the variance is the minimum needed. 2. Minimum FAR 1.25: 0.1524 FAR proposed (18.520) a. Allowing a reduced FAR for this site will not be materially detrimental to the purpose of the code because it is an unoccupied service building not intended for public access; it is desirable to minimize its physical presence in its surroundings. b. There are special circumstances applicable to this site due to the nature of its proper function as a telephone switching building, since the equipment being added meat be contiguous with existing equipment rather tilall being located on a second floor level. c. The propose use is the same as the existing use, which was approved under the previous rode provisions. d. There are no traffic or drainage systems adversely impacted by the reduced FAR building, and there are no land forms or parks that will be impacted. e. The hardship is pre-existing and the variance is the minimum needed. 5leworl Gordon 51rou~, hrchiled Planning - Ue~ign - Gon--~ullinq 61105W Gheiry 11111 Olive Oeavedon, Oregon 99008 Phone. (!53) 672-7,'517 Fair (S03) 672-7808 ff-natl: ~q-,o-ppirelechcom Verizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 10 3. Building to be placed to occupy 50% of frontage: proposal shows substantial setback of building - there is no frontage (18.630.050) a. Allowing the building to be placed setback from the frontage for this site will not be materially detrimental to the purpose of the code because it is an unoccupied service building not intended for public access; it is desirable to minimize its physical presence in its surroundings. b. There are special circumstances applicable to this site based on its shape, in particular the very narrow frontage on SW Cascade Avenue. c. The propose use is the same as the existing use, which was approved under the previous code provisions. d. There are no traffic or drainage systems adversely impacted by the increased setback of the building, and there are no land forms or parks that will be impacted. e. The hardship is pre-existing and the variance is the minimum needed. 4. Walkway to building entry required: proposal shows no walkway (18.630.050) a. Allowing no dedicated pedestrian walkway to the building entry for this site will not be materially detrimental to the purpose of the code because it is an unoccupied service building not intended for public access; it is desirable to minimize its physical presence in its surroundings, and access from service vehicles is via the asphalt paving provided for vehicle travel. b. There are special circumstances applicable to this site based on its shape, in particular the very narrow frontage on SW Cascade Avenue that is only wide enough for the required vehicle access. c. The propose use is the same as the existing use, which was approved under the previous code provisions. d. There are no traffic or drainage systems adversely impacted by the absence of this walkway, and there are no land forms or parks that will be impacted. e. The hardship is pre-existing and the variance is the minimum needed. 5. Street trees are required: no street trees are proposed. (18.745) a. Allowing no street trees for this site will not be materially detrimental to the purpose of the code because the trees can be located at adjoining properties. The normal spacing of street trees is 30' compared to the 24' frontage of the site, so it will be possible to maintain the typical spacing without using this frontage. Stewart Gordon Architect f lanninq -Design - Gon~ultinq 6170 ~W Gherry H111 Drive Ocavedon, Oreqon 97008 Fhoner (5O ) 672-7517 For C503N 672-7808 E-r od, g1~o5pire1echcot9 Veriizon Washington Square RSU Addition & Remodeling Narrative and Impact Study Page 11 b. There are special circumstances applicable to this site based on the very narrow frontage along SW Cascade Avenue. c. The propose use is the same as the existing use, which was approved under the previous code provisions. d. There are no traffic or drainage systems adversely impacted by the absence of street trees, and there are no land forms or parks that will be impacted. e. The hardship is pre-existing and the variance is the minimum needed. D. IMPACT STUDY in general, the proposed addition to the Verizon Switching Building presents a minimum impact to surrounding public and private facilities, if it creates any impact at all. When viewed in comparison to the size and use of surrounding development, the proposed addition generates no additional vehicle trips and creates no demand on any other infrastructure, such as parks, schools, sanitation facilities, water system or any other public or private facilities. The existing storm drainage system provides for discharge of roof drains onto the asphalt paving, and then sheet flow of all impervious area water along the access driveway to the public right-of-way, where the water is discharged to a catch basin in the street. This system has been successful and will be maintained as part of the proposed addition. The total impervious area is increased by less than 500 sf, which will not add significantly to the volume of water being disposed of in this manner. A fee in lieu of treatment facilities on site is proposed. A new emergency generator and two condensing units for the equipment cooling system are being located at the exterior of the building. As described above under findings for Environment Performance Standards (18.725), there are no surrounding facilities that would be designated as "noise sensitive°. Consequently, any noise generated by this equipment would not be considered to have an impact. However, the emergency generator to be installed is one designed with internal acoustic dampening, which will minimize any noise produced. The generator only operates in emergency situations, and monthly for a brief period to maintain its performance - this monthly operation can be scheduled to avoid days or times that might be unacceptably obtrusive. 51ewarl Gordon 5irav_-,, Archiled Planning - 0e_-,ign - Con--w/finq 6170 5W Cherry Hill Drive Deavedon, Oregon 9-7008 Phone: C503~ 67Z-7f517 Fax: (n0.3) 672-7808 F-Moff _-'j_-'o9p1re1echCOn Verizon Washington Square RSU Addition & Remodeling (Narrative and Impact Study Page 12 A dedication of additional right-of-way for SW Cascade has been required by the City of Tigard Engineering Section. The resulting dimension from centerline is 37'-0". They have also indicated that required improvements may be deferred to such future date as the right-of-way improvements are being provided at adjoining properties. The applicant acknowledges these requirements and will provide whatever documentation or security is needed to assure future performance. 5fewarf Gordon 'Sfrau-->, Archifecf f lanninq - Oe--.ign - Gon--3ulfinq 6170 5W Cheiiy Hill Drive Peavedon, Oreqon 97008 Phone: C5O3> 672-7517 Fax: (5O ) 672-7808 E-nail, --gsespirdechcor7 MAILING: I, ST~v~/~er S 1"t 1S , being duly sworn, depose and say that on the 1_25-K, day of- A fll~-'4 L- 201p+, 1 caused to have mailed, to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) l Oto oeo SW CAS ctap16_ A\1 @l- IJ z_ 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 ad ressed to said persons and were deposited on the date indicated above in the United States Post Office located at ® V~-2~,J MA IhS -P097- with postage prepaid thereon. POSTING: Signature (In the presence of a Notary Public) 1, S>1awPtR.si- SqIZA-Oc do affirm that I > (represent) the party initiating interest in a proposed AO ip to 5,4 'fb V2,4,CZoJ . SW ►'Zi-( B t_pG affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) current, registered) 10 000 S C A S Co , OOF_ /'rVE-N cIF- and did on the 1 +K day of 200 personally post notice indicating that the site may be proposed for a Cot.1r)t r7c),4A-t cJSlz, application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at C44,40 r4 K, F(k- 4C9_ , S o c.o"e.ft, p F p tz & P Q&TY (state location you posted notice on property) Siggnature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF (04 e5,o ) County of Wrs t+,n54+drn ) ss. Subscribed and sworn/affirmed before me on the day of A7P r, f 1 20taq. OFFICIAL SEAL KRISTIE J PEERMAN NOTARY PUBLIC-OREGON n COMMISSION NO. 370962 MY COMMISSION EXPIRES JULY 28, 2007 I NOTAARY PUBL&OF OREGgN / My Commission Expires: `7 /x)? v 7 Applicant, please complete-the information below: ` NAME OF PROJECTOR PROPOSED DEVELOPMENT: VIF-AI Z.c,J W ASH/ /JC TDfU COUA91- 6~5U I XL, 06. TYPE OF PROPOSED DEVELOPMENT: XO 0 c r? 0,J `r'o X s•r?Jr ,.l U d. BL-06 Address or General Location of Subject Property: I O. P S W GAS Cop' , tr A Subject Property Tax Map(s) and Lot #(s): I S ► S 6 C. 00 2,p h:Vog1nlpaltyl=sters\af8davk of mating-posting neighbortaod meetlng.doc AFFIDAVIT OF MAILRG/POSTING NEIGHBORHOOD MEETING NOTICE Meeting Notre #7t :..,44 April 2004 i •f e:. Verizon Washington Square RSU 10000 Cascade.Avenue `Dear Neighbors, Due to the tremendous increase in telecommunications in this, area, Verizbn,.is-proposing to increase the size of its current switching facility located at 10000.SW Cascade Avenue, near the intersection`wth SW Greenburg Road. The existing facility is an approvgd conditional use in a Mixed Use Commercial Zone. The proposed addition will extend the.buildng,to the southwest and -southeast, and will blend with the existing appear.anoe; additional laridscaping will be provided to;replace that removed and further screen flew construction fror.public rights of way. Prior.to iONtting our proposal for review, we are soliciting your comments regarding our proposal 'w we have an opportunity to incorporate reason able and appropriate suggestions in a timel.y'rrianner. You are invited to attend the meeting Wednesday, April 28 at 6:30 pm Tualatin Valley Fire and Rescu'Station #51 8935 SW Burnham, Tigard Community Room (east entry to building) Please note.,that this meeting will be informational only and will not take the;place of a required public'hearing after application to the City of Tigard. Should your concerns not be addressed by the final design submitted, you will have an opportunity to offer testimony in that forum. Additional information about the, process and the project are included in this notice. 1--look forward to seeing you at the meeting, or hearing from you by phone oue-mail. Sincerely, Stewart Gordon Straus, Architect 9 fcwart Gordon _51rau~, Atchiteet Mannin9 ` Oegi n --Gonguf in 6170 5W Gherry /Till Orive Peavedo2 Oregon 91008 'hone: (503) 672-7517 Fax., (503 672-7808 F-rioil. 9qg-~fiavscor~ Meeting Minutes Date: 28 April 2004 Re: Verizon Washington Square RSU -10000- Cascade Avenue A meeting was held on Wednesday, April 28, 2004 at 6:30 pm in the Community Room of the Tualatin Valley Fire and Rescue Station #51 located at 8935 SW Burnham, Tigard, Oregon. Present at this meeting were Phillip Young, representing the Contractor, Precision Construction Company and Stewart Straus, representing the Architect, Stewart Gordon Straus. No other persons attended this meting. Consequently, there was no presentation and no discussion. 51ewad Gordon 51rau-->, Axbifed , f /anninq - Detwjn - Gon~ultinq 6170 5W Gerry Hill Orive 0eavedon, Oregon `Y1008 Phone; (~503) 672-7 17 Fox: (!503) 672'7808 E-mail: gq ~'gfraugcoM W VERIZON WASHINGTON SQUARE NEIGHBORHOOD MEETING ATTENDANCE Name Address phone L Yo v~/A- gOZS NE ox 503, Zs3 4Sy7 5fewarf Gordon 5froug, Archifecf Planning - Deign - Gon~ulfinq 6170 5W Glierry Hill Drive Deavedon, Oregon 97008 Phone: f5503N 672-7!51'I Fax: (503N 6-12-7808 E-fwiL, sq~---,pitelcchcom . - 1$13i5Jj0.00700 AMS PROPERTY L P BY GEORGE MCELROY & ASSOC 3131S VAUGHN WAY STE 301 AURORA, CO 80014 1S1358t1`01400 PAGAN JOHN P JR 10910 SW GREENBURG RD TIGARD, OR 97223 1Sf35BC40202 BELANICH ROGER M 2202017TH AVE SE BOTHN:U., WA 98021 1l3135B800600 KP VENTURES LLC 2519 NW MARSDEN PL PORTLAND, OR 97229 13136 LANPHERE PROPERTIES V LLC 12505 SW BROADWAY BEAVERTON, OR 97005 iS1358B-700 LANPHERE PROPERTIES V LLC 12WS SW BROADWAY BEAVERTON, OR 97005 1s135OC-00201 1st3=410saoo BELANICH ROGER M PAULSON LIMITED LIABILITY CO BY SOUTHLAND CORP BY RICHARD G PAUL" SR PO am 711 1511 NE 150TH AVE DALLAS, TX 75221 PORTLAND, OR 97230 --..--1g195BIb01200 - fS1366D-01300 BURDICK-FORBES INVESTMENTS LLC SCHAEFER ROBERT M & SALLY J & BY DONALD C BURDICK MILLER GERALD V 434 RIDGEWAY RD BY SHILO INN-WASHINGTON SQUARE LAKE OSWEGO, OR 97034 11600 SW CORBY OR PORTLAND, OR 97225 1$135Wfi1100 DORR GEORGIVANNA MARIE TRUSTEES SHADY LANE COMMERCIAL BUILDING DORR JOHN D & LIMITED PARTNERSHIP DORR PATRICK M 7720 SW WESTGATE 9925 SW 77TH PORTLAND, OR 97225 PORTLAND, OR 97223 . E E W ENTERPRISES LLC SHADY LANE PROPERTIES LLC BY DESTINATION HARLEY DAVIDSON ATTN: BENJAMIN SCHWARM MD 10770 SW GASCADL=_ AVE 9735 SW SHADY LANE *100 TIGARD, OR 97223 TIGARD. OR 97223 151956001201 . 181951001000 HARRELL MATTHEW TIGARD CITY OF 65.9 NW PACIFIC GROVE DR 13125 SW HALL BEAVERTON. OR 97008 TKO, OR 97223 is135BD 00200 fs1358"1001 HUGGINS DONALD L & MARLENE R TIGARD CITY OF 9785 SW SHADY LN 13125 SW HALL TIGARD, OR 97223 TIGARD, OR 97223 131958601000 18i359G00100 KADEL RICHARD A TOSCO CORP 9350 SW TIGARD ST PROPERTY TAX DEPT-=7 TIGARD, OR 97223 PO BOX 52085 PHOENIX, AZ 86072 1 S 135BC-00300 UNITED STATES BAKERY PO BOX 14769 PORTLAND, OREGON 97214 NATHAN AND ANN MURDOCK PO BOX 231285 TIGARD, OR 97281 MICHAEL TRIGOBOFF 7072 SW BARBARA LANE TIGARD, OR 97223 1S135BA-03300 UNIVERSUS BY STEVE ECOFF 442 GLENWOOD DRIVE OXNARD, CA 93030 SUE RORMAN 11250 SW 82ND AVENUE TIGARD, OR 97223 BRAD SPRING 7555 SW SPRUCE STREET TIGARD, OR 97223 0. 1 S135BC-00200 VERIZON NORTHWEST INC PO BOX 52206 IRVING, TX 75015 NAOMI GALLUCCI 11285 SW Te AVENUE TIGARD, OR 97223 ALEXANDER CRAGHEAD 12205 SW HALL BLVD TIGARD, OR 97223-6210 DAVID CHAPMAN JOHN FREWING CPO 413 9840 SW LANDAU PLACE 7110 SW LOLA LANE 16200 SW PACIFIC HWY, SUITE H242 TIGARD, OR 97223 TIGARD, OR 97223 TIGARD, OR 97224 FREQUENTLY ASKED City, of Tigard NEIGHBORHOOD MEETING QUESTIONS shi, B ~~ommunity What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what.they are planning to do. This is your opportunity to become informed of. their. proposed development and to. let them know what issues or concerns you have in regard-to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there . could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which. citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The. Proposal Presented-At The Neighborhood Meeting. Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required.. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How.Do I Know-What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to. familiarize yourself with what is permitted and what may . not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you, know what they are. If a development meets the code standards, it can proceed. C anWaterr Services fur Commifrnr+it i.r elear. • 1TIIe Nunim Y14,8 APR 0 5 2004 - Sensitive Area-Pre-Screening.Site Assessment Jurisdiction 'T'IOrAf4p' Dato .j S "C per x 00 ►ner Map & Tax Lot _ 1.15 Site Address 10.aap vV GASH Ar I- 11 Contact Proposed Activity _,,Arpp1.nN2j4 -rb 9-x ig-06 _ Address 5 r~ C1'GH►~I6N- f71~G phone Y N NA Y N NA ® n n Sensitive Area Composito Map Map#_/,~/W17 n U m Specify Ily adopted studies or maps .---HG 2100¢ ,5- .rfaievari 6TSr fr116 fA gA g ';WA 56.3 ~3~b> ~ZFSd>3 o ❑ [m Stormwater Infrastnicture maps QS # tii_'? ® n ❑ Other Specify a_wa a f.:a! pJ,.ro Based on a review of the above Information and the requirements of Clean Water Services Dosign and Construction Standards Resolution and Order No.4@W "w* d o Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. N Sensitive Areas exlsct an the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensldve areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. Ll The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Commenisc: viii d 217t'1~ e.tt+:a/ Alere "7~~Jaii+e-! Beet ,g to r ' 1P►S:1:yr *a/vet' 2V/sfte r`a....~C0140- riV. _ .I t Reviewed By: Date: Y /a e t) _ Post-It- brand fax transntiital memo 787 l r o+Q' Returned to Applicaw Mail hax Counter tNM Date By C06 ~O (diKiS Pnonea~3..6~'/M ~GQ.T ~ raze So3-t 'f•7~ ~$a9 ~M FRE: l 4 1 ~ A J f MG owe WWVEAR ye I` y r DTI ON.,. CON FE A`E MQetin~,,Notes ,a Valid far `S NON-RESIDENTIAL 9. APPLICANT: .E-.r': sln, C r~ s Iri c,,1?;~ AGENT:„ l ~ri':lc, Phone: (s0~5S f `{X Phone: ( 1 'Fr c PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: Iwo(). TAX MAP(S)/LOT #(S): I'S i 3 5130 (3 c? -1 oc-, NECESSARY APPLICATIONS: umz -~1 uT7iCJtLt I 7jt7t[ir;~eY~ f PROPOSAL DESCRIPTION: ~nncs~t( v~~r{•. C9a1 i2tn~ Aei To - Uzdc t: rinC~ 'mod n„nC.'r• L~ n COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: mots CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: s TONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5~LO I MINIMUM LOT SIZE: G. sq. ft. Average Min. lot width: t2~ ft. Max. building height: ft. Setbacks: Front ,6 ft. Side 2( ft. Rear ft. Corner V ft. from street. MAXIMUM SITE COVERAGE: 'a-, % Minimum landscaped or natural vegetation area:-[ 5- LJ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting HandonU THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (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. Meetina is to be held prior to submittina vour aoolication or the application will not be, accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes NON-Residential Application/Planning Division Section Page Of 8 n NARRATIVE [Refer to Code Ch• r 18.3901 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. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 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. ACCESS (Refer to Chapters 18305 and 18365) Minimum number of accesses: I Minimum access width/, Minimum pavement width: IDq' All driveways and parking areas, except for some fleet storage parking areas, must b\e, ^ged,' Drive-in use queuing areas: ®r, [WALKWAY REQUIREMENTS (Refer to Code Section 18305.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and. industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a n evelopment and neighboring developments. Y ❑ SPECIAL SETBACKS (Refer to Code Chapter 18).601 ➢ STREETS: feet from a centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE Y D SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18330.010.BJ BUILDING HEIGHT EXCEPTI S - Buildings located in a non-residential zone may be built to height of 75 feet provided that: i.0 V ➢ A maximum building floo area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setb ks will be at least half ('h) of the building's height; and ➢ The structure will not Abut a residential zoned district. 2/BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may gLnly be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section 0 • The ESTIMATED REQUIRED BUFFER WIDTHS aomicable to vour Dror)osal area are: feet along north boundary. feet along east boundary. feet along south boundary. - feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: (lAc `i~r l <<; IC LANDSCAPING (Refer to Code Chapters 18.145,18.765 and 18.7051 4 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart dependi the branching width of the proposed tree species at maturity. Further information o ulat ons affecting street trees may be obtained from the Planning Division. f~ A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST P NTED in and around all parking areas in order to provide a vegetative canopy effect. Lands d parking 0 areas shall include special design features which effectively screen the parking lot areas rom view. These design features may include the use of landscaped berms, decorative walls, ised planters. RECYCLING (Refer to Code Chapter 183551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPRO AL SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vis' area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING [Refer to Code Section 18365.0401 " u REQUIRED parking for this type of use' Parking SHOWN on preliminary plan(s . SECONDARY USE REQUIRED parks! Parking SHOWN on preliminary plant") NO MORE THAN 50% OF REQ7nnsions: ED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimoned as follows: ➢ Standard parking space dim ` 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dir~ensioris: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking sl#ce width includes the width of a stripe that separate the parking space from an adjoining space. Note: A maxi um of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be inc ded as part of required parking space depth. This area cannot be included as lands ping for meeting the minimum percentage requirements. HANDICAPPED PARKING: ➢ All parking areas hall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSO PARKING spaces. The minimum number of disabled person parking spaces to be provi d, as well as the parking stall dimensions, are mandated by the Americans with Disabilities A (ADA). A handout is available upon request. A handicapped parking space symbol shall be p inted on the parking space surface and an appropriate sign shall be posted. ➢ BICYCLE RAC ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMEN S. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENT (Refer to Code Section 18.765.080) Every COMMERCIAL INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loadi space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON•Residenual AppkationlPlanning Division Section ❑ BICYCLE RACKS (Refer to Code Secti 18.7651 BICYCLE RACKS are req Ired FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycler cks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.71JW The Code provides REGULATIONS FODS WHICH ARE POTENTI ALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS HIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREASSLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempreliminary identify sensitive lands areas at the Are- application conference based on availaormation. HOWEVER, the responsibility to precisely identifv sensitive land areas. and their aries. is the responsibility of the applicant. Areas meetina.the definitions of sensitive lands must be cleariv indicated on plans submitted with the development application. Chapter 18.775 also provides reggul ions for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPM NT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES [Refer to Code Section 1 .775.080.C1 When STEEP SLOPES exist, for to issuance of a final order, a geotechnical report must be submitted which addresses th approval standards of the Tigard Community Development Code Section 18.775.080.C. The re ort shall be based upon field exploration and investigation and s include specific recommendat' ns for achieving the requirements of Section 18.775.080.0. CLEANWATER SERVICES [CWSI BU FER STANDARDS [Refer to R & 0 96-44/USA Regulations -Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or cre to a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sens 14 area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 t > - ` SENSITIVE AREA DEFINITION " 6LOPE,ADJACENT WIDTH OJ+°~/EGETATED' 4 -s. TCl SE~jIS ITIVAF2EA{RRID:Ot p ERSJDE , , Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet Existing or created wetlands >0.5 acre <25% 50 feet Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres Natural lakes and ponds Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining > 100 acres point to the top of ravine (break in • Natural lakes and ponds <25% slope), add 35 feet past the top of ravine6 `Starting point for measurement" = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor Is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegeta a Corridor: d NO structures, development, construction activities, 'gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water. quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Veaetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 183801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tiqlard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. [ TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18390.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a .certified arborist shall be provided for any lot, parcel or combination of.lots or parcels for which a development application for a subdivision, partition, site development review, planned develop ent, or conditional use is filed. Protection is preferred over removal where possible. J THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.1) according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 0 Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 0 Retainage of from 25 to 50% of existing trees over 12 inches in caliper reqquires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D. .0 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [MITIGATION (Refer to Code Section 18390.060.L1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 .of 8 NON-Residential Application/Planning Division Section ➢ If a replacement ttof the size cut is not reasonably available on the local market or would not bviable, the Director shall require replacement ith more than one tree in accordance with. the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the.Director may require one (1) or more replacement trees to be planted on other property. within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [ CLEAR VISION AREA (Refer to Code Chapter 181951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions Within the clear vision area. ❑ ADDITIONAL LOT DIMENSIONAL (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 eet unless lot is created through the minor land partition process. Lots created as part of a partiti must have a minimum of 15 feet of frontage or have a minimum 15-foot.wide access easement., The DEPTH OF ALL LOTS/HALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 time the minimum lot size of the applicable zoning district. CODS CHAPTERS 18.330 (Conditional use) _ 18.340 (Director's interpretation) 18.350 (Planned Development) 18.360 (Site Development, Review) 18.370 (Vadances/Adjustments) 18.380 (Zoning Map/rextAmendments) 18.385 (Miscellaneous Permits) I8.390,(Decision Making Procedures/Impact Study) - 18.410 (Lot Line Adjustments) 18.420 (Land Partitions) 18.430 (Subdivisions) / 18.510 (Residential Zoning Districts) ~L 18.520 (Commercial Zoning Districts) 18.530 (Industrial Zoning Districts) 3~ ® IN CU ohs 31 1D -rype_%P,H0 S'10 Mvc OZONC^ 18.620 (Tigard Triangle Design Standards) 18.630 (Washington Square Regional Center) 18.705 (Access/Egress/Circulation) 18.710 (Accessory Residential Units) 18.715 (Density Computations) 18.720 (Design Compatibility Standards) 18.725 (Environmental Performance Standards) 18.730 (Exceptions To Development Standards) 18.740 (Historic Overlay) 18.742 (Home Occupation Permits) 18.745 (Landscaping & Screening Standards) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mixed solid Waste/Recycling Storage) 18.765 (Off-Street Parking/Loading Requirements) 18.775 (Sensitive Lands Review) 17 18.780 (signs) 18.785 (Temporary Use Permits) 18.790 (Tree Removal) 18.795 (visual clearance Areas) / 18.798 (Wireless Communication Facilities) r~ 18.810 (street & Utility Improvement Standards) PO #y JtJ UsT UV 18.760 (Nonconforming Situations) ,7,/'1* M10 -74 i M!T4 (c V-rtk It et, ( c as; rr t Nozo SQ OAS.Cc~+c~P~ - f Warr 441 g 80 . `7 1 © ICE J hpep a4JJfWJJo-.C P ~/Yvf mprf '79 Os ct-ox- rb0A41- 0.4f it* CITY OF TIGARD Pre-Application Conference Notes 6r.,Ar4 ` p AM, !A41 Std NON-Residential AppricationiPlanning Division Section f-04~J fyQ N) U~~~~ r hr i. .n n -P A- An n s&-bow % kr ot-PG r+r Q(It ~04 A 0 04G- PIDA &tV1 J_ 2-9" 140 `~Ja 1~ ~o Page 6 of 8 ADDITIONAL CONCERNS OR COMMENTS: a r_ q Q t)a,Dp~~ C.C~'~ ry✓~ `par ~r3a r~ f~~E' nrn2G" l~ Ml1~ C?'P . 11P~~•,ii`P,~ r~'\Pir.~,~C~.^~.C9C's~ ~MP•~,'~'~nfy U S ~ ggna FflO~.s A4e -T, • v -V,nLcr-e Cl ecke.d On Qac p- (2 c~ - ~F l~W/7.n i,.~~rrF:Y.~ ~,P.~ Jt?r~i, ,fir ,~7~V~~ 2+~ \~pc-• PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission recommendation on the proposal to the City Council. held by the City Council. with the Commission making a An additional public hearing shall be APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or drooped off at the counter without Plannina Division acceptance may tie returned. The Plannina counter closes at 4:00 PM. Mans submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8 2 ` x jy 1 1 ` map of a proposed proiect shouFc be submitted7for attachment to the staff resort or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Applicffiion/Planning Division Section 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-day public appeal period follows all land use decisions.. An appeal on this matter would be heard by the Tigard CA-Irw CBLIAc',1 . A basic flowchart which illustrates the review process is awbilable from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being. constructed, as. proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Cit 's olicv is to apply those svstem 'development credits to the first buildina_germit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). -to the conterence and notes cannot cover A Code requirements and aspects relac 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. , AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY:.~~ t--. CITY OF TIGARD PLANNING 61VISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: I,.M) 039-41'/ 1 FAX: (503) 664-7197 E-MAIL Istafis first name1@d.tigard.or.us TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.ci.tigard.Or.us HApatty\masters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential ApplicationlPlanning Division Section PR~EV ICATION~ CONFERENCE NOTES h f t ' ➢ ~ ENGINEERING SECTION 'CRY COMMinfity.0 Mt, 'y Yn. t , ~3 'n ,c iCOmmt/nlty 0~eent Skapatg A Better Community; w. PUBLIC FACILITIES Tax Maptsl: 1S135BC Tax lot(s): 200 Use Type: Addition The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a proiection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will e right-of-way dedication for: ® SW Cascade Avenue to 37 feet from centerlin (Collector 3 lane with bike lanes) b~ ❑ SW to feet ❑ SW to feet ❑ SW to feet ~rf` ~Y l I Street improvements: ® Half street improvements will be necessary along SW Cascade Avenue, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 8-foot concrete sidewalk with planter strip 1 ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: .m OFfl6ARD P"Pucauon Conference Notes page 1016 ~gleeeNpepepartmeet8ectleo street improvet*ts will be necessary along SW • to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ '-foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. 1TY OFTIGARD Pro-Applleaft Con<ereoCO NOW Page Y of 6 111eeedeg 9e92tmest settles u vtner: Aqreement for Future Street Improvements: , In. some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City. Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: AUHJU~,-_ 0.) ~5CADE (2•) Overhead Utilitv Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Cascade Avenue. Prior to Final Inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitarv Sewers: The nearest sanitary sewer line to this property is a(n) inch line'which is located . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Water Supply: The Tualatin Vallev Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue. District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm IM 0F'nGMB F"plicatlon Conference Notes page S of 6 aglseedsg govertment settles arainage plan Tor the site, -and may be required to prepare a sub- sin drainage analysis to ensure that the proposed system willecommodate runoff from upstream erties when fully developed. Detention is required if the net, new impervious surface area. exceeds 5000 square feet. Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff penerated from newly created imnervio ~s surfaces. The resolution contains a provision that would allow an applicant to nav a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whetner or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development. application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility., ® Payment of the fee in-lieu. If the net, new impervious surface area exceeds 1000 square feet then an on-site facility is required. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may 'be required if existing or proposed facilities are not otherwise readily accessible. 1) Show how roof runoff will be handled. 2) Provide impervious surface area calculations. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit: Deferral of the payment until occupancy is permissible on when the TIF is greater than $5,000.00. Pay the TIF MY Of TIGARD P"plicatlon Conference Notes page 4 of 6 aglaeedag Bepart meat seetlee PERMITS Public Facilitv Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line.extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PH Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in case's where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is-issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OFTIGABD Pro-Apolicatlon Conference Notes P89650116 Ee11®eedeg eepermsent sectloa 'a. ' • GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 3.3 - ENGINEERING DtPARTMENT STAFF DATE Phone: [5031639-4171 Fax: [5031624-0752 document2 Revised: September 2, 2003 CITY OF TIGARO Pre-Applicatlon Conference Notes Page 6 016 Eglneedn0 Repenment SeWon 9/2/2009 1:36 PROM: Fax SGS Architects TO: 50368472970 AGE: 002 OF 003 A&A&A& %FMF%F_ VERIZON WASHINGTON SQUARE R.S.U. ADDITION & REMODELING NARRATIVE SUPPLEMENT - DRIVEWAY SPACING 3 SEPTEMBER 2004 E. ADJUSTMENT TO ACCESS AND EGRESS STANDARDS (18.705) Standard: "...where access and egress drives cannot be readily designed to confirm to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment based on the following criteria: 1. It is not possible to share access 2. There are no other alternative access points on the street in question or from another street 3. The access separation requirements cannot be met 4. The request is the minimum adjustment required to provide adequate access 5. The approved access or access approved with conditions will result in a safe access 6. The visual clearance requirements will be met Findings General: The existing access and egress drive was approved at the time of the original development; either this approval was granted with the adjoining developments (including driveways) in existence, or the approval for the adjoining developments (including driveways) was approved subsequently to this original development. In either case, between one and three driveways were approved contrary to the spacing standard now in effect. The existing access/egress drive is available for use by the convenience store to the north by recorded easement. This access/egress is needed by the convenience store to accommodate its larger delivery trucks, which require a drive-through route in combination with its main access/egress from SW Greenberg, since there is inadequate space on the site of the convenience CtP1rG fn MI1^%A1 fnr f1 irm err.-rl rr. TL... .......1~:.-~. 1_a a_ ft- _ _r a~__ _ .+w... %W aw1ww w1 aaa111-a1vu11u IIIalleUVellllg. III= NQIRIIIy IVl W UIC west 0 UIIs site Is situated several feet lower, but has two points of access from SW Cascade. The service station to the east of this site has access from both SW Cascade and SW Greenberg due to the access and maneuvering required appropriate to that use. 51ewait Gordon 51iau5, Achiteet f lonninq - Design - Gonsultinq 6170 5W Gheiry hill Drive 0-favedon, Otegon 97008 Phone; (f505)6-72--7f51-7 Pax: (505)6-72-7606 E-mail; sgs0~pi/C1CCh.C0r7 9/2/2004 1:36 FROM: Fax SGS Architects TO: 5036847290 PAGE: 003 OF 003 A"A"A& 1FVqV11TV Verizon Washington Square RSU Supplemental Narrative - Access/Egress 3 September 2004 Page 2 Specific Criteria: 1. "It is not possible to share access" - Access is already shared through this site to the convenience store to the north for its benefit. Closure of the existing driveway from SW Cascade would not be acceptable to the convenience store, as is made clear in their letter included in the submission package. Access from the service station to the east is not practical due to the layout of existing traffic patterns and buildings/features on that site. Access from the site to the west is not practical due to the change in grade that would need to be accommodated between the two. 2. "There are no other alternative access points" - The existing access/egress drive occupies the entire street frontage of the subject parcel - no other access points are available. 3. "The access separation requirements cannot be met" - Even if this access/egress driveway were deleted, the remaining driveways to the east and west on adjoining parcels would still not comply with the spacing requirement. The sizes of the existing parcels along SW Cascade preclude the option for spacing in compliance with the requirements without shared access, and since all development was completed before shared access was a required option, it conditions are not conducive to shared access without significant modifications on the adjoining parcels in addition to this site. 4. "The request is the minimum adjustment required to provide access" - Since the adjustment is to allow the existing conditions to remain, and since no other options are reasonably available, this adjustment is the minimum possible. 5. "This access will be safe" - The existing conditions have been in use for many years, during which time their safety can be demonstrated by records of accidents. The limited use of this access/egress by service vehicles only contributes to its high degree of safety. 6. "The visual clearance requirements will be met" - Compliance with the visual clearance requirements was addressed in the original narrative. 51cwad Godon 51iau5, Archlled Flanninq - Design - Gonsull/nq 6170 5W Gi-iiy "11117i1ve DCavcdon, Ofcgon 97008 Phone; (505 672-7517 Fax; (505 672-7808 E-nail; 5g969jJlfCICChCO/7 PWE3CII RON COIi1STPtUC`1E'IC111 C®MPA1VY .EOM N.E. KIL.Lr4MsNA C9FrM4 PORTL.ANM CIMSMON 9721e ( June 4, 2004 Mr. Per Wollebek, VER120N NORTHWEST, INC. P.O. Box 1003, (WA0101-LB) 1800 41 at Street Everett; Washington 98206 OFF: 426/281-6408 FAX: 426/268 3424 RE: VERIZON WASHINGTON SQUARE PSU/Pcc # 109-06-o3 SUDGET PROPOSAL ....0 v -1 1v. 1V 1.VV • AUG 0 9 2004 CMTY O~ TIGARD Bear Mr. Wollebek: We submit for your consideration the following items as our Budget Proposal on the project: General Conditions: $ 56,900.00 Supervision / Labor Architect I Engineering Permits / Fees PL & PD Insurance Misc. Tools & Nulpment Demo 11,460.00 Paving Patch 4,500.00 Landscape Allowance 51000.00 Excavation / Sackful 7,500.00 . Concrete 81800.00 Framef usses/Siding 18,326.00 Metal ftooffoutters 18,000.00 BrywallAnsulation 4,520.00 VCT /Base 1,570.00. Paint 2,850.00 Doors / Frames 870.00 Saybr Contracting 32,270.00 BTS Systems 12.850.00 BCS 27,as0.oo Mechanical: 99,674.00 Electrical/Guletsite Generator/ATS 116,675.00 RAP 6.156.00 SUBTOTAL 436,¢70.00 FEE 225000.00 TOTAL AMOUNT OF THIS PROPOSAL $457,470.00 Sinoerely, PRECISION CONSTRUCTION COMPANY hilllp TYong roject Manager i emrytlaatu~co4te+wt PROJECT DIRECTORY PROPERTYDATA ADDRE55: 100005WCASCADEAVENUE, 7IGARD, OREGON MAP: IS/ 35BC 75.69 TAX LOT, 200 STEWART GORDON STRAITS ARCHITECT SITE SIZE: .20 ACRE5 - 65325E / 3000 ~ 6 170 SW CHERRY Y HILL DK RILL DR ZONING: MUC-MIXfDUSECOMMERCIAL 5FAVERTON, OR 97005 / / IJSf: TELEPHONE SWITCHING CONDITIONAL USE (503) 672-7517 (VOICE) (503) 672-7808 (FAX) I 200 ! _ _ _ _ _ _ _ - - - - - - - OCCUPANCY.. B sgs@s-straus.com (e-mad) CONSTRUCTION TYPE: 5-N r / / 1 \ 5PRINKLERING. NONE '~~~D ~C6 DffERRfO SUBMITTALS; MANUFACTURED ROOF TRUSSES, FIRE ALARM, CONTROLS lz SZ rRT 0=1 spm n m / Of+1'~' OOWER.• PIRJ IUM, OREGON n r / / I 1 600 \ VERIZON NORTHWEST, INC ifi~ ~Vp I / I 7~ 1 C 16004IstSTREET, PO BOX 1003, WA 0104-LB, EWRETT, WASHINGTON 96206 OF 1 \ VOICE: (425)261.6312; FAX:(425)256.5444; E-MAIL: garylar5m@veruon.com CONTACT. 6ARYLAR50N I , 'goo i I CONTRACTOR: I ~ - - - _ _ - - - - - 1 ~ j 1 PRECISION CON5IRUCTION COMPANY 6025 NE VLL/NGSWVR7H STREET, PORTLAND, OREGON 97213 VOICE (503),25.3-4627. FAX: (503) 253-5077 $ - - - - - 1 CONTACT PHIL MUNG I MECHANICAL: 1 I 1 1 INC. 24.16 I I 1 202 1 HVAC I 5166 SP INTERN477ONAI WAY, MILWAUK/E, OREGON 97222 VOICE (503) 462-4622; FAY: (503) 462.6555 W 300 I 1 CONTACT JOE U15K1 I I I " I EECTRCAI: Q Q J W 500 201 CORBIN CONSUL77NG ENGINEERS Z - - -4 75.69 i) 20595 SW 7U4LATIN VALLEY HIGHWAY- SUITE 204, BfAVERTON, OREGON 97006 I ' r •3~~''/\ VOICE. (503) 613-6763; FAX: (503) 356.6644 _ N CONTACT.. BRENT AUF W W Z Q EX15T 5ITE R.O. W. 200 i FIRE ALARM. p Z Q U' 1 A/] 1 I 3a-0` I 200 I 300 I D.T..5. 5Y5TEM5INC. 2 L0 W ~J I 10D PO BOX 2254, W)150NVILlE OREGON, 97070 Lu r/~ Q I / - - - - - - - I VOICE: (503) 295-3436; FAX: (503) 439.9559 12 V Q 0 CONTACT: TYPER5KE ad z 0 Q - - - - - 5W SHADY LANE / CONTROLS: O - Q Q 5W CASCADE AVENUE B.C.S. INCORPORATED F- U • N O 0 21216- 66THAVfNUEWf;ST, LYNNWOOD, WASHINGTON 96036 Z - - s - - - - ' 7COVOICE: (425) 774-1660; FAY: (503) 776-4911 O Q O 1 I 24.18 CONTACT THOMAS WOLLEBEK O 75.69 J" I I / 1 OP ' DRAWING INDEY o Z ARCHITECTURAL l51TE f~ r\1 Q N / I 1 BW 1200 i //00 LOO 6AO ( AO PROJECT DIRECTORILS AND VICIN17YMAP CD Al EXISTING AND PROPOSED 51TE PLANS V 2017 / 700 W A2 PROP05f0 BOOR PLAN, DETAILS, EQIIPMfNT SCHEDULE o loo / V I(~y~, ` IF~J i / 1 I , I - I A3 EYI57INGANDPROPOSEDLXMMORE1EVA770N5 1 ' A4 E6571NG AND PROPOSED SECTIONS , DETAIL.5, OUTLINE SPECS / W- 1! Q75TINGANDPROPOSED UNDSGAPfP1AN5,UG r HAAfICZ- 41 MI PROPOSED HVACPLW I / 1000 / M2 DfMOIIDONPUN, SKT10N5 M3 SCHEDULES IDETAIL5 PROJECT t~ I \ I 1000 1300 I / ELECTRICAL NUMBER: 0404 I n I ' 1 \ I 1 / / 1 150! SIIF PLAN, LEGEND, DETAIL MfLHANICAURECTRICAI NOT IN DRAWING DATE I BY DESIGN 1 24.16 121-01 WIDE DEDICATION I LAND I~f SUBMI5510N , C'02 fJEC1RICA1 OQNOll1lON PLAN 6 APR 2004 15G5 CO3 ELECTRICAL UGHRNGPLAN 5 AUG 2004 I5G5 1504 ELECTRICAL POWER PLAN PERMIT 1 n , / I E05 fMCMCALONf-UNFDWGRAM I 1506 ELECTRICAL DETAILS - - ` / LC07 ELECTRICAL PANEL SCHEDULES-] CONST. W08 5371 B017=1 AA ISSUE: I ❑ CALIFORNIA ❑ HAWAII ❑ NORTHWEST AS-BUILT RECORD I PROPOSED 51 TE R. 0. W. VICINITY MAPS ONE 6th PLACE Po Box z2oo Po sox 1003 I 130-01 H0 1GO'-0 SQOlTUNfFROMSITEPfRIMETER 1 / VERIZON TELEPHONE OPERATIONS ` / P SHEET a~ ASIHEET O* ~~/J V@✓(i~p WEST AREA y@✓ DIRECTORY r Da.' T TRASH ll + I VaSTNARIEDMEL TANK F. TO Be REMOVED • • , ' • • • • . • . • W57 TANK ACLP5%nU . . 10 N.'ROWOVCTA / MST--_-- • p MOTDOWNSPOUT . . • 0951 • • • M5TCONC WALKWAY / I•'•'~'~'•' IXfSTWWN9°OUT EX75TBUlUJ/NG / TO BER&40VW •J I... • TTO M Rd10YID FXISTOOWNSfbUT BeM0UNDVA3L TO I' roBEMaoInEO i CONGRfIP LURE EkLSr RA.WNGf~//// //Mlp/QI/ryfD// /////j r/zv/.- j IIIIIIII j IIIIIIII IIIIIIII 51TEARE4 8754 5F IX15TDRIVEW~I~II I I f IAND504PEAXEA 17455E 19.93% IIIIIIII BUILDING AREA 636 5F 9.57% IIIIIIII PAVED AREA 6171 5F 70.50% I IIIIIIII IIIIIIII I IIIIIIII IIII~ &Z"O PANNG%OA:1 TO DRAIN TO CATCH BWAS IN fl.O'lCR-0-W I IIIIIIII ~ IIIIIIII I IIIIIIII IIIIIIII ~ IIIIII IX6TGTf fPMONf PROA/ uA q T I N SW CAW" AVENUE - (B) 4 • DIAAI PVC !III11U ~G~ MLE ~TRAA6MZWR G Mf/ER CW NOG IIIIIIII I TTQNfAX..nM,..1N0 TO EAbTDDWW ME IIIIIIII Illlul~ 5W CASCADE AVENUE AI C EXISTING SITE CONDITIONS 1'° 1ao EX15T 7-115TORE ,JJ IXk'TTRA5H /11-\ NEW I OO KVA I . NEW I I•' NEWOCUARD- / NfWDOWN5ROUT 77> roar / , AI7I7fAt7N , f NfWea~ , II\ k I NfW6'M16MMtE / NfWABO . . VOTDOWN9PoUT ' i IX15T BUILDING ~ f2• A5TCONCf/IRH /l//: • IIIIIIII IIIIIIII ~ IIIIIIII ~ IX15T DRIVEI~'~~ I I I I ~ IIIIIIII I IIIIIIII ' IIIIIIII IIIIIIII ~ IIIIIIII I i IIIIII „ &MTG PAVWG %OPM TO 0RUN TO j' CATCH 545'A5W PUNK RI3W LA257G ICAPMONC,-PROM VALII' IN5WCA5C EAVMX-(y 4-aWIVC W RYdITq-WAYLNf APl15f DHMCATpN NE ALL DVTRkW TO ¢ IIIIII A , DZTG POWER PUIf WTTM TRIA&VkVIER N \ 1 EMMt IWOO Mff AMW."r~T A a&-TfmfR &wix7 wmff A&CMA NffM funm.TRf , BP707V8AB05 THIN VAVE ,RWND ro wwke%R OWNLG r ,w.,,hco~rn ~ IIII WON 5WCA5LADEA~INUEI I I 2 PROPOSED SITE CONDITIONS AI 1'~ la-0• ' RaaRfarsrrfArr / COTDOWNSFOUr 0 ARWCOAVEA&WGLIWT5 AMG'HGMPfNfZ EW5T7-115TORE CROWD fa TANK ArWD0*A .'OUT IAN=4PING WEARER 87545E IAND-9CAREARE4 13705E 15.65% (-3755h7 BUILDING AREA 13345F 15.24% (+49650 PAVED AREA 6050 5F 69.11 % (-1215f9 Roamulm lwqrlw 5TEWARTGORDON 5TRAU5 ARCHITECT 6170 5W CHERRY HILL DR BEAVERTON, OR 97008 (503) 672-7517 (VOICE) (503) 672.7808 (FA)n 595®5-5G'2115.C0MI (UfN11) ~S~~'VD ARCBr~ I:i STNT cm WE e, IR2 of VJ W 0 Q Z > j Wp N j 0 z LW Of it 0 ad zL) 0 X: 6 pQ°oN o o z QN Lu PROJECT NUMBER: 0404 DRAWING DATE I BY DESIGN I 6 APR 2004 15G5 5 AUG 2004 15G5 PERMIT CONST. LSSLIEI I I 1 ❑ CALIFORNIA ❑ HAWAII ® NORTHWEST ASBUILTRECORD ONE ft PLACE PO BOX 2200 PO BOX 1003 1 / VERIZON TELEPHONE OPERATIONS 1 / SHEET TITLE S"ET verr~p WEST AREA venZpa SAS 0 EQUIPMENT SCIRDULE 01 AWHwACnRERme7cRPnoK 1 I 1 URPMR CNA9R-C 2 1 CAMM CN75R-C 3 1 cv-efR LOOUN6 1 1 CARR/fR aXR1NG 1 5 M416T0:0(aMV PAN 1 6 WDOWRM07) CMM-D 6 I WIAW U"WiNCS 681-8 1 9 ION" AT3-GfW 1 10 or WWE VER/2ON IDO -%ww KUAfAfR I mcmvUM&w I 51.V/ Um 2070071 2070002 201 0101 2010102 399{071 C49010) 653-0101 5610101 5000101 5630101 5071P26967 507//26965 5101/26745 SWIF27724 377696 015a961610.0 X110900971 X1102&!153 3663 36AM-024.5IOLVA 36/H024-5101N 4004024-051OYC 40tld021.651OYC LAW-240 DCEA•5015434 OnCG50i912 20305-4 WA I WA / WA 10 WA WA WA /N0V6'-0'H/ H aWW LIWC Wµ µ1TH SUi9 fNaL191/Rf 125 KW 12a2019100A VONVAIRI'A60KGROUND PUB. TANK i 2W ~i 10DRU . 6A v 1.00000 I I L0µ7L9roUr 069TG1TTER ~II I r--------------- _ --------------i 4RL5Tf4VE77 - I ~L10µ9ymOUT of RDL40VED j I 1 ~ I I j j `aiinuG R2rruNt --4. -------t------- DON-MO T I I I I ~ I I I I I i I I I ~ I I ~ ~ I i I I I I I I I I j i NCWAIOTA RL08 I ; I ~ I I i I I ~ I I I I I I I I ; I ; I i I \ =5TGUrreR I 1 I I I I i i I I I ; I ~ i I I ; I ~ I L - L- ___-----J I I `a,6nNC R10'GE UNI i I NEWPJDGE LIKE I 11 I I ~ I I ~ I I i I I I I I I I I I L------------ ------J / ~ WAIL LIxf BBOW J ~a7Wlesn7,Tr awAUirour r2i"~ ROOF PLAN 1,4•=1'0' \ WALL UKCDaOW `GOIWEWUT - - - i I ~ /{1n\\ / \ i l II f---4 E---~ 1 ~ I , ~ 1L R 1001 Als tau PNL I I I I~~ I II I AO11W.WR+CE I ; I 0-- TELEPHONE EQUIPMENT 1 L R07PfDGE I rr--~ I I 0 ` I Y I I I ~ II 1 u L I 1 L~--11I I I O 11 0 0 0 0 0 0 0 0 I C L I, - - I I I I O 7 I ❑ AR LY7WOYI/OMNG LONONt5fR9 y MECH EQUIP //l 150 WATT ACTAL HAUDE J WAU LOUN7W nMW I µ7n1 CUTOMBAPAl I NLWG'V H40 aWW LIWA WM -'VA75 fiCLOSOf ACITOVDETECTOR LOA4RLY I - ._.l L-- i1P q i fV577NGWALL5 1 NtWWALLS FLOOR PLAN WOtI ISSUE: I I I I I I I I ~ lw*= 14 ❑ CALIFORNIA ❑ HAWAII ® NORTHWEST ONE 6th PLACE PO BOX 2200 PO BOX 1003 1 / VERIZON TELEPHONE OPERATIONS 1 / verw WESTAREA veri~p -oll 1mm sw a J, PMRMD, DrEGM 1602 p~ N w LLw ow Q z D azz 0Z Q0 W w ~QO ~ZNo 0 < I- cj) U 0 0 Q co °P CD Q Z 00 w PROJECT NUMBER: 0404 DRAWING DATE I BY DESIGN I 6 APR 2004 1565 5 AUG 2004 15G5 I PERMIT I I I CONST. I 1 I A"UILT RECORD I SHEET TITLE SHEET# FLOOR A2 PLAN REM0VE045T5/01Af6 fOR -4- E u I M EXIST SOUTHWEST ELEVATION 114'- PO' ~I RWOVf I RELOCATE DOOR J M40VE035TMEFAI RCAOnNG / G75T57AINLO CEDAR T*G51aNG ~ .1 i i EXIST NORTHEA5T ELEVATION 1 e~ 1 u4' = ro' o, :p m O ~f C NEW 50UTHWE5T ELEVATION 114* = 1'-0' 150 WATT METAL HAUOE LIGHT FWTURE KITH CUTCRP ENRHE- MOHON- - m R NEW NORTHEAST ELEVATION A3 114'= r-0' 150 WATT METAL HALIDE 11GHTnmREwT7HCUTOFF LWnf- MOnOH-.- REMOVE EY451 METAL ROORNG E1157 5TA/NfD CECAR TIG SIDING r I N -RDWOVERW I PAVE RM OVEGUTTER-1 RWMOVEI RELCGtlF EAT57'D0wf4-l,, U' RfM0WDUCM1t1JRAJ _ EXIST SOUTHEAST ELEVATION U r14*= r'-0' REMOVE0 RMIXATE Arl7C MIT IN L Ra40W GUTTER R6ti.OVE 1 RMO ATE DO'MA5nDUT NEW 50UTHEA5T ELEVATION 114' = 1'-0' N t1 W 0 Q Z > p cl) j 0 Z wo W w w 0 ca ZLo 0= QQ 0 Q o° F X30 oz~ 00 EE PROJECT NUMBER: 0404 T DRAWING DATE I BY DESIGN I G APR 2004 1565 5 AUG 2004 I5G5 r- L I 750 WATT ACTU numE PERMIT 1 NEW NORTHWEST ELEVATION 1 coNST. WON ISSUE:I I I I I I I I I I ❑ CALIFORNIA ❑ HAWAII ® NORTHWEST AS-BUILT RECORD ONE 61h PLACE PO SOX 2100 PO BOX 1003 1 VERIZON TELEPHONE OPERATIONS 1 SHEET TILE BHEEf C - EXTERIOR A3 venZ2a WEST AREA venaw ELEVATNSI 4A3 EXIST NORTHWEST ELEVATION 1/4'= 1-0' ° o gRss~ggs sR Rs g o ° f~ ag Egg 8 8 ° ~s~~ 8 ~ Ag~ao~,~~ 0 1n ' S r F o ddd S ag 1 11 a _ a g s gL 5 i is g~ ~SeR~` a g g gsli gg~-, g. s gs $a~ o a~ x a ° 1 s -1 ~ • 'g - Fit ass ' - a O . ~a .•F ~ : 4 = P9,111 III jig It a all g~4 g g g~sgSS gig 1 ~AC 9 °g ~ g R a S o a., g F ~g€~ gg g f 8 R• ag~ x p~Lyg ~ a ire $ a Sag .tea to a R Mil B -gigg q g it'll, v s a$ gR_ !r gm s pp e R ~a Sig a m 3- d gA a c 5 F~gg :0 Z m - tip:- Jill g~ m _ l ~R o oZ co w MCm M •8 fin"~y C m ~ro _CD 00 mm z V D - r~r W C) 411 C I I ° A g~ rn o ,ff pin ~ . ak Ak e q O ~rn O y O>*L" 4 O 3~ ZU z rn a I ~o rn ct 0), rn it . • 3 5 Z~ ~ ~ gz 'MIN a I'-• MIN C ~ \ ADDITION TO & REMODELING OF VERIZON WASHINGTON SQUARE RSU 10000 CASCADE AVENUE TIGARD, OREGON N R a ~ W~ 1 Q y CJ rn la.v n a~ a l ~ N A .A1 r i NN ro g o ~8 6a A I IiCB a ti ~ I REG w ~ a ",~4 ~ ~ y v N Oft V Zrn ° p uN ~ i6rW v 7° cZ z -4 p c'Sv ~N ~N TTRA5H i EXl5T 7-1 ! 57ORE LX15T GROUND COVER I- I / EA75T BUILDING / IX5T GROUND COVER_ /I i' / j D95T GROUND COVER I ~ I I I / hl r d I 1 a ;r LANDSCAPE LEGEND I ~a11 ~ y~ M577W PINE TRIP I y ~I ti~ n~ / 1505WNG DEODUOUS TREE / I / E077NG EVERCREPNSNRUM"tOW I 0 NEWRHODOOEADRON I i j RENOVEDMI/f5 ,/1` i LANDSCAPE NOTES 1. Q7577N057PL91RRIGA7EDYANi MANUAt5157ZMU51116HOSCO19: VOAUTOW77C5f57WT08PADDfV i I 2. REMOVE WEEDS IN ALL PLANTER DLD5 A5 PART OF THE WORK OP THIS CONTRACT: APftY1WWrJU1RINUNPUNTEf1FOKWN50ruv 3. STOCKPILE GROUND COVER * DARK MULCH TOR REUSE OR RIR C WUH NEW I A. 5HRUa54 TRU570 DERBMOnV IDOCARO®MAYLIfCHIPPf0 fOR MULCH 0 CONf94C700M O1-DON j 5. 0Z'nW SHRUA590W R54OVIV WYDE TR4A5PIAffWIFIN GOOO COAMON j G. Q1911NG LAND901PING E45W ONOESfRnV COVDMONS CONTWICTOR r0 VMfYEYI9TING i 7. COMMACTOR TO MVNTAINeWATPR PE9RU2E I PRUNO NEW* 7R4N5ftANW RANTM475MUS FOR A PMOP Of ONP SEAR PRoM1N5TA11AToNDA7f,AND5HALLRYPLACfA ftAffTSNOrSURvmt.GoRDwA-iiD. 6. PROVIDE GROUND COVER IN ALL PUNTING WD5 - M4NTAIN OR MATOI PMSTIAG I j 9. fW77AG 57REET 7REf5 LOC47ZD ATAa.CRIRMG PROFMfS /I j 5W CA5CADE AVENUE EXISTING LANDSCA PE CONDITIONS A 2•= Ian I I I NEW GROUND COVE I I I I I I I I I I I I I I I ~ I ~ I I I ~ I PROPOSED LANDSCAPE CONDITIONS AI r= lam 5W CA5CADE AVENUE WON ISSUE: ❑ OAUPORNUI ❑ HAWAII ® NORTHWEST ONE Sih PLACE PO BOX 7200 PO BOX 1003 1 / VERIZON TELEPHONE OPERATIONS V/ venZQp WESTAREA ✓venZ2p 5TEWART GORDON 5TRAU5 ARCHITECT 6170 5W CHERRY HILL DR BEAVERTON.OR 97008 (503) 672.7517 (VOICE) (503) 672.7808 (PAX) 5cp®5.5trou5.rom (in-mail) SM' MW SPM AND, OREGON 1602 O~ ~rP OF O~~U N~ QJ LL Lu 0w 1Q z J :J z 0 N > 0 Z w F- a LLJ w ~ Q 0 06 Z 0 o Q Q 0 Q c) F- F- o aZ °0 Q N_ Ix PROJECT NUMBER: 0404 DRAWING DATE I BY DESIGN I 6 APR 2004 1565 5 AUG 2004 15G5 I PERMIT I I I I CONST. I I I AS-BUILT RECORD 1 I SHEET TITLE SHEET # LANDSCAPE L1 PLANS