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SDR1997-00002 SDR97 -00002 74TH AVENUE INDUSTRIAL PARK .mil .•I'l CITY OF TIGARD Community Development Shaping (Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SITE DEVELOPMENT REVIEW (SDR) 97-0002 SENSITIVE LANDS REVIEW (SLR) 97-0003 Case Name(s): 74TH AVENUE INDUSTRIAL PARK Name of Owner: Jim and Audrey Castile Name of Applicant: Same Address of Applicant: 8100 SW Durham Road City: Tigard State: Oregon Zip: 97224 Address of Property: 15715 SW 74th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map & Lot No(s).: WCTM 2S112DC, Tax Lot 01500. Request---.. A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. Zone: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Action: ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision: 9> THE DECISION SHALL BE FINAL ON MONDAY AUGUST 18,1997 UNLESS AN APPEAL IS!'FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M.ON AUGUST 18,1997. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK NOTICE OF FINAL ORDER BY THE HEARING'S OFFICER BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application for site development review ) FINAL ORDER and for a sensitive lands review for an industrial use ) SDR 97-0002 in the I-P zone at 15715 SW 74th Avenue ) SLR 97-0003 in the City of Tigard, Oregon ) (74th Avenue Industrial Park) I. SUMMARY 1. Jim Castile requests approval of a site development review to build six structures containing about 33,520 square feet and associated paving and other development for an industrial park. He also requests approval of a sensitive lands review to allow land form alterations in the 100-year floodplain and wetlands. 2. At the public hearing in this matter,City staff recommended conditional approval. The applicant accepted the recommended conditions. One member of the public testified with questions. There was no other oral or written testimony. 3. In this final order, the hearings officer approves the applications based on the findings and conclusions included and incorporated herein and subject to conditions recommended by City staff except as expressly provided otherwise in this final order. II. BASIC FACTS 1. The hearings officer incorporates by reference the findings about the site and surroundings in Section III of the Staff Report dated July 21, 1997 (the Staff Report), and the staff and agency comments in Section V of the Staff Report. 2. Based on the application, roughly 52.6 percent of the 5.55-acre site (or 2.92 acres or 127,195 square feet) will be developed with structures or impervious area (i.e., pavement). Therefore roughly 47.4 percent of the site (or 2.63 acres or 114,563 square feet) will not be developed and will remain in an undeveloped state (e.g., the majority of the wetland and floodplain) or will be improved with landscaping. III. APPLICABLE APPROVAL STANDARDS The applicable approval standards are identified in Section IV of the Staff Report. N. HEARING AND RECORD 1. Hearings Officer Larry Epstein (the "hearings officer")received testimony at the public hearing about this application on July 28, 1997. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. The hearings officer described how the hearing would be conducted, and made the announcements and disclosures required by law. The following findings summarize selected testimony offered at the hearing. 2. City planner Will D'Andrea summarized the project and the Staff Report. Hearings Officer Final Order SDR 97-0002 and SLR 97-0003(74th Avenue Industrial Park) Page 1 3. Jim Andrews of Nicolai Engineering testified for the applicant. He accepted the findings and conditions of approval recommended in the Staff Report without correction or objection. He testified the applicant will modify the location of the water quality facility so it is on-site and outside of the sensitive lands area consistent with recommended condition of approval 7. He asked what is required by condition of approval 10. Mr. D'Andrea responded that the applicant needs to provide text of a deed restriction for review and approval by the City. He offered to provide an example of language used for a similar purpose at a different site. 4. John Bowles, who owns the adjoining land to the north, testified with questions about the required setbacks under the Community Development Code ("CDC") and Fire and Life Safety or Building Codes. The hearings officer responded that the CDC allows a zero setback, although the site plan shows a setback of 5.85 feet for the buildings in this application. Based on the CDC, Mr. Bowles could build a structure with a zero setback. However the Fire and Life Safety or Building Codes may require a setback. The hearings officer recommended Mr. Bowles consult with the Building Official and the Fire Marshal. 5. At the conclusion of the public portion of the hearing, Mr. Andrews waived the applicant's right to hold open the record. The hearings officer closed the public record and announced an intention to approve the applications subject generally to the conditions recommended by staff. V. DISCUSSION 1. The hearings officer generally concurs in the analysis and conclusions offered by city staff; to wit, the application shows that the proposal does or can comply with the applicable standards and criteria for a site development review and sensitive lands review, and adoption of recommended conditions of approval as amended will ensure final plans are submitted consistent with those criteria and standards and will prevent, reduce or mitigate potential adverse impacts of the development consistent with the requirements of the CDC. The hearings officer adopts the findings and conclusions in the July 21 Staff Report as his own except as otherwise expressly provided herein. 2. The discussion in the Staff Report generally is complete and responsive to the applicable approval criteria. However the following additional findings are warranted to be more responsive to certain criteria. a. The proposal complies with the requirement in CDC 18.68.050, because more than 25 percent of the site area (i.e., 1.3875 acres or 60,439 square feet) will be landscaped, based on finding 11I.2 above. The corresponding finding in the Staff Report was stated in terms of the percentage of the developed area of the site. That is the wrong standard based on the plain meaning of the words in the CDC. CDC 18.68.050 states the standard in terms of the total site area, not the developed site area. b. At several places in the Staff Report where it discusses development in the sensitive area and its buffer, the text is ambiguous. It could be construed to authorize development in the sensitive lands area(i.e., in the floodplain or wetlands) in excess of other recommendations in the Staff Report and what is allowed by the CDC. The hearings officer finds that, pursuant to CDC 18.120.180.A.2 and 18.84.040.D, the applicant should be prohibited from developing the water quality facility so that it extends further than 10 feet into the wetland buffer. That is consistent with other findings in the Staff Report and with recommended condition of approval 7,which the applicant expressly accepted. Hearings Officer Final Order SDR 97-0002 and SLR 97-0003(74th Avenue Industrial Park) Page 2 c. CDC 18.120.180.A.10 provides that "[e]xterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime." The analysis in the Staff Report concluded the application complies with this section because the Police Department did not object to the plan,but the hearings officer fords that is not responsive to the standard. The hearings officer further fords that it is feasible for the applicant to comply with this standard by submitting a lighting plan for review and approval consistent with CDC 18.120.180.A.10. Therefore the hearings officer concludes a condition of approval is warranted requiring the applicant to submit to the planning staff for review and approval a lighting plan showing that light fixtures are selected, designed and situated to direct light towards areas of the site vulnerable to crime and away from the sensitive lands area. d. Regarding CDC 18.106.030.D.2, the Staff Report describes anticipated uses on the site and concludes that the proposed amount of off-street parking is adequate for those uses. However there is no certainty that the site will be used as described in the Staff Report. Other uses or different ratios of uses may be proposed. In that event, parking requirements may change. CDC 18.106 requires adequate off-street parking before uses are changes. Therefore when specific uses are proposed for the site, the amount of off-street parking provided on the site should be re-evaluated to determine whether off-street parking will be adequate for the proposed use(s) in combination with other uses on the site. A condition of approval is warranted to facilitate compliance with CDC 18.106 and to avoid creating any misimpression that the amount of parking proposed is adequate for all uses or combinations of uses on the site. e. CDC 18.108.080 requires at least one access for industrial uses with fewer than 100 off-street parking spaces. The Staff Report indicates that the CDC allows one (and by implication only one) access. A correction is warranted to avoid creating a misimpression. f. Condition of approval 13 requires the applicant to submit certain additional information to the hearings officer for review and approval consistent with CDC 18.84.040.A and D. The hearings officer finds there is substantial evidence in the record that it is feasible for the applicant to comply with the cited section; to wit, the applicant does not intend to develop land in the floodplain or wetlands,so that the development is not reasonably likely to reduce flood-carrying capacity of the floodplain or the base flood elevation nor to reduce the area of wetlands on the site. The applicant can demonstrate compliance with these criteria by submitting an engineering analysis. The hearings officer finds such an analysis involves matters of a highly technical nature that can be delegated to the City staff. Therefore the hearings officer concludes the applicant should submit those engineering analyses to the staff for review and approval rather than to the hearings officer. VI. CONCLUSION AND DECISION 1. The hearings officer concludes that the proposed site development review and sensitive lands review applications doe or can comply with the applicable criteria and standards 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. 2. 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 SDR 97-0002 and SLR 97-0003 (74th Avenue Industrial Hearings Officer Final Order SDR 97-0002 and SLR 97-0003 (74th Avenue Industrial Park) Page 3 Park), subject to the conditions of approval in Section II of the City of Tigard Staff Report, with the following changes: a. Condition of approval 11 is hereby amended to add the following: c. A lighting plan showing that light fixtures are selected, designed and situated to direct light towards areas of the site vulnerable to crime and away from the sensitive lands area. b. Condition of approval 13 is hereby amended to read as follows: 13. Submit to the City Engineer for review and approval appropriate evidence and calculations showing that the development will comply with CDC 18.84.040.A and D. c. Condition of approval 20 is hereby added to read as follows: 20. Before the City authorizes use of the buildings on the site for any purpose or changes in the approved uses of the buildings on the site, the applicant shall show that the site contains adequate off-street parking for the proposed uses in combination with other existing uses on the site, consistent with CDC 18.106. DATED this 4th day of Au. t, 1997. - ��� . A AI1TL Larry Epsteint7P City of Tigar• g: Officer Hearings Officer Final Order SDR 97-0002 and SLR 97-0003(74th Avenue Industrial Park) Page 4 Agenda Item: 2.1 Hearing Date: July 28, 1997 Time: 7:00 PM STAFF REPORT TO THE HEARING'S OFFICER CITOFTIGARD FOR THE CITY OF TIGARD, OREGON pingA(ty teveCopmeut SFtapingA(Better Community SECTION I: APPLICATION SUMMARY CASES: FILE NAME: 74TH AVENUE INDUSTRIAL PARK Site Development Review SDR 97-0002 Sensitive Lands Review SLR 97-0003 PROPOSAL: The applicant has requested the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. OWNER: Jim Castile APPLICANT: Same 8100 SW Durham Road Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: I-P (Industrial Park) The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. The site is located north of SW Durham Road, on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION II: STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 1 OF 18 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department (503) 639-4171.) 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: a) City standard pavement section from curb to centerline equal to 17 feet; b) pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; c) curb; d) storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e) 5 foot concrete sidewalk; street striping; g) streetlights as determined by the City Engineer; h) underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities); i) driveway apron; and j) adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 2 OF 18 6. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site and/or building permit, the applicant's plan shall be revised to show that the water quality facility location will comply with USA's design and construction standards. The water quality facility shall not be located within a sensitive area and will only be allowed to encroach into the sensitive area buffer by ten (10) feet. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 9. The applicant shall grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. Building permits shall not be issued until resolution of the easement location. 10. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. 11. Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: Will D'Andrea (503-639-4171). The revised plans shall include the following: a) parking lot trees that provide for the required canopy effect with one (1) tree for each seven (7) parking spaces; and b) written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. 12. The applicant shall obtain the necessary, applicable permits from the Division of State Lands (DSL) and Army Corps of Engineers or documentation that such permits are not required. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 3 OF 18 13. Provide findings to be submitted for Hearing's Officer review that demonstrate compliance with Sections 18.84040(A) and 18.84.040(D), floodplain and wetland approval criteria. 14. Plans approved by Tualatin Valley Fire and Rescue. AGENCY CONTACT: Gene Birchill. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 15. Prior to a final building inspection, the applicant shall complete the required public improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: a) mylars, and b) a diskette of the as-builts in "DWG" format, if available, otherwise; "DXF" will be acceptable. NOTE: if the public improvement drawings were hand-drawn, a diskette is not required. 17. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, 639-4171, ext. 311. 18. Prior to final inspection of the building(s), the applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. 19. All site improvements shall be installed as per the approved revised site plans. STAFF CONTACT: William D'Andrea, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned Residential, 7 units per acre; R-7. The area is predominantly developed with industrial uses. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 4 OF 18 Site Information and Proposal Description: The subject site contains approximately 5.55 acres and is developed with a single-family residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop 2.63 acres of the site. The applicant has requested approval of the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did address, generally, the potential number of trips expected and the adequacy of storm and sewer. The City has conducted a rough proportionality analysis to address the requirement of a pedestrian easement. This analysis is provided at the end of this report. Use Classification: The applicant is proposing to build an industrial park to provide rental space for small, incubator type businesses. Sheet 2.1, of the preliminary plan submittal package, shows the floor plans provide for warehouse, manufacturing, and office space. Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 25% landscaping. The site has a width of approximately 360 feet, STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 5 OF 18 thereby, exceeding the required minimum lot width requirement. The total area of the site is approximately 5.55 acres. The applicant is proposing to develop 2.63 acres (114,295 square feet). The applicant is proposing approximately 30,913 square feet, or 27% of the developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated on the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.9 (Demarcation of Spaces), and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.A.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the three (3) trees identified on the property. The applicant is proposing a water quality facility within the 100-year floodplain and wetland area. The applicant will be required to provide the necessary Division of State Lands and Army Corps of Engineers permits to allow such work in these areas. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.A.4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 6 OF 18 Section 18.120.180.A.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. Pedestrian Pathway: Section 18.120.180.A.8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The proposed plan does not show the provision of a pedestrian pathway nor does the applicant's narrative provide findings that demonstrate compliance with this standard. The applicant is, therefore conditioned to provide a 15-foot-wide easement in accordance with this criteria. The City is concerned with the impact of a proposed pathway on the existing wetlands, identified in the applicant's wetland determination and delineation submitted with the application. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain, but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has no comments or objections to the plan, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows the provision of "Chanticleer Flowering Pear" trees, spaced approximately 30 feet, in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 7 OF 18 parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, screening has not been provided in accordance with this section. A revised plan shall be submitted that provides for the required canopy effect with one (1) tree for each seven (7) parking spaces. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. As indicated on the site plan, vision clearance will be provided in accordance with this section. Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) parking space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area) for Wholesaling, storage, and distribution. There is approximately 28,322 square feet of warehouse space with approximately 4,702 square feet of office space. The amount of parking required for this amount of square footage is 53 parking spaces. The plan shows the provision of 58 parking spaces, thereby, satisfying this criteria. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 3 disabled parking spaces if 51 to 75 parking spaces are provided. The plan shows the provision of three (3) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Four (4) bicycle parking spaces are required for this development. The plan notes that eight (8) bicycle parking spaces are provided, thereby, satisfying this criteria. The plan shows that these spaces will be located in two (2) locations. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is satisfied as the preliminary plan shows the provision of two (2), twenty-four (24)-foot access drives on SW 74th Avenue. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 8 OF 18 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of four (4) walkway connections to SW 74th Avenue, thereby, satisfying this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans show the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of this facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified three (3) trees greater than 12-inch caliper. The proposed plan will be retaining these trees. Since the applicant is retaining more than 75 percent of the trees, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 9 OF 18 Sensitive Lands- Wetlands: Chapter 18.84.040(D) states that the appropriate approval authority shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. This criteria is satisfied as this wetland is not designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The applicant has not demonstrated the need for the proposed location of the water quality facility or that the site disturbances are the minimum necessary to accommodate the facility. The applicant has not addressed compliance with R&O 96-44 or provided evidence that a fill permit from Division of State Lands has been obtained. The applicant shall submit evidence of a DSL fill permit and an explanation of the need to locate the facility within the wetland area. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. To fill wetland area, a Division of State Lands fill permit will be required. Mitigation associated with filling of wetland areas is required as part of the DSL fill permit. The applicant has not obtained a fill permit. The applicant shall obtain a DSL permit and demonstrate compliance with this criteria. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. If a DSL permit is obtained, the applicant shall be required to replant the area to be disturbed. The applicant shall obtain a DSL permit and demonstrate how this criteria shall be satisfied. All other sensitive lands requirements of this chapter have been met. The applicant shall demonstrate compliance with floodplain criteria. The provisions of Chapter 118.150, Tree Removal, shall be met. This criteria is satisfied as discussed in Section 18.150. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. The applicable policies are as follows: Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 10 OF 18 development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.). Policy 3.1.1 is satisfied as the applicant shall undertake all work within the wetlands, including mitigation, under the jurisdiction of the Division of State Lands. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 shall be satisfied because the applicant has been conditioned to demonstrate that this proposal will not result in any rise in the elevation of the 100-year floodplain. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway provided the land form alteration or development is in an area designated commercial or industrial on the Comprehensive Plan land use map. Policy 3.2.2 is partially satisfied as this proposal will not be within the floodway and because the applicant has been conditioned to demonstrate that development will preserve the function and maintenance of the zero-foot rise floodway. Policy 3.2.3 provides that the zero-rise floodway be maintained, that there be no detrimental upstream or downstream effects, and dedication of open land area for greenway including portions for a pedestrian pathway in accordance with the adopted pedestrian bicycle pathway plan. Policy 3.2.3 shall be satisfied as the applicant has been conditioned to demonstrate that there will be no impact on the floodplain. The applicant has also been conditioned to provide a 15-foot pedestrian pathway. Policy 3.2.4 provides that the City prohibit development within areas designated as significant wetlands on the floodplain and wetlands map. No development shall occur on property adjacent to areas designated as significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Policy 3.2.4 is satisfied as this proposal is not within a wetland designated as significant on the floodplain and wetlands maps. Sensitive Lands- Floodplain: Chapter 18.84.040(A) states that the appropriate approval authority shall approve or approve with conditions an application request within the 100-year floodplain in Subsections 18.84.015(B) and (E) based upon findings that all of the following criteria have been satisfied: Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements, and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge. The applicant has not submitted a hydraulic analysis showing maintenance of the zero-foot rise floodway. The applicant's narrative states that there is no net change in the elevation of the floodplain, although documentation to this effect has not been provided. The narrative states that no fill is to be brought into, or any earth removed, from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more that 78 cubic yards. While no fill is proposed, the design of the alteration must demonstrate compliance with this criteria. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 11 OF 18 Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The Comprehensive Plan designation for this parcel is I-L (Light Industrial). Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100- year flood. The applicant has not provided an analysis that indicates maintenance of the zero-foot rise floodway. The applicant shall provide such an analysis, in compliance with this standard. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. The applicant shall provide evidence that the proposed location of the pedestrian pathway will comply with this standard. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant has not obtained the applicable permit applications from the Army Corps of Engineers and Division of State Lands. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers and shall provide the City of Tigard with a copy of those approved permits. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance, as well as, maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. Such conditions must be roughly proportional to the impact of the use. In this case, the estimated value of an easement of sensitive lands is STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 12 OF 18 $3,200. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $74,648.00 or $72,240.00, according to the Larson methodology utilized in the Dolan findings (see the calculations indicated on the attached two (2) sheets entitled: FINDINGS - ROUGH PROPORTIONALITY exhibit/Pages 18 and 19 of this report). PUBLIC FACILITIES STREETS: This site lies adjacent to SW 74th Avenue which is classified as a local commercial and industrial street to be built within a 50-foot right-of-way (ROW). At present, the ROW width is 40 feet overall, with 20 feet each side of centerline. The applicant intends to dedicate additional ROW to provide a total of 25 feet from centerline to meet City standards. This street is paved but not to the full-width which is required for a local commercial and industrial street. The City has overlaid this roadway in the recent past and has deemed the existing road structure to be of adequate structural integrity. The applicant, in order to mitigate the traffic impact from their development, has already submitted construction plans for review and approval to install a half-street improvement adjacent to the site frontage. These plans are currently in review by the Engineering Department. Because the roadway structure is adequate, the applicant will be permitted to sawcut the existing edge of pavement and add on the necessary rock and pavement section width to meet the City standard. WATER: This site will be served from the City's public water system. There is an existing 12-inch water line in SW 74th Avenue that will adequately serve this development. The proposed water line connections shown on the applicant's plan will need to be reviewed and approved by the Engineering Department and Water Department prior to construction. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 74th Avenue. It appears that there is also an existing lateral provided to this site. The 8-inch main line will be adequate to serve this development. STORM DRAINAGE: There is no existing public storm drainage system in this area. The topography of the site falls to the south and west toward Fanno Creek, which is located along the westerly half of the site. The applicant's plan indicates that they will collect all of the site storm water, filter it through a water quality facility and discharge it into the existing wetland adjacent to the creek. This concept is acceptable, but Staff has a concern with the location of the water quality facility, which will be discussed in the next section. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 13 OF 18 STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a site and/or building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant intends to provide a water quality pond, and is proposing to locate it near the southwest corner of the property. However, the pond location will not be acceptable because it encroaches into the existing wetland. USA's design and construction standards state that a water quality facility shall not be located within a sensitive area; a wetland is considered a sensitive area. In addition, a water quality facility may only encroach into the wetland buffer by 10 feet. The applicant's plan shall be revised to comply with USA's design and construction standards. No site or building permit shall be issued until the plan has been revised and the water quality facility design and calculations have been approved by the Engineering Department. The proposed private water quality facility will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. GRADING AND EROSION CONTROL: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines adjacent to SW 74th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 14 OF 18 SECTION V: STAFF AND AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: Plans are not approved at this time. The applicant shall address the following plan notes and re-submit plans for review and approval: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one (1) or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(l)(2) & (3)). Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901.4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet for calculating the required fire flow is available form the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 15 OF 18 Storm Sewer: The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. The current location for the water quality facility is not approved as it is totally within the wetlands and the 25-foot corridor. Division of State Lands: A Division of State Lands and Corps of Engineers permit will be required for any work in the wetlands or creek area. Floodplain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. The City of Tigard Water Department indicated the following: The applicant shall install RP (Reduced Pressure Principle) device on property (customer) side of meter; fire hydrant placement shall be within 250 feet of all portions of the buildings as measured through accessible roadways. The City of Tigard Building Division, City of Tigard Maintenance Services Division, and PGE have reviewed this application and have offered no comments or objections. July 21, 1997 PREPARED BY: William D'Andrea DATE Associate Planner, AICP July 21, 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 16 OF 18 FINDINGS - ROUGH PROPORTIONALITY The following provides findings for the determination of the rough proportionality of a requirement for a pedestrian easement on sensitive land adjacent to the development of a 33,520 square foot industrial park at 15715 SW 74th Avenue (SDR 97-002/SLR 97-0003). A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed industrial buildings will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system which must be accommodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project's impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995): According to the TIF Ordinance an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 33, 520 square feet of Industrial Park space this new use would be expected to generate 234 vehicle trips per day. The site will receive a credit of ten (10) trips due to the existing residence. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF ordinance. Using the above, the unmitigated impact of the Duncan Industrial Property is as follows: Full Impact 224 x $537.50 = $ 120,400 Less TIF Assessment 224 x $172.00 = $ 38,528 Unmitigated Impact $ 81,872 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement is being required with the City having to construct the pathway at a later time. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 17 OF 18 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94 percent of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of ten (10) percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8) percent. This yields a mitigation value as follows: 224 trips x .06 x $537.50= $7,224 to 224 trips x .08 x $537.50 = $9,632 These figures would reduce the unmitigated impact to $74,648. or $72,240. depending on the use of six (6) or eight (8) percent. Estimated property value The value of the land needed for a 15-foot-wide easement for a pedestrian path is approximately $3,200. This is determined by a need of approximately 6,900 (460 feet x 15 feet) square feet, based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of Sensitive Land is $20,000. per acre. The 6,900 square feet needed for the pathway is approximately .16 acres. The value of this area is approximately $3,200. Conclusion The unmitigated impact of the 33,520 square foot industrial park is roughly $74,648. or $72,240., compared to an estimated value of the easement of $3,200 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. i:\curpin\will\sdr97-02.dec 28-Jul-97 STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 18 OF 18 V \� � w I, aa.a.w b.a. /''wr.er.�. —� •\ ` ` `'t-•- 11 1 I i `• 1-•- - T'i-im-1-T Ts S+'+7.�•-ZY/T-:`�: , v 11111111 1 ...'g.....1 1 I \ �t•.` .1 UUIjg111� 1 I .A1. '^P;:CM/' _NG .�A� l �1 q�rrr 1111 I I .,� SA � _.yw ..�J ,� .�a�`� 1 t --^fir i�-:::-;-trim--.. . .;•.,;.; \% \\1 tJ 1 11 i -'�T°I I I'rr l F •ii4i'r � 1 � JI'�I 1 ----, I � '1! I III �r • _ �r I O a • - 1 era if • ! / - _ I • A �_ 0 %�+� `r0/.,:: :::: ' -�.«. / -—r . '':: , 1 : rim Z% / � , 1 _-- —b" \ \ it.' all Z I s :: . ill • - 'rr/ .:`• gT- . - : .' V r r c1 <J. , <, ../ .74/ ..j. 4ip; ::::i.;:•;•. .■;.::.1.:•:1■:::. '') I W / 1:Iii/—Til;:M:: II 1 . 0 /. 1 1 1 I • ••;v.:;`: •-: :•:.:,•:;);.; .:.:r.: z ! /� ,i3uIItr.aci �D'■\ I _64 I ,'. aK���� I :•:1.1:..x, /{{• :r.:.,,r1...•:r;•.r, ..:••:t. ::�! / r ' \ / I .I tQ� 1 .,.f, . +-•� l...�_. :alms}: '.`a:,,..I:a� i.4-.j/ :::-....7..7.7:7--7;:-.-.7;',."...!.,:.•'•':•: I { V / . I I I "tom I I- I I ;1 1 LL ' 1 1 1 -- \.`. 1.l isa u.��a.te 0 1 11 r r j i \ 1 \ WT PLAN _. >. � r 1 r � 1 i Ai ti t�s.•. C.? 1 1 r 1 I i i • ,' r 1 1 1; till 11 r 11 1 1 aft:. 1 1 1 1 I 1 SITE PLAN CASE Nam. SDR 91-0002/SLR 91-0003 EXHIBIT MAP 14TH AVENUE INDUSTRIAL PARK I a 1 . � n S — 111.111111— r; I [ I - = I CARDINAL W I Mt.� �'IIIV111 'Mgt • REDWOOD LN lOuD � H ? J 0 at ' '111111 -iii milk— ��. s. C�-E W , 0 mi. AN IIII1Mk NI mum mm % UBJ : XNI MOM EV�IIIIII dial. � � � - E 'I lam ___J y _ 11- -s111111 In (19 1111111111111 _ l � - 1 . 1 owl 1 ., i 1 ii----- , ir , L 1 ii - olv,,, ../... ' NI+. AI 0) li, i-7- C13 „Lir 0 ok i ,,.,. IN if mill U I , \\ I Iii II „I Vicinity Map N SDR 97-0002 Note: Map is not to scale A 14th Avenue Industrial Park MEETING RECORDS CITY OF TIGARD HEARING'S OFFICER JULY 28, 1997 - 7:00 P.M. TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 (Anyone wishing to speak on an agenda item should sign on the appropriate sign-in sheet(s). PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4171 , Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: Qualified sign language interpreters for persons with speech or hearing impairments; and Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above if you are requesting such services. (OVER FOR HEARING AGENDA ITEM(S) TIGARD HEARING'S OFFICER PAGE 1 OF 2 7/28/97 PUBLIC HEARING AGENDA h.\patty\masters\agendho mst 1►a 4 , ,JIII CITY OF TIGARD Community(Development Shaping A Better Community CITY OF TIGARD HEARINGS OFFICER JULY 28,1991-1:00 P.M. AGENDA CALL TO ORDER 2. PUBLIC HEARING 2.1 74TH AVENUE INDUSTRIAL PARK Site Development Review (SDR) 97-0002 Sensitive Lands Review (SLR) 97-0003 LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. The site is located north of SW Durham Road, on the west side of SW 74th Avenue. PROPOSAL: The applicant has requested the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: I-P (Industrial Park) The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARING'S OFFICER PAGE 2 OF 2 7/28197 PUBLIC HEARING AGENDA h:lpatty\masters\agendho.mst Agenda Item: 2.1 Hearing Date: July 28. 1997 Time: 7:00 PM STAFF REPORT TO THE HEARING'S OFFICER cm of TIGARD FOR THE CITY OF TIGARD, OREGON Community Better Community SECTION I: APPLICATION SUMMARY CASES: FILE NAME 74TH AVENUE INDUSTRIAL PARK Site Development Review SDR 97-0002 Sensitive Lands Review SLR 97-0003 PROPOSAL: The applicant has requested the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. OWNER: Jim Castile APPLICANT: Same 8100 SW Durham Road Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: I-P (Industrial Park) The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. The site is located north of SW Durham Road, on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION II: STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 1 OF 18 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department(503) 639-4171.) 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: a) City standard pavement section from curb to centerline equal to 17 feet; b) pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; c) curb; d) storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e) 5 foot concrete sidewalk; f) street striping; g) streetlights as determined by the City Engineer; h) underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities); i) driveway apron; and j) adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 2 OF 18 6. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site and/or building permit, the applicant's plan shall be revised to show that the water quality facility location will comply with USA's design and construction standards. The water quality facility shall not be located within a sensitive area and will only be allowed to encroach into the sensitive area buffer by ten (10) feet. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 9. The applicant shall grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. Building permits shall not be issued until resolution of the easement location. 10. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. 11. Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: Will D'Andrea (503-639-4171). The revised plans shall include the following: a) parking lot trees that provide for the required canopy effect with one (1) tree for each seven (7) parking spaces; and b) written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. 12. The applicant shall obtain the necessary, applicable permits from the Division of State Lands (DSL) and Army Corps of Engineers or documentation that such permits are not required. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74Th AVENUE INDUSTRIAL PK. PAGE 3 OF 18 13. Provide findings to be submitted for Hearing's Officer review that demonstrate compliance with Sections 18.84040(A) and 18.84.040(D), floodplain and wetland approval criteria. 14. Plans approved by Tualatin Valley Fire and Rescue. AGENCY CONTACT: Gene Birch ill. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 15. Prior to a final building inspection, the applicant shall complete the required public improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: a) mylars, and b) a diskette of the as-builts in "DWG" format, if available, otherwise; "DXF" will be acceptable. NOTE: if the public improvement drawings were hand-drawn, a diskette is not required. 17. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, 639-4171, ext. 311. 18. Prior to final inspection of the building(s), the applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. 19. All site improvements shall be installed as per the approved revised site plans. STAFF CONTACT: William D'Andrea, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned Residential, 7 units per acre; R-7. The area is predominantly developed with industrial uses. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 4 OF 18 Site Information and Proposal Description: The subject site contains approximately 5.55 acres and is developed with a single-family residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop 2.63 acres of the site. The applicant has requested approval of the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did address, generally, the potential number of trips expected and the adequacy of storm and sewer. The City has conducted a rough proportionality analysis to address the requirement of a pedestrian easement. This analysis is provided at the end of this report. Use Classification: The applicant is proposing to build an industrial park to provide rental space for small, incubator type businesses. Sheet 2.1, of the preliminary plan submittal package, shows the floor plans provide for warehouse, manufacturing, and office space. Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 25% landscaping. The site has a width of approximately 360 feet, STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74Th AVENUE INDUSTRIAL PK. PAGE 5 OF 18 thereby, exceeding the required minimum lot width requirement. The total area of the site is approximately 5.55 acres. The applicant is proposing to develop 2.63 acres (114,295 square feet). The applicant is proposing approximately 30,913 square feet, or 27% of the developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated on the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.9 (Demarcation of Spaces), and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.A.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the three (3) trees identified on the property. The applicant is proposing a water quality facility within the 100-year floodplain and wetland area. The applicant will be required to provide the necessary Division of State Lands and Army Corps of Engineers permits to allow such work in these areas. Buffering. Screening and Compatibility between adjoining uses: Section 18.120.180.A.4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 6 OF 18 Section 18.120.180.A.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. Pedestrian Pathway: Section 18.120.180.A.8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The proposed plan does not show the provision of a pedestrian pathway nor does the applicant's narrative provide findings that demonstrate compliance with this standard. The applicant is, therefore conditioned to provide a 15-foot-wide easement in accordance with this criteria. The City is concerned with the impact of a proposed pathway on the existing wetlands, identified in the applicant's wetland determination and delineation submitted with the application. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain, but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has no comments or objections to the plan, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows the provision of "Chanticleer Flowering Pear" trees, spaced approximately 30 feet, in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) STAFF REPORT TO THE HEARING'S OFFICER SCR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 7 OF 18 parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site plan, screening has not been provided in accordance with this section. A revised plan shall be submitted that provides for the required canopy effect with one (1) tree for each seven (7) parking spaces. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. As indicated on the site plan, vision clearance will be provided in accordance with this section. Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) parking space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area) for Wholesaling, storage, and distribution. There is approximately 28,322 square feet of warehouse space with approximately 4,702 square feet of office space. The amount of parking required for this amount of square footage is 53 parking spaces. The plan shows the provision of 58 parking spaces, thereby, satisfying this criteria. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 3 disabled parking spaces if 51 to 75 parking spaces are provided. The plan shows the provision of three (3) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Four (4) bicycle parking spaces are required for this development. The plan notes that eight (8) bicycle parking spaces are provided, thereby, satisfying this criteria. The plan shows that these spaces will be located in two (2) locations. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is satisfied as the preliminary plan shows the provision of two (2), twenty-four (24)-foot access drives on SW 74th Avenue. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 8 OF 18 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of four (4) walkway connections to SW 74th Avenue, thereby, satisfying this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans show the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of this facility. Tree Removal; Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified three (3) trees greater than 12-inch caliper. The proposed plan will be retaining these trees. Since the applicant is retaining more than 75 percent of the trees, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 9 OF 18 Sensitive Lands- Wetlands: Chapter 18.84.040(D) states that the appropriate approval authority shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. This criteria is satisfied as this wetland is not designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The applicant has not demonstrated the need for the proposed location of the water quality facility or that the site disturbances are the minimum necessary to accommodate the facility. The applicant has not addressed compliance with R&O 96-44 or provided evidence that a fill permit from Division of State Lands has been obtained. The applicant shall submit evidence of a DSL fill permit and an explanation of the need to locate the facility within the wetland area. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. To fill wetland area, a Division of State Lands fill permit will be required. Mitigation associated with filling of wetland areas is required as part of the DSL fill permit. The applicant has not obtained a fill permit. The applicant shall obtain a DSL permit and demonstrate compliance with this criteria. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. If a DSL permit is obtained, the applicant shall be required to replant the area to be disturbed. The applicant shall obtain a DSL permit and demonstrate how this criteria shall be satisfied. All other sensitive lands requirements of this chapter have been met. The applicant shall demonstrate compliance with floodplain criteria. The provisions of Chapter 118.150, Tree Removal, shall be met. This criteria is satisfied as discussed in Section 18.150. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. The applicable policies are as follows: Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 10 OF 18 development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.). Policy 3.1.1 is satisfied as the applicant shall undertake all work within the wetlands, including mitigation, under the jurisdiction of the Division of State Lands. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 shall be satisfied because the applicant has been conditioned to demonstrate that this proposal will not result in any rise in the elevation of the 100-year floodplain. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway provided the land form alteration or development is in an area designated commercial or industrial on the Comprehensive Plan land use map. Policy 3.2.2 is partially satisfied as this proposal will not be within the floodway and because the applicant has been conditioned to demonstrate that development will preserve the function and maintenance of the zero-foot rise floodway. Policy 3.2.3 provides that the zero-rise floodway be maintained, that there be no detrimental upstream or downstream effects, and dedication of open land area for greenway including portions for a pedestrian pathway in accordance with the adopted pedestrian bicycle pathway plan. Policy 3.2.3 shall be satisfied as the applicant has been conditioned to demonstrate that there will be no impact on the floodplain. The applicant has also been conditioned to provide a 15-foot pedestrian pathway. Policy 3.2.4 provides that the City prohibit development within areas designated as significant wetlands on the floodplain and wetlands map. No development shall occur on property adjacent to areas designated as significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Policy 3.2.4 is satisfied as this proposal is not within a wetland designated as significant on the floodplain and wetlands maps. Sensitive Lands- Floodplain: Chapter 18.84.040(A) states that the appropriate approval authority shall approve or approve with conditions an application request within the 100-year floodplain in Subsections 18.84.015(B) and (E) based upon findings that all of the following criteria have been satisfied: Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements, and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge. The applicant has not submitted a hydraulic analysis showing maintenance of the zero-foot rise floodway. The applicant's narrative states that there is no net change in the elevation of the floodplain, although documentation to this effect has not been provided. The narrative states that no fill is to be brought into, or any earth removed, from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more that 78 cubic yards. While no fill is proposed, the design of the alteration must demonstrate compliance with this criteria. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 11 OF 18 Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The Comprehensive Plan designation for this parcel is I-L (Light Industrial). Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100- year flood. The applicant has not provided an analysis that indicates maintenance of the zero-foot rise floodway. The applicant shall provide such an analysis, in compliance with this standard. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. The applicant shall provide evidence that the proposed location of the pedestrian pathway will comply with this standard. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant has not obtained the applicable permit applications from the Army Corps of Engineers and Division of State Lands. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers and shall provide the City of Tigard with a copy of those approved permits. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance, as well as, maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. Such conditions must be roughly proportional to the impact of the use. In this case, the estimated value of an easement of sensitive lands is STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 12 OF 18 $3,200. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $74,648.00 or $72,240.00, according to the Larson methodology utilized in the Dolan findings (see the calculations indicated on the attached two (2) sheets entitled: FINDINGS - ROUGH PROPORTIONALITY exhibit/Pages 18 and 19 of this report). PUBLIC FACILITIES STREETS: This site lies adjacent to SW 74th Avenue which is classified as a local commercial and industrial street to be built within a 50-foot right-of-way (ROW). At present, the ROW width is 40 feet overall, with 20 feet each side of centerline. The applicant intends to dedicate additional ROW to provide a total of 25 feet from centerline to meet City standards. This street is paved but not to the full-width which is required for a local commercial and industrial street. The City has overlaid this roadway in the recent past and has deemed the existing road structure to be of adequate structural integrity. The applicant, in order to mitigate the traffic impact from their development, has already submitted construction plans for review and approval to install a half-street improvement adjacent to the site frontage. These plans are currently in review by the Engineering Department. Because the roadway structure is adequate, the applicant will be permitted to sawcut the existing edge of pavement and add on the necessary rock and pavement section width to meet the City standard. WATER: This site will be served from the City's public water system. There is an existing 12-inch water line in SW 74th Avenue that will adequately serve this development. The proposed water line connections shown on the applicant's plan will need to be reviewed and approved by the Engineering Department and Water Department prior to construction. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 74th Avenue. It appears that there is also an existing lateral provided to this site. The 8-inch main line will be adequate to serve this development. STORM DRAINAGE: There is no existing public storm drainage system in this area. The topography of the site falls to the south and west toward Fanno Creek, which is located along the westerly half of the site. The applicant's plan indicates that they will collect all of the site storm water, filter it through a water quality facility and discharge it into the existing wetland adjacent to the creek. This concept is acceptable, but Staff has a concern with the location of the water quality facility, which will be discussed in the next section. STAFF REPORT TO THE HEARING'S OFFICER SCR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 13 OF 18 STORM WATER QUALITY; The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. • The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a site and/or building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant intends to provide a water quality pond, and is proposing to locate it near the southwest corner of the property. However, the pond location will not be acceptable because it encroaches into the existing wetland. USA's design and construction standards state that a water quality facility shall not be located within a sensitive area; a wetland is considered a sensitive area. In addition, a water quality facility may only encroach into the wetland buffer by 10 feet. The applicant's plan shall be revised to comply with USA's design and construction standards. No site or building permit shall be issued until the plan has been revised and the water quality facility design and calculations have been approved by the Engineering Department. The proposed private water quality facility will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. GRADING AND EROSION CONTROL:. USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&D 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines adjacent to SW 74th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 14 OF 18 SECTION V: STAFF AND AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: Plans are not approved at this time. The applicant shall address the following plan notes and re-submit plans for review and approval: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one (1) or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(1)(2) & (3)). Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901.4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet for calculating the required fire flow is available form the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STAFF REPORT TO THE HEARING'S OFFICER SOR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 15 OF 18 Storm Sewer; The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. The current location for the water quality facility is not approved as it is totally within the wetlands and the 25-foot corridor. Division of State Lands: A Division of State Lands and Corps of Engineers permit will be required for any work in the wetlands or creek area. Floodplain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. The City of Tigard Water Department indicated the following: The applicant shall install RP (Reduced Pressure Principle) device on property (customer) side of meter; fire hydrant placement shall be within 250 feet of all portions of the buildings as measured through accessible roadways. The City of Tigard Building Division, City of Tigard Maintenance Services Division, and PGE have reviewed this application and have offered no comments or objections. Z(/?..,1%...i. Z./,-,i July 21, 1997 PREPARED BY: William D'Andrea DATE Associate Planner, AICP July 21. 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 16 OF 18 FINDINGS - ROUGH PROPORTIONALITY The foilowing provides findings for the determination of the rough proportionality of a requirement for a pedestrian easement on sensitive land adjacent to the development of a 33,520 square foot industrial park at 15715 SW 74th Avenue (SDR 97-002/SLR 97-0003). A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed industrial buildings will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system which must be accommodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project's impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995): According to the TIF Ordinance an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 33, 520 square feet of Industrial Park space this new use would be expected to generate 234 vehicle trips per day. The site will receive a credit of ten (10) trips due to the existing residence. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF ordinance. Using the above, the unmitigated impact of the Duncan Industrial Property is as follows: Full Impact 224 x $537.50 = $ 120,400 Less TIF Assessment 224 x $172.00 = $ 38.528 Unmitigated Impact $ 81,872 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement is being required with the City having to construct the pathway at a later time. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 17 OF 18 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94 percent of all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of ten (10) percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8) percent. This yields a mitigation value as follows: 224 trips x .06 x $537.50= $7,224 to 224 trips x .08 x $537.50 = $9,632 These figures would reduce the unmitigated impact to $74,648. or $72,240. depending on the use of six (6) or eight (8) percent. Estimated property value The value of the land needed for a 15-foot-wide easement for a pedestrian path is approximately $3,200. This is determined by a need of approximately 6,900 (460 feet x 15 feet) square feet, based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of Sensitive Land is $20,000. per acre. The 6,900 square feet needed for the pathway is approximately .16 acres. The value of this area is approximately $3,200. Conclusion The unmitigated impact of the 33,520 square foot industrial park is roughly $74,648. or $72,240., compared to an estimated value of the easement of $3,200 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. is\curpin\willlsdr97-02.dec 28-Jul-97 • STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 18 OF 18 f ,` I • • • • ! _ x• • COMMUNITY NEWSPAPERS, INC. . Lipid . P.O. BOX 370 PHONE(503)684-0360 Notice TT 8884 -- BEAVERTON,OREGON 97075 Legal Notice Advertising .'y RECEIVED " . ._% ' •City of Tigard • ❑ Tearsheet Notice :`` °_;::;::_ 13125 SW Hall sled. JUL 21 1997 .:.1.,-:- ..,,,,,...:..,..,... ..:..,..:...': •.•.•:•:•.:=4::,;:- {;.:•;i;, • d• ?':-9:`:::,....:::;:••::.{ i e$::J;t A`'� , ;:r4t:. Tigard,Oregon 97223 • ❑ Duplicate Affidavit -• ; ?%,:..:';': ; . 4-. •Accounts Payable • _ r ..��: �, - ,---- 4 daps Jn1y 2a 71'';LOOP .at • qtr 13125 SW Hall B kvarck x chi.... , tes is nvnteX-Ttie +r _ .1, 1 t I., 'l'it.,"" , - AFFIDAVIT OF PUBLICATION �x- . STATE OF OREGON. ) c'J a , +� ,t. 1 a oF >l COUNTY OF WASHINGTON, )ss. `r p x .y '�f,. Vii ., .nd`. �1," I, Kathy Snyrlr�r s.' ' r, i 1. , .s. • being first duly sworn, depose and say that I am the Advertising '•- ;.1 ,;r„,-.1:- Director, or his principal clerk, of the Tigard-Tualatin '1m<*' ,; ; a newspaper of general circulation as defined in ORS 193.010 ''� s and 193.020; published at Tigard in the z�� 1 aforesaid county and state- that the .,. .t,y t ' .4 1,;: . :i •; Sf]R 74th AvQ_Industrial Park ,-- ,!,� ,A.a.,is 'r £ 12,..• „t '._ . 41.) A� , i It ti , i a printed copy of which is hereto annexed, was published in the � ^"1• "•; • - entire issue of said newspaper for ONE successive and '; ::::-.,.."-`:-,.:::1:;-.-" .,... consecutive in the following issues: .� - �,. ;s July 17 , 1997 ', -.t,,1.-t, •-,- "_,- , T 1`4 i' 1= I• , ) T.< 3 5, . '+,=� .t • KClajali. ........ ...8 CISLAr• -; r.':-..-,7g..-m ...:",-:-.:t..."' *"..-4.-t •1'1 '-* '''Subscribed and sworn to ore me this 17 h day of July, ;�( FI S f j ' .`j" ,1 ' ' j �: �s.4. /` - „ f, Nota blic for Oregon • _ • My Commission Expires: 3 - '-� a AFFIDAVIT ', __ =a j ' AVIT ; t 3� R �' w� 3;. 't. -=' P---- > _ , A: - r+� ! x:41 • - 1 _L4.. •• v.+,! i '. 7 ,,,4 `! i ti t.. ,, ..„,;... , ji . -,,,,,, 1 ,..;,,,,,,..,:;,,,,;0•, -,,i: :-.;._.::: • 1- it A "-t. Nil . ''., s` - i" 1 zeros;- +: ; z. �C _- ..__ •-. >i , „iv. 4 , >Z..t1 Ci SIE'a .., • • . " . _ .. _ _.-. .... ... - . ,.,!:; .. .r,... .,. .+ ...n.-..y.:•••• :. ...._ .-. ...-. .. • 1 CITY OF TIGARD Community,Development Shaping:1,Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JULY 28. 1997 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD. OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEIN[SDRI 97-0002 SENSITIVE LANDS REVIEW[SLR] 91-0003 FILE TITLE: 14TH AVENUE INDUSTRIAL PARK APPLICANT: James Castile OWNER: Same 8100 SW Durham Road Tigard, OR 97224 REQUEST . A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW Durham Road, on the west side of S'vV 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products. packaging and processing, wholesale, storage, and distribution, among other uses. 7HE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. \SSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL 'JTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171. EXT. 320 (VOICE) OR (503) 684-2772 (TDD - ELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. SCR 97-0002/SLR 97-0003 -4TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS ANYONE WISHING TO PRESENT W (EN TESTIMONY ON THIS PROPOS 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 AFTER JULY 7. 1997, 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 AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL 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 (25 ) 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 (25t) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA. PLANNING DIVISION AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. /ter. w I imiall un i • _.os P IIII III MLA m , ��-) -II \'u//1 IPj M i' ��////11/VAi N i III ia/11N1/r i I - IMIII ilium it 8",r =11.11/1 S �� 11. 111111 Slum :�: wi 'minim 'HM111111 a r r------a kt. LI I * #6,,„„tb 1 1 _►fil ■ SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAUREOUEST FOR COMMENTS REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: July 16, 1997 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer i-- _ RE: SDR 97-0002, 74th Avenue Industrial Park Description: This project will consist of six buildings which will total 33,520 square feet. The site is located at 15715 SW 74th Avenue (WCTM 2S1 12DC, Tax Lot 1500). Findings: 1. Streets: This site lies adjacent to SW 74th Avenue, which is classified as a local commercial and industrial street to be built within a 50-foot right-of-way (ROW). At present the ROW width is 40 feet overall, with 20 feet each side of centerline. The applicant intends to dedicate additional ROW to provide a total of 25 feet from centerline to meet City standards. This street is paved, but not to the full width required for a local commercial and industrial street. The City has overlaid this roadway in the recent past and has deemed the existing road structure to be of adequate structural integrity. The applicant, in order to mitigate the traffic impact from their development, has already submitted construction plans for review and approval to install a half-street improvement adjacent to the site frontage. These plans are currently in review by the Engineering Department. Because the roadway structure is adequate, the applicant will be permitted to sawcut the existing edge of pavement and add on the necessary rock and pavement section width to meet the City standard. 2. Water: This site will be served from the City's public water system. There is an existing 12-inch water line in SW 74th Avenue that will adequately serve this development. The proposed water line connections shown on the ENGINEERING COMMENTS SDR 97-0002 74th Avenue Industrial Park PAGE 1 applicant's plan will need to be reviewed and approved by the Engineering Department and Water Department prior to construction. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW 74th Avenue. It appears that there is also an existing lateral provided to this site. The 8-inch main line will be adequate to serve this development. 4. Storm Drainage: There is no existing public storm drainage system in this area. The topography of the site falls to the south and west toward Fanno Creek, which is located along the westerly half of the site. The applicant's plan indicates that they will collect all of the site storm water, filter it through a water quality facility and discharge it into the existing wetland adjacent to the creek. This concept is acceptable, but Staff has a concern with the location of the water quality facility, which will be discussed in the next section. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a site and/or building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant intends to provide a water quality pond, and is proposing to locate it near the southwest corner of the property. However, the pond location will not be acceptable because it encroaches into the existing wetland. USA's design and construction standards state that a water quality facility shall not be located within a sensitive area; a wetland is considered a sensitive area. In addition, a water quality facility may only encroach into the wetland buffer by 10 feet. The applicant's plan shall be revised to comply with USA's design and construction standards. No site or building permit shall be issued until the plan has been revised and the ENGINEERING COMMENTS SDR 97-0002 74th Avenue Industrial Park PAGE 2 water quality facility design and calculations have been approved by the Engineering Department. The proposed private water quality facility will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. 6. Grading and Erosion Control: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW 74th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division ENGINEERING COMMENTS SDR 97-0002 74th Avenue Industrial Park PAGE 3 and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 17 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. curb d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities) driveway apron j. adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 6. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building ENGINEERING COMMENTS SDR 97-0002 74th Avenue Industrial Park PAGE 4 permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site and/or building permit, the applicant's plan shall be revised to show that the water quality facility location will comply with USA's design and construction standards. The water quality facility shall not be located within a sensitive area and will only be allowed to encroach into the sensitive area buffer by 10 feet. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 9. Prior to a final building inspection, the applicant shall complete the required public improvements. 10. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand- drawn, then a diskette is not required. 11. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. (STAFF CONTACT: David Scott, 639-4171, ext. 311). 12. Prior to final inspection of the building(s), the applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. is\eng\brianr\sdr97-02.bdr ENGINEERING COMMENTS SDR 97-0002 74th Avenue Industrial Park PAGE 5 4 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: July 8, 1997 TO: William D'Andrea, City of Tigard FROM: Julia Huffman, USA SUBJECT: 74th Avenue Industrial Park, (SDR) 97-0002/(SLR) 97-0003 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44(Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. The current location for the water quality facility is not approved as it is totally within the wetlands and 25-foot corridor. 155 North First Avenue,Suite 270,MS 10 Phone:503/648-8621 Hillsboro,Oregon 97124 FAX:503/640-3525 William D'Andrea July 8, 1997 Page 2 DSL A Division of State Lands and Corps of Engineers permit will be required for any work in the wetlands or creek area. FLOOD PLAIN Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. is REQUEST FOR COMMENTS CITY OF TIGARD Community(Development ShapingA Better Community DATE: lune 11,1991 TO: Julia Huffman,USA/SWM Program FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea 1x3151 Phone:(5031 639-4111 Fax:(5031684-1291 RE: SITE DEVELOPMENT REVIEW MDR/91-0002/SENSITIVE LANDS REVIEW[SLID 91-0003 ➢ 74TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-lune 23,1997. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above dale, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: U:5 11 1EL-0 JUN 1 2 id,, [Li V � (Please provide the forrowing information)Name of Person(s)Commenting: I Phone Number(s): '? - SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS ..t-- 3----- — _ \ 1 4� 7 ; ` � =.4 r ` .vex. _ . / our ma mai "_r. .T:{, ! /��/ { l , _— G ice vi ... -;:� `t" ,_v - ..1.-.-.72-'{- --• --:-. 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IllipliNt,") •/'. .. .*:, %111 6, a •,,,, i= ...0 ilit, ., 0'41 iiiilli**'-'• . / 0 ill If Ian Vicinity Map N SW197-0002 - Note: Map is not to scale A 74th Avenue Industrial Park 1- Tualatin Valley Fire & Rescue A. L4U} Fire Prevention II j 4755 SW Griffith Drive - PO Box 4755 - Beaverton,OR 97076 - (503)526-2469 - FAX 526-2538 RECEIVED PLANNING XL1TTTER NO LETTER TIME To �,�f ) ,) ,� ,q- JUN 1 8 1997 Date: L // e / 7 l ❑WC ❑ CC ❑ MC Q BV ,'TI ❑T U ❑ DU SH ❑WI ❑ KC c tofilittilinDFile Number. 5-4-q c') '—D3j3 Project Name: 7 Y IC 1� J Q / -' ) r /CProject Address: 4- A-J.C.� TVF&R File Number. (Whenever referring to this project please include the TVF&R File Number) Project approved AProject not approved- Please address items checked below and re-submit plans for review and approval to the: 'ICVF&R Fire Marshal's Office ❑ Planning Department having jurisdiction for routing to the TVF&R Fire Marshal's Office Project conditionally approved subject to correction of items checked below. This is a Fire and Life Safety Plan Review and is based on the 1994 Editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code(UMC) specifically referencing the fire department, and other local ordinances, regulations and guidelines. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet.(UFC Sec. 902.2.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system,the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec.902.2.1 Exception 1) 3) ADDITIONAL ACCESS ROADS: Where there are 25 or more dwellings,an approved second fire apparatus access roadway must be provided to a city/county roadway or access easement. (UFC Sec.902.22) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface with a width of not less than 20 feet(15 feet for not more than two dwelling units), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec.902.22.1) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load(wheel load)and 50,000 pounds live load (gross vehicle weight). (UFC Sec.902.2.2.2) Please provide documentation from a registered engineer that the design will be capable of supporting such loading. Please provide documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code. 6) TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC Sec. 902.2.2.3) 7) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved tumarounds are available from the fire district. (UFC Sec. 902.2.2.4) 8) BRIDGES: Bridges shall be designed, inspected and final construction approved by a registered engineer. The bridge shall be designed in accordance with the American Association of Highway and Transportation Officials "Standard Specifications for Highway Bridges." The bridge shall be designed for a live load sufficient to carry 50,000 pounds. (UFC Sec.902.2.2.5) 9) NO PARKING SIGNS: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking"signs shall be installed on one or both sides of the roadway and in tumarounds as needed. (UFC Sec. 902.2.4) Signs shall read"NO PARKING - FIRE LANE-TOW AWAY ZONE, ORS 98.810"and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.(1) (2) &(3)) 10) GRADE: Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet(UFC Sec.902.2.2.6). Intersections and turnarounds shall be level(maximum 5%) with the exception of crowning for water run-off. V File Number 1 1) PAINTED CURBS: Fire apparatus access roadway curbs shall be painted yellow each 25 feet. Lettenng shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.5.2) 2) LANE" at _)c 2) COMMERCIAL BUILDINGS-MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute(GPM) required fire flow and one(1)additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903.4.2.1) �,P-. 13) COMMERCIAL BUILDINGS-FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire appatatus access roadway. (UFC Sec. 903.4.2.1) 14) SINGLE FAMILY DWELLINGS-FIRE HYDRANTS: Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant as measured in an approved manner around the-outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 15) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall not be located more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.?.4) 16) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 17) FIRE DEPARTMENT CONNECTIONS ON BUILDINGS: Fire department connections shall not be located on the building that is being protected. (UFC Sec. 903.4.2.5) . A 18) COMMERCIAL BUILDINGS-REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute(GPM)or the available GPM in the water delivery system at 20 psi. A worksheet for calculating the re ui ed fire flow ' 14----s.-- is n,frn1the Fire MM rshal's office. (UFC Sec 3 f . r J� - j S - j ` L- Ii J L-L R , myale n jl f /, 4�.. .0,q- L19) S1GE FA DWELLING- Q U I D FIRE FLOW: Thminiumavvable fire flow for single am y dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s)are 3,600 square feet or larger, the required fire flow shall be c..,,/.<e7 determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec.5) 20) RURAL BUILDINGS-REQUIRED FIRE FLOW: Required fire flow for rural buildings shall be calculated in accordance with National Fire Protection Association Standard 1231. Please contact the Fire Marshal's office for special help and other Xrequirements that will apply. (UFC Sec. 903.3) 21) ACCESS AND FIREFIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 22) KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an application and instructions regarding installation and placement. 23) REQUIRED INSPECTIONS: Please contact the Fire Marshal's office at the appropriate times for inspection of the following: 24) ____.,1 L .. C .C ' "Cnq /, ✓.� << 1 l.L� �1 K� r Ii —nom b�-- %� _yl�� ��— f'�- ��-'"i� Li.J,,S .. 4-��O -, ..` 1 lc L `i ) NI C, ��"4 s_z__. i 25) N, __, .,,,,, u� - . cc:AAPPLICANT ❑ PLANNING DEPT BUILDING DEPT Plan Reviewer Signature REQUEST FOR COMMENTS CITY OF TIGARD Community cDeve(opment RECEIVED PLANNING Shaping Better Community DATE: lune 11,1997 JUN 2 4 1997 TO: Michael Miller,Operations Manager CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea(x3151 Phone:[5031639-4111 Fax:(503)684-1291 RE: SITE DEVELOPMENT REVIEW[SDR)91-0002/SENSITIVE LANDS REVIEW(SLR)91-0003 ➢ 74TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-lune 23,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ,/�, /�, \ INS,'iLL h P(tl EDUC6O %!/-E-.aQE / 1-'NG/PLE 1 DE//G� o/V Paer6;1,Lj (c-6,37 ,WE[ ) 4,DE dF METE2 Jl f,z //yo/2/1,vr PL/W �A1-r ,• 2Sc P-r Poa-iidfoc OF ,Bu/z_pirt SI / /l4 u2e? -7A-OOL4c W.1 4 ce 'x E acoirotogIS v I �► ('lease provide the foil-owing information)Name of Person[sl Commenting: M,,�� Mau 1 Phone Number's]: '7, SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAUREQUEST FOR COMMENTS P�P'C 1 N Vq�` aQJ < TUALATIN VALLEY FIRE & RESCUE < ' (7° • FIRE PREVENTION 4 `� u 4755 S.W.Griffith Drive . P.O. Box 4755 . Beaverton,OR 97076. (503)526-2469 . FAX 526-2538 i�F&RESGJ RECEIVED PLANNING June 18, 1997 JUN 2 4 1997 W CRY OF TIGARD Will D'Andrea City of Tigard Planning 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: 74th Avenue Industrial Park 15715 S.W. 74`h Avenue SDR 97-0002 File Number: 596-97 Dear Will: This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans for the above noted project are not approved. Please address the following items and resubmit plans to the City of Tigard Planning Department for routing to this office for review and approval. Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles and maintain the minimum 20 foot wide unobstructed driving surface, `No parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING- FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5(1)(2)&(3)) Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE", at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.5.2) "Working"Smoke Detectors Save Lives Will D'Andrea June 18, 1997 Page 2 The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one(1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903.4.2.1) The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi. A worksheet for calculating the required fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3) Because these are speculative buildings an Occupancy Hazard Factor of 1.4 shall be used. Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) Because of the way Buildings A, D, and G back up to the property lines and Fanno Creek, this office would recommend that they be sprinklered them. If I can be of any further assistance to you, please feel free to contact me at 526-2469 referring to the above noted file number. Sincerely, i L I / Gene Birchill, DFM Plans Examiner GB:kw cc: Nicoli Engineering PO Box 23784 Tigard, OR 97223 Jim Funk City of Tigard Aht. REQUEST FOR COMMENTS O ., CITY OF TIGARD Community cDeve(opment RECEIVED PLANNING Shaping Better Community DATE: lune 11,1991 JUN 1 8 1997 TO: Paul Koft,GTE Engineering CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea[x3151 Phone:[5031639-4111 Fax:(5031684-1291 RE: SITE DEVELOPMENT REVIEW(SDRI 91-0002/SENSITIVE LANDS REVIEW[SLID 91-0003 14TH AVENUE INDUSTRIAL PARK 1 A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-June 23,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. X_ Written comments provided below: arlIals■ I I 1 (Please provide the folfawing information)Name of Person(s)Commenting: !Phone Number's): fit- 3q — 7- ? SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS • REQUEST FOR COMMENTS Fr I CITY OF TI(iARD Community Development ShapingA Better Community RECEIVED • ING DATE: lune 11,1991 JUN 171997 TO: Tigard Police Department-Crime Prevention Offcc FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea[x3151° Phone:[503)639-4111 Fax:15031684-1291 RE: SITE DEVELOPMENT REVIEW ISDRI 91-0002/SENSI DS REVIEW[SLR)9100113 74TH AVENUE INDUSTRIAL PAR A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY Friday-lune 23,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: • (t'lease provide the following informations Name of Person's)Commenting: X • I Phone Number[sk 1 v I SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL ARK PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS _-ll CITY OF TIGARD Community(Development Shaping Better Community DATE: lune 11,1991 RECEIVED PLANNING TO: Brian Moore,PGE JUN 1 6 1997 FROM: City of Tigard Planning Division STAFF CONTACT: Cf Iifaii ndrea[x3151 Phone:[50316394111 Fax:[5031684-1291 RE: SITE DEVELOPMENT REVIEW[SDR)91-0002/SENSITIVE LANDS REVIEW[SLR)91-0003 14TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot I industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-June 23,1997. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: *► (Please provide the forth-wing information)Name of Persons)Commenting: - ca.) I Phone Number[sl: 't C SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS Aboove REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Community(Development Shaping A Better Community DATE: June 11,1997 JUN 12 1997 TO: David Scott,Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea[x315) Phone:[5031639-4171 Fax:[5031684-1297 RE: SITE DEVELOPMENT REVIEW ISDRI 91-0002/SENSITIVE LANDS REVIEW[SLID 91-0003 ➢ 74TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-lune 23,1997. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V I '► (Please provide the foaawing information)Name of Person[s)Commenting: Phone Number[sl: 7 d SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS Q9r� SPY Y' 1 REQUEST FOR COMMENTS CITY OF TIOARD Community cDevefopment Shaping Better Community RECEIVED PLANNING DATE: lune 11,1991 JUN 12 1997 TO: John Roy,Property Manager/ CITY OF TIGARD FROM: City of Tigard Planning Div( - n STAFF CONTACT: William DAndrea(x3151 Phone:(5031639-4171 Fax:(503)684-1291 RE: SITE DEVELOPMENT REVIEW(SDR)91-0002/SENSITIVE LANDS REVIEW(SLR)91-0003 ➢ 74TH AVENUE INDUSTRIAL PARK Q A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, .18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-lune 23,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: J./ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V I '► (Please provide the fodowing information)Name of Person(s)Commenting: Phone Numbertsl: SCR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS .�41, CITY TY OF TIGARD Community(Development Shaping Better Community DATE: June 11,199/ TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: William DAndrea(x315) Phone:[5031639-4171 Fax:(503)684-7291 RE: SITE DEVELOPMENT REVIEW[SDRI 91-0002/SENSITIVE LANDS REVIEW[SLID 97-0003 74TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW DurhamRoad, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Friday-June 23,1997. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V '► (cPlease provide the follawing information)Name of Person(s)Commenting: I Phone Numb ells]: I SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND OSE s DEVELOPMENT APPLICATIONS / , 1 1 CIT Area(C LEI SI (WI CITIZEN INVOLVEMENT TEAMS m Mace h mho 1. r Nsw Mary UT 1ss ts) FILE NO(S).: �i ori" O E f:g '7 ° - FlLE NAME[Sl:�4�=h ti's ueC � � ! 2a ' —7 1 CITY OFFICES 1 _ADVANCED PLANNING/Nadine Smith,N.—Ns........_COMMUNITY DVLPMNT.DEPT./th...gym TK^^c•"` . POLICE DEPT./c..e.......o.c. BUILDING DIVJDavid Scott,ewana ov.si . ENGINEERING DEPT./Brian Rager,Owe..R.....Ewe.« -WATER DEPT./Michael Miller,00.......4..s. _CITY ADMINISTRATION/Cathy Wheatley,c..p•tercw — OPERATIONS DEPT./John Roy,v.wMwr•v‘ _OTHER 1 SPECIAL DISTRICTS 1 - TUALATIN VALLEY FIRE&RESCUE _TUALATIN VALLEY WATER DISTRICT =UNIFIED SEWERAGE AGENCY Fire Marshall Administrative Office Julia Huffman/SWM Program 745 155 N.First Street Washington County Fire District PO Box Hillsboro,OR 97124 (place In pick-up box) Beaverton,OR 97075 I. LOCAL AND STATE JURISDICTIONS 1 CITY OF BEAVERTON _CITY OF TUALATIN _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street,NE Beaverton,OR 97076 PO Box 369 PO Box 59 Salem,OR 97310-1337 Tualatin,OR 97062 Portland,OR 97207 OR.PUB.UTILITIES COMM. _Larry Conrad,Senor Punn.. Mike wma e Matteucci,r+ no cow. METRO _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE 600 NE Grand Avenue 800 NE Oregon Street.Suite 5 Salem,OR 97310-1380 _CITY OF DURHAM Portland,OR 97232-2736 Portland,OR 97232 US ARMY CORPS.OF ENG. Growth Manager PO Box 23483 _Paulette Allen, o.1n wnv. . rtb.4 C0mti^m0f _OR.DEPT.OF LAND CONSERVE.DVLP. 333 SW First Avenue Mel Huie,c...a.p...Coowi,ro.(CPAsrzW'.) 1175 Court Street,NE PO Box 2946 Durham,OR 97281-3483 — Salem,OR 97310-0590 Portland,OR 97208-2946 _CITY OF KING CITY _METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) WASHINGTON COUNTY Aeronautics Division Dept.of Land Use&Trans. 15300 SW 116th Avenue Building#16.Suite 540 155 N.First Avenue King City,OR 97224 Portland,OR 97232-2109 Attn: Tom Highland,vrwq 155 35 First t Avenue e3 3040 25th Street,SE _CITY OF LAKE OSWEGO _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro.OR 97124 Planning Director Bonneville Power Administration Brent Curtis(CVs) PO Box 369 PO Box 3621 _ODOT,REGION 1 — Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera Sonya Kazen,ow++-a•cow. _Scott King(cp...) Portland,OR 97208-3621 123 NW Flanders _Mike Borreson(Enc,..) CITY OF PORTLAND Portland,OR 97209-4037 _Jim Tice owsi _ _Tom Harry(c�.M s» Apps David Knowles,P+■■•ge.e«,De. _OREGON,DEPT.OF ENVIRON.QUALITY 1 REGION ODOT,REGI -DISTRICT 2A _Phil Healy(cue.a Apps Portland Building 106,Rm. 1002 811 SW Sixth Avenue 1120 SW Fifth Avenue Portland,OR 97204 Jane Estes, ON I stasis) Portland,OR 97204 PO Box 25412 Portland,OR 97298-0412 1 UTILITY PROVIDERS AND SPECIAL AGENCIES I _BURLINGTON NORTHERN RJR _METRO AREA COMMUNICATION SOUTHERN PACIFIC TRANS.CO.(R/R) _TRI-MET TRANSIT DVLPMT, iii\ Administrative Office Jason Hewitt Cliffetd C.Cabe,Construction Engineer Michael Kiser,Project Planner 1313 W. 11th Street Twin Oaks Technology Center 24 SE McLoughlin Boulevard 710 NEdHORday232�t Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Portland,OR 97232 Beaverton,OR 97006-4886 COLUMBIA CABLE COMPANY —TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW B ig 3500 SW Bond Street 421 SW Oak Street Beaverton.SW Briga9700Court 220 SW Palmer Portland.OR 97201 Portland.OR 97204 Beaverton.OR 97005 220 SW Second Avenue Portland,OR 97209-3991 r GENERAL TELEPHONE Paul Koft.Engineering _PORTLAND GENERAL ELECTRIC COMPANY MC: OR030546 Brian Moore Tigard,OR 97281-3416 14655 SW Old Scholls Ferry Road „\pan rn yvnaste.svtobce mst z r.1ar-97 Beaverton,OR 97007 I� REQUEST FOR COMMENTS CITY OF TICiARD Community(Development Shaping Better Community DATE: lune 12,1991 TO: Read Fay,Burlington/Northern/Santa Fe R/R Division Supervisor(c/o OREGON ELECTRIC Rim r-tritiej FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea(x315) Phone:[503)639-4111 Fax:[503)684-1291 RE: SITE DEVELOPMENT REVIEW(SRI 91-0002/SENSITIVE LANDS REVIEW[SLR)91-0003 14TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW Durham Road, on the west side of SW 74th Avenue. ZONE: Industrial Park: I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, .18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY Tuesday-lune 24,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: V • (Please provide the following information)Name of Person(s)Commenting: I Phone Number(s): SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS .---i .. . 4. )1 tams ----, '"'-1 \ l•MINN g c...2 ..."..'"IP• BMW .... 7:7.• ...Jr: . . 1. ...I.'r..1 it' ÷: ''\1Z. "1. - C;:44?4 CU "11 Fg ); al"—.4-:-:e.*:*:**../.1 . •- • --• . .-4 z...` ....%'''...,..• 1 - . J; / f °- � _! "'ate _- . 8.4 5 lei ,-:-:-.- .":7-...„ . M7... . . .<_.- • :■•...,-.-,:...4._ ..-... ZVI 0 '*---Cr4-.- -.- • •'-'-1 1 1 . ‘, EH lk..--_) i / , „ , "; 1-- .....,,,....-.- / •\ 1 Z - A 4 ,ip , .1 %1 i i ,, q 1 : .e.......„ ,;-6 :1:4-)1 . _ —1. :I• / iii ;.I ! , 5 it . 47! B CU Igo i� -a-71 1 D � u b i it - . . . . . •• 0 ., 4•11111111 ■414 ... . 1 1• i „' l 1 : la w ; —,--1 jTii$iiumMs { _--i E. _-.._ mini 3111331111 S5JIS" i CITY OF TIGARD PLANNING DIVISION AY--------1 i i , u w s ' . I L �� 1 .,.', , a► ; IMOial �. :o 1� N��■■ 1W - mums moo wow all • CO IC III c Igo a I Sh MI 5.4._,T.,_ a NAIILIN. P = 1•11•Ik MI/1 -- UM :CT kt1tc) =BIM 111:111 Miiiii --i - 11_ -1111111 j 111 [II_Ifill. . 1 :T cu IN cu II//Ii j1 1111 mm1111111111 me ''� is : \ a. .. A. 1 \ ,i2 1 N N I co 1 0) s 0 o..7 IR dim 1111 illi Mir / Vicinity Map - N OR 91-0002 Note: Map is not to scale A 14th Avenue Industrial Park I t t r I I I Numil • and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503) 620-2086•FAX (503) 684-3636 Prepared By: Patrick Tortora Project#: 960806 Reviewed By: Jim Andrews Date: 5-19-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC SENSITIVE LANDS . : : .:, ,s; * 100 year flood plain —elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). - • Natural drainage channels— Fanno Creek west side of the lot. Wetland areas—,regulated by the U.S.Army Corps of Engineers and the Division of State Lands Section 18.84.040 (A)(2) states land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial of industrial on the comprehensive plan land use map. As indicated on the Site Plan there is no development within the floodplain or wetland buffer, except the construction of a water quality pond. There is no net change in the elevation of the floodplain. The only changes are where the water quality is to be "` ' - graded out, for storage purposes. _. ._' _- No fill is to be brought into or any earth removed from the sensitive lands area. The total volume of odi earth to be molded into the shape of the pond is no more than 78 cubic yards. The original vegetation will be re-established upon completion of the water quality facility. i , ; I - almcor4/ ENG1NEERIN t i t t and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503)620-2086•FAX (503) 684-3636 IMPACT STUDY Prepared By: Patrick Tortora Project#: 9 60806 Reviewed By: Jim Andrews Date: 5-5-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC Compliance With Code Sections: Use Classification: The proposed development is for small industrial type buildings, for small incubator type :.._ ...;� ;; i businesses. A small incubator type business is defined as business support services. These � ;. °-� businesses are classified in code section 18.42 (D) as wholesale, storage, and distribution. : `!. _= •'"=:' Code section 18.68.030 (A) (1) (e) allows business support services as a permitted use in the Industrial Park District (I-P). . . r - Minimum Lot Area _ "'""_,"` - - . = :t_ " � �., _-_ - Section 18.68.050 states there is no minimum lot area, and there shall be an average minimum' - - lot width of 50 feet for parcels in the I-P zoning district Developments within the I-P zoning district are required to provide a minimum of 25% landscaping; the maximum site coverage shall be 75% including buildings and impervious surfaces. The applicant is proposing to develop approximatety 2.63 acres (114,295 s.f.) of a 5.55 acre (241,697 s.f.) lot There 47.4% landscaping and 52.6% buildings and impervious surfaces._ The average lot width is 360 feet Setbacks: Section 18.68.050 states the front yard setback shall be a minimum of 35 feet; no side yard setbacks, or no rear yard setbacks except 50 feet shall be required where the I-P zone abuts a residential zoning district The 50 foot setback is required and has been provided. The proposed buildings have a height of 20 feet, under the maximum of 45 feet allowed. Sensitive Lands: Section 18.84.010 (A) states sensitive lands are lands potentially unsuitable for development because of their location within: * 100 year flood plain — elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). * Natural drainage channels— Fanno Creek west side of the Tot. *Wetland areas— regulated by the U.S. Army Corps of Engineers and the Division of State Lands * Steep slopes—25% or greater and unstable ground. As indicated on the Site Plan there is no development within the flood plain or wetland buffer, except the construction of a water quality pond. Landscaping Plan: Section 18.100.015 requires a Landscaping Plan be submitted. This requirement has been satisfied as a Landscaping Plan has been submitted, indicating the number, type, and location of the trees and shrubs. Street Trees: Section 18.100.030 states that all development projects fronting on a public street more than 100 feet in length, shall be required to plant street trees in accordance with the standards in section 18.100.035. Section 18.100.35 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 Landscape Plan indicates Chantcleer Flowering Pear trees along SW 74th Ave. spaced approximately 30 feet apart. Buffer Matrix: Section 18.100.070 states buffering and screening is required to reduce the impacts on adjacent uses which are of different type in accordance with the matrix in this chapter. The north and south sides of the development abut an I-P zone district, therefore no buffer is required. The west side abutting a residential zone, is separated by Fanno Creek This area is a wetland and has trees dense enough to prevent direct sight into the development. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed with in this area provided all branches below eight feet be removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and a 30 foot distance along the driveway. Minimum Parking: Section 18.106.030 (D) (2) requires a minimum of 1 space for every 1,000 square feet of gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area). The development has total of 34,080 s.f. and 58 parking spaces provided (including 15 compact) and 3 ADA parking spaces resulting in 2.4 spaces per unit. The American with Disabilities Act (ADA): This Act became effective on January 26, 1992, requires 3 disabled parking spaces if 50 to 75 parking spaces are provided. The Site Plan shows the provision of 3 disabled person parking spaces. Bicycle Parking: Section 18.106.020 (0) requires at least one lockable bicycle parking space be provided within a • rack for every 15 required vehicular parking spaces in any development. Bicycle parking areas shalt be provided within 50 feet of primary entrances to structures. Bicycle parking area shalt not be located within parking aisles, landscape areas, or pedestnan ways. As indicated on the Site Plan there are 2 racks provided on the site. Each rack will support 4 bicycles, for a total of 8 bicycles. Access: Section 18.108.080 requires that t-P zones having 0-99 parking spaces have at least 1 driveway entrance, 30 feet wide with 24 feet of paving between curbs. The Site Plan indicates 2 driveway entrances meeting these requirements. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. The Site Plan shows the provision of a sidewalk connection from SW 74th Ave. to each proposed building, and stripping between buildings where required. Signs: Section 18.114.130 (F) lists the type of allowable signs and sign area permitted in the I-P zone. All signs shall be approved through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclabes Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated recyctables prior to pick-up and removal by haulers. The minimum standards method is used to determine the area for the required disposal area. Section 18.116.050 (E) (2) states non-residential buildings shall provide a minimum of 10 square feet, plus 6 square feet per 1,000 square feet of gross floor area for wholesale/warehouse/manufacturing. There are 2 areas provided, each containing 300 s.f. for a total of 600 s.f. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. The tree to be removed is a 48 inch Oak tree on the north side of the property. Public Facilities: Streets: Section 18.164.030 (E) (1) (b) states that improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. Per the pre-application conference notes, a half-street is required, with 17 feet of pavement from centerline of R-O-W to curb. There is no sidewalk on the east side of SW 74th Ave. and no sidewalk is required, therefore a total width of 45 feet is adequate. The existing pavement across the site frontage consists of a 24 foot wide asphalt concrete road. The previous property survey provided a 5 foot right of way dedication on SW 74"' Ave., therefore no dedication is required. The half-street improvement will include 17 feet of paving, installation of curb & gutter, storm sewer, and a 5 foot wide sidewalk. The half-street has been designed by Harris-McMonagle Associates, Inc. From the countywide Impact Fee Procedures Manual the weekday average trips for an industrial park is 6.97 (from Table 11.1). Sanitary Sewer: The site is served by an 8 inch diameter public sanitary sewer in SW 74th Ave. The existing line has sufficient capacity for this development. Storm Sewer: The site slopes in a southwesterly direction towards Fanno Creek The applicants preliminary development plan shows that the surface drainage will be directed to an on-site pond at the southwest corner of the property, as a part of the water quality design for the project. The Unified Sewerage Agency has established and the City of Tigard has adopted the Surface Water Management Regulations requiring the construction of on-site water quality facilities. The applicant is to provide detailed calculations that verify that the proposed water quality pond is consistent with U.S.A. standards. The facility is to be privately owned and maintained. . WATER QUALITY POND CALCULATIONS cESiC�4 1°ER LNIF!ED SEU+ER�IC�E ,ac CY _ CEDED DRY DETENTTGT1 POND 1$ 546EDCN 036 INCi-1 M A 4 HOUR STORM EVENT I1"'PERv1Ot 6 AREA • d6,T11 9F. PE:4v1CU8 AREA • 21,524 3F. POND VOLUME POND 'CLL?-E • 036 x I1'•PERv1CU5 AREA X (1 FT / Q 1N) • (036X86T11X11C1) • 2,603 CUFT. POND OUTFLOW POND ClJTFL W • a • PCB jd21.11fE 48 • 2603 /72800 SEC. • 0015 C2=3 ORIFICE SE C Q • CAC2sh) A $21...2 2 4 C • 0132 (L T DS 1.5 D IAMTER5) = Rip , C:2 a 2 D • 0021 FT 4(0213) 2 p1 CC2re. f pt (0152X2032.2.2) 05 • 0.04=5 Fr ■ 014 INC.+-Es USE 1/2 no CR!F CE 1, ��: 11 PRO.ECT: 7-474 i!4 INDUSTI\IAL r-'- 'A ( Pie i�Norieurcy�vat DATE 5/5/971 SOB NO.9-1020 PREPARED BY FRT fond Conatruct$on Service* Inc. IPhon (503) 520-2086 CLIENT: J111 CASTILE PAGE NO. 1 CF 1 WATER QUALITY POND CALCULATIONS DESIGN PER 1.141FIED SEWERAGE E AGENCY • DCTENDED DRY DETENTION POND IS BASEDCN 036 MG-1 IN A 4 NOUR STORM EVENT 1MPERVTOU5 AREA • 86,T11 SF. PERVIOUS AREA • 21,524 SF. POND VOLUME POND VOLUME • 036 x IMPERv10U5 AREA X (1 FT / 12 IN) • (036X86711X1/12) • 2b03 CUFT. POND OUTFLOW POD OUTFLOW • Q • P Volt E 48 WR8 • 2603 1'12800 SEC. • 0015 CFS ORIFICE SIZE • CA .5 A • plddp2 C • 082 (LET EXCEEDS L5 DIAMETERS) F1D2 � 4 u2s 2 dQ 4(0015) 2 D ' ' 0012721 FT pl Cl2ghP pl (0152X2,32.2.2) os • 0.045 FT • 054 INC4-E5 U. E t'2" ORIFICE ® ii�i 06/12/97 14:51 $`503 7297 CITY OF TIGARD Z001 *************************** *** ACTIVITY REPORT *** xx*xxxxxxxxxxxxxx*xxxx***** k� I.TRANSMISSION OK j 4 c) TX/RX NO. 9895 V" do .1 1 oiqr) CONNECTION TEL 360 418 6427 ,/ A/�' CONNECTION ID / 6 l CO- �/ '1 START TIME 06/12 14:42 f,�� l ,�� USAGE TIME 09'00 V v ,l L. PAGES 17 � RESULT OK 1 \Q REQUEST FOR COMMENTS CITY OF TIGARD Community cDeve(opment gulping Better Community DATE: lune 12,1997 TO: Steve Myhr,Catellus Property Management Region Manager(c/o OREGON ELECTRIC R/R)(R/ FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea(x3151 Phone:(5031639-4171 Fax:(503)684-7291 RE: SITE DEVELOPMENT REVIEW MDR]91-0002/SENSITIVE LANDS REVIEW[SLID 91-0003 ➢ 74TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC. Tax Lot 01500. North of SW Durham Road, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday-lune 24,199/. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Base provide the foflawing information)Name of Person(s)Commenting: I Phone Number[sl: SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS — I • I ——---------IF N. :/isi, Mv.i . - a"."---"ft--- 17.7.• •."1.•.r..%• . 1p ...7 ./...• . : N."....N1V.• .... . .. ..�.i. � + i' /� r�fI •i• f:)�: .l:".'t.-:-. .x`1„4' ! \�--/ 7�Z. ..... mo ; if i / mr ' - - --t•._ _ ..-:?.-_-----I=--_-_--z-,- MIMI Ern. c ri 1:__, f_ri, __. c,L.4 .........:.:,:......... . , 1 -..... ‘i i / ‘ \ I ! 4.4'. -........—.1 .., --Z----- el-. • 1.1,,,a 1 II i pi 1 f ts r 0, n v 1 i 'Ng r '1� 1 1 1 i Y 3. ti 0 tr N'---:-Fli. 4,1 / 1 05 i I 0 go e° t ..< =11 I�: -' I , ,'� I a. en i IN m 0 bri__ _ - - _ gor...1■Imesmault. ____,____ 3 40 • .... .• , ; k. , 1 F 1 c 1:11, 1— 1QN1AV Nltit MS _ kc s " - i--, r i ` T j PC 1111011111111 9111.L3113 N0SE!! CITY OF TIGARD PLANNING DIVISION i i T1 MEM TAM 1w s 7rillird x I rARDINAL W r_- liFILI , I I I 1 I 1.6.4 / MEI A S •W� _ 11.141.611110 �t • .1 Viiii s� =MI X11 ,1l■ ►ink == =2111 1f11 _ � • R��'�\111111 . 10) MIII ■► �1l� Q 41.MIL- RN NMI! MI ' r Or 1UBJ :CT am no"111111 . ' � r --- •.. z ,� ■ ' 11 ij 1 [ 1-II � , ,. 1IIIIIi111111 iffill111111 �� '�� In � • MIT D S mill \ -2 1 iii : ,itt,eit„,) ,./ -.....,„.s.. %41 .).„. • p..... ,.......,.., kr .,(a) ,,,,,Ir 0 .1: iiiii,111 -111 it .. .>1 iiii I Milla Vicinity Map N SDR 97-0002 Note: Map is not to scale A 14th Avenue Industrial Park if11 T. 1 i ' il liI- Hi '( � l , 1 i , 1 111 " # , 11 F L `- IF ' 1L 14 � t � � I : i 1 � I � • I � iEi , I I ► C ; •• :_-_-.-_,___ I I I -i k 1_ - — 1rl =llllll ......�n r , �■nnnnnnnnllllfn : i a mnnnnl■nnnnnnna and Construction Services, Inc. • - 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503)620-2086•FAX (503) 684-3636 Prepared By: Patrick Tortora Project#: 960806 Reviewed By: Jim Andrews Date: 5-19-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC SENSITIVE LANDS * 100 year flood plain — elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). * Natural drainage channels— Fanno Creek west side of the lot. - ,.±f- - :., .- *Wetland areas —regulated by the U.S. Army Corps of Engineers and the Division of State Lands `: Section 18.84.040 (A)(2) states land form alterations or developments within the 100-year ''1_-*¢ • , ' . floodplain shall be allowed only in areas designated as commercial of industrial on the comprehensive plan land use map. As indicated on the Site Plan there is no development within - the floodplain or wetland buffer, except the construction of a water quality pond. There is no net -_ change in the elevation of the floodplain. The only changes are where the water quality is to be graded out, for storage purposes. No fill is to be brought into or any earth removed from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more than 78 cubic yards. The original vegetation will be re-established upon completion of the water quality facility. y I 1 I 1 —r-r ( ' I 1 1( • 1 I! 1 1 l i i l I f i 1 ! i ' • . bk uPP, 1 1 1 I 111111111=1111111111111111111111111=11111111111111111111 ENGINEERS w iaAuN■unn• - and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784-Tigard, Oregon 97223 (503)620-2086-FAX (503) 684-3636 IMPACT STUDY Prepared By: Patrick Tortora Project#: 9 60806 Reviewed By: Jim Andrews Date: 5-5-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC Compliance With Code Sections: Use Classification: The proposed development is for small industrial type buildings, for small incubator type businesses. A small incubator type business is defined as business support services. These businesses are classified in code section 18.42 (D) as wholesale, storage, and distribution. Code section 18.68.030 (A) (1) (e) allows business support services as a permitted use in the Industrial Park District (I-P). Minimum Lot Area: Section 18.68.050 states there is no minimum lot area, and there shall be an average minimum lot width of 50 feet for parcels in the I-P zoning district. Developments within the I-P zoning district are required to provide a minimum of 25% landscaping; the maximum site coverage shall be 75% including buildings and impervious surfaces. The applicant is proposing to develop approximately 2.63 acres (114,295 s.f.) of a 5.55 acre (241,697 s.f.) lot. There 47.4% landscaping and 52.6% buildings and impervious surfaces. The average lot width is 360 feet. Setbacks: Section 18.68.050 states the front yard setback shall be a minimum of 35 feet; no side yard setbacks, or no rear yard setbacks except 50 feet shall be required where the I-P zone abuts a residential zoning district. The 50 foot setback is required and has been provided. The proposed buildings have a height of 20 feet, under the maximum of 45 feet allowed. Sensitive Lands: Section 18.84.010 (A) states sensitive lands are lands potentially unsuitable for development because of their location within: * 100 year flood plain -- elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). * Natural drainage channels— Fanno Creek west side of the lot. *Wetland areas — regulated by the U.S. Army Corps of Engineers and the Division of State Lands * Steep slopes —25% or greater and unstable ground. As indicated on the Site Plan there is no development within the flood plain or wetland buffer, except the construction of a water quality pond. Landscaping Plan: Section 18.100.015 requires a Landscaping Plan be submitted. This requirement has been satisfied as a Landscaping Plan has been submitted, indicating the number, type, and location of the trees and shrubs. Street Trees: Section 18.100.030 states that all development projects fronting on a public street more than 100 feet in length, shall be required to plant street trees in accordance with the standards in section 18.100.035. Section 18.100.35 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 Landscape Plan indicates Chantcleer Flowering Pear trees along SW 74th Ave. spaced approximately 30 feet apart. Buffer Matrix: Section 18.100.070 states buffering and screening is required to reduce the impacts on adjacent uses which are of different type in accordance with the matrix in this chapter. The north and south sides of the development abut an I-P zone district, therefore no buffer is required. The west side abutting a residential zone, is separated by Fanno Creek. This area is a wetland and has trees dense enough to prevent direct sight into the development. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height ( trees may be placed with in this area provided all branches below eight feet be removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and a 30 foot distance along the driveway. Minimum Parking: Section 18.106.030 (D) (2) requires a minimum of 1 space for every 1,000 square feet of gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area). The development has total of 34,080 s.f. and 58 parking spaces provided (including 15 compact) and 3 ADA parking spaces resulting in 2.4 spaces per unit. The American with Disabilities Act (ADA): This Act became effective on January 26, 1992, requires 3 disabled parking spaces if 50 to 75 parking spaces are provided. The Site Plan shows the provision of 3 disabled person parking spaces. Bicycle Parking: Section 18.106.020 (0) requires at least one lockable bicycle parking space be provided within a rack for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided within 50 feet of primary entrances to structures. Bicycle parking area shall not be located within parking aisles, landscape areas, or pedestrian ways. As indicated on the Site Plan there are 2 racks provided on the site. Each rack will support 4 bicycles, for a total of 8 bicycles. Access: Section 18.108.080 requires that 1-P zones having 0-99 parking spaces have at least 1 driveway entrance, 30 feet wide with 24 feet of paving between curbs. The Site Plan indicates 2 driveway entrances meeting these requirements. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. The Site Plan shows the provision of a sidewalk connection from SW 74th Ave. to each proposed building, and stripping between buildings where required. Signs: Section 18.114.130 (F) lists the type of allowable signs and sign area permitted in the I-P zone. All signs shall be approved through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclabes Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The minimum standards method is used to determine the area for the required disposal area. Section 18.116.050 (E) (2) states non-residential buildings shall provide a minimum of 10 square feet, plus 6 square feet per 1,000 square feet of gross floor area for wholesale/warehouse/manufacturing. There are 2 areas provided, each containing 300 s.f. for a total of 600 s.f. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. The tree to be removed is a 48 inch Oak tree on the north side of the property. Public Facilities: Streets: Section 18.164.030 (E) (1) (b) states that improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. Per the pre-application conference notes, a half-street is required, with 17 feet of pavement from centerline of R-O-W to curb. There is no sidewalk on the east side of SW 74t" Ave. and no sidewalk is required, therefore a total width of 45 feet is adequate. The existing pavement across the site frontage consists of a 24 foot wide asphalt concrete road. The previous property survey provided a 5 foot right of way dedication on SW 74th Ave., therefore no dedication is required. The half-street improvement will include 17 feet of paving, installation of curb & gutter, storm sewer, and a 5 foot wide sidewalk. The half-street has been designed by Harris-McMonagle Associates, Inc. From the countywide Impact Fee Procedures Manual the weekday average trips for an industrial park is 6.97 (from Table 11.1). Sanitary Sewer: The site is served by an 8 inch diameter public sanitary sewer in SW 74th Ave. The existing line has sufficient capacity for this development. Storm Sewer: The site slopes in a southwesterly direction towards Fanno Creek. The applicants preliminary development plan shows that the surface drainage will be directed to an on-site pond at the southwest corner of the property, as a part of the water quality design for the project. The Unified Sewerage Agency has established and the City of Tigard has adopted the Surface Water Management Regulations requiring the construction of on-site water quality facilities. The applicant is to provide detailed calculations that verify that the proposed water quality pond is consistent with U.S.A. standards. The facility is to be privately owned and maintained. WATER QUALITY POND CALCULATIONS DESIGN PER WIRED $EU.ERAGE AGENCY EXTENDED DRY DETENTION POND I3 BABEDCN 036 INCi4 IN A 4 HOUR STORM EVENT II"A°ERYiOIIB AREA • 86,T11 SF. PERVIOUS AREA • 21,524 SF. POND VOLUME POND VOLUME • 036 x It-1PERvICU8 AREA X (I FT / t2 N) • (036)(86T11X1/12) • 2,603 CUFT. POND OUTFLOW F.0.0 OUTFLOW • Q • nGTtD YOLLt"1E 48 I • 2603 112800 SEC. • 0.015 CF8 ORIFICE SIZE o3 a • CA(2gh) A . pipe C • 0132 (LEN T EXCEEDS 1.5 DIAMETERS) 1p2 , 4 C(2 " 2 4�2 4(0.0') ■ 0.0021 FT p1 C12gf • p1 (082X2'3222) es D • 0.045 FT • 0.54 INGi-+'E3 USE 1/2". ORIFICE 4 PRO,ICT: 74T1-1 INDUSTRIAL PARK e `' I1■ ■m flc J IIVI4 DATE: 5/5/97 a0$ NO. 970210 PREPARED BY: FRT and Construction Services Inc. PACE NO. OF ,Phone (503) 620-2086 CLIENT: JIM CASTILE WATER QUALITY POND CALCULATIONS DESIGN FER UNIFIED SEWERAGE AGENCY EXTENDED DRY DETENTION POND I5 BASEDON 036 INCH IN A 4 HOUR STORM EVENT IMPERVIOUS AREA • 86,111 SF. PERYIOUS AREA , 21,524 5F, POND VOLUME POND VOLUME • 036 x IMPERVIOUS AREA X (1 FT / 12 IN) • (036X86Y11X1/12) • 2,603 CUFT. POND OUTFLOW POND OUTFLOW = Q • D VOLUME 48 HR5 ▪ 2603 1n2800 SEC. • 0.015 CFS ORIFICE SIZE Q • CA(29h) A • pID 4 C • 0.82 (LENGI-1T EXCEEDS 1.5 DIAMETERS) D 2 Cg( 2h)" 2 40 4(0.015) 2 D = - • 0.0021 FT pt C(2 3 pI (0.82X2•322.2) os D • 0.045 FT = 0.54 INCHES USE 1/2". ORIFICE 1111.111111•111111111111E1 PROJECT: T4T-4 INDUSTRIAL PARK Is W RO.W&WiII■I we ■Te •.m..im c;I Jl S1U0U NUI:4I■h I DATE: 5/5/91 JOB NO. 910210 PREPARED BY: PRT and Construction Services Inc. Phone: (503) 620-2086 CLIENT: JIM CASTILE PAGE NO. 1 OF 1 06/12/97 14:12 $503 604 7297 CITY OF TIGARD Cj001 °° 1 *************************** *** ACTIVITY REPORT *** *************************** TRANSMISSION OK NO. 9889 KV CONNECTION TEL 206 625 6402 /\,N r�,, 5) CONNECTION ID l C. QA START TIME 06/12 14:01 1 6( I ` USAGE TIME 10'42 \��v PAGES 17 �_ /. i�eQ RESULT OK �\1` REQUEST FOR COMMENTS ���*e. CITY OF TIGARD Community(Development Shaping Better Community DATE: lune 12,1997 TO: Chuck Gilbert,Portland/Western R/R Office Engineer[c/o OREGON ELECTRIC RAIL 54 -144-b-534 FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea(x315) Phone:[503)639-4171 Fax:[503)684-1291 RE: SITE DEVELOPMENT REVIEW ISDRD 97-0002/SENSITIVE LANDS REVIEW(SLID 91-0003 14TH AVENUE INDUSTRIAL PARK A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW Durham Road, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday-lune 24,1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (P1 ase provide the foil-owing information)Name of Person(s)Commenting: Phone Number[sl: I SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS N. I / ` wr • T -'1 om I� -� N. I ,1 ....-- 7 .....— .r./.:—:—:,:-:—., --:2Er.1,---- -,...K.---... •• .. - , 1 �2 it / 1- t r� IIll 7 91. i i ral ,.....•,1•..... ....i:::::\4:-. -$...t •••=4.....-'■•■._•:f.:?•••-•z;.-Z7.:T.7:27:1 14 --,..„::::,,.-:14 , /-.,2. tits, th-.1 1 - _....- _-_--- . - , IV --iS:-:••••:*:-.'N" / 4--; I 1 1- - f..... , 7 „..„.. , / . , \ \ t Tig 1 ,-Ti I ;I 1 \ ' fAt- ..---.1 I ii I \ I Fi ____ , 3 : 1 `,.t..c 'j Tt i si ab m .: . , , ...p ... i ` . . . •.7•. we T -,--1-- 1 -- MINIM 111tl MS i ► j r ------ - - ---- --...- III O ill IVY 0110111 11001110 CITY OF TIGARD PLANNING DIVISION AY-- 1 i i i 7 _ 1 IL, ` r.+ M w s L 1 v -4--Jc w p ..., .■` ••! I fit ♦ . . 2= ea ill I r111111111 dr aiA via !.4!HIIII i�uiuiim- vein '� iita ■ 8 MM. as AM -4 .' PE 0) aralumn iiii iii .- 79, .1 2- i Ei wim° 4.11111M ME all !111111 IIIIIIIlIIil ri■ :T. .I11I1l jjiIIJ ± 11111111111 CC_ ii - p b '0,- L P? p- „.:. , s •-..:„.4 Lip ,. a3 0) J'INv.t. , .4/ ' P .fr .. 41" 0 /l alla iliMis / V I /x \\ I Hi l t „1 Vicinity Map _ N SDR 97-0002 Note: Map is not to scale A 74th Avenue Industrial Park • I I ■ I • Tt a I i and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard. Oregon 97223 (503)620-2086•FAX (503) 684-3636 Prepared By: Patrick Tortora Project#: 960806 Reviewed By: Jim Andrews Date: 5-19-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC • SENSITIVE LANDS ' 100 year flood plain — elevation 130'-131' provided by the City of Tigard (confirmed by USA). _ =' ..•.--�fir.'i-•-. .:- -. Natural drainage channels—Fanno Creek west side of the lot. •- _ . ;;;:;;;; � .;~ _ ::��_. *Wetland areas—regulated by the U.S.Army Corps of Engineers and the Division of StatiLands • Section 18.84.040 (A)(2) states land form alterations or developments within the 100-year:`-"'N -f '� floodplain shall be allowed only in areas designated as commercial of industrial on the - = comprehensive plan land use map. As indicated on the Site Plan there is no development within the floodplain or wetland buffer, except the construction of a water quality pond. There is no net change in the elevation of the floodplain. The only changes are where the water quality is to be - graded out, for storage purposes. '; . _ No fill is to be brought into or any earth removed from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more than 78 cubic yards. The original vegetation will be re-established upon completion of the water quality facility. • • I 1 r 1 • : t , . . , . t r I ENGINEERING , ,hHHH and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503) 620-2086•FAX (503) 684-3636 IMPACT STUDY Prepared By: Patrick Tortora Project#: 9 60806 Reviewed By: Jim Andrews Date: 5-5-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC Compliance With Code Sections: Use Classification: The proposed development is for small industrial type buildings, for small incubator type businesses. A small incubator type business is defined as business support services. These businesses are classified in code section 18.42 (D) as wholesale, storage, and distribution. Code section 18.68.030 (A) (1) (e) allows business support services as a permitted use in the Industrial Park District (l-P). .. Minimum Lot Area: , Section 18.68.050 states there is no minimum lot area, and there shall be an average minimum - lot width of 50 feet for parcels in the I-P zoning district. Developments within the I-P zoning district are required to provide a minimum of 25% landscaping; the maximum site coverage shall be 75% including buildings and impervious surfaces. The applicant is proposing to develop approximately 2.63 acres (114,295 s.f.) of a 5.55 acre (241,697 s.f.) lot. There 47.4% landscaping and 52.6% buildings and impervious surfaces. The average lot width is 360 feel ' Setbacks: Section 18.68.050 states the front yard setback shall be a minimum of 35 feet; no side yard setbacks, or no rear yard setbacks except 50 feet shall be required where the i-P zone abuts a residential zoning district. The 50 foot setback is required and has been provided. The proposed buildings have a height of 20 feet, under the maximum of 45 feet allowed. Sensitive Lands: Section 18.84.010 (A) states sensitive lands are lands potentially unsuitable for development because of their location within: 100 year flood plain — elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). Natural drainage channels— Fanno Creek west side of the lot. Wetland areas— regulated by the U.S. Army Corps of Engineers and the Division of State Lands Steep slopes —25% or greater and unstable ground. • As indicated on the Site Plan there is no development within the flood plain or wetland buffer, except the construction of a water quality pond. Landscaping Plan: Section 18.100.015 requires a Landscaping Plan be submitted. This requirement has been satisfied as a Landscaping Plan has been submitted, indicating the number, type, and location of . the trees and shrubs. Street Trees: Section 18.100.030 states that ail development projects fronting on a public street more than 100 feet in length, shall be required to plant street trees in accordance with the standards in section 18.100.035. Section 18.100.35 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 Landscape Plan indicates Chantcleer Flowering Pear trees along SW 74th Ave. spaced approximately 30 feet apart. Buffer Matrix: Section 18.100.070 states buffering and screening is required to reduce the impacts on adjacent uses which are of different type in accordance with the matrix in this chapter. The north and south sides of the development abut an I-P zone district, therefore no buffer is required. The west side abutting a residential zone, is separated by Fanno Creek This area is a wetland and has trees dense enough to prevent direct sight into the development Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height (trees may be placed with in this area provided all branches below eight feet be removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and a 30 foot distance along the driveway. Minimum Parking: Section 18.106.030 (D) (2) requires a minimum of 1 space for every 1,000 square feet of gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area). The development has total of 34,080 s.f. and 58 parking spaces provided (including 15 compact) and 3 ADA parking spaces resulting in 2.4 spaces per unit. The American with Disabilities Act (ADA): This Act became effective on January 26, 1992, requires 3 disabled parking spaces if 50 to 75 parking spaces are provided. The Site Plan shoves the provision of 3 disabled person parking spaces. Bicycle Parking: Section 18.106.020 (0) requires at least one lockable bicycle parking space be provided within a rack for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided within 50 feet of primary entrances to structures. Bicycle parking area shall not be located within parking aisles, landscape areas, or pedestnan ways. As indicated on the Site Plan there are 2 racks provided on the site. Each rack will support 4 bicycles, for a total of 8 bicycles. Access: Section 18.108.080 requires that I-P zones having 0-99 parking spaces have at least 1 driveway entrance, 30 feet wide with 24 feet of paving between curbs. The Site Plan indicates 2 driveway entrances meeting these requirements. Walkways: Section 18.108.050(A) requires that a vralkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. The Site Plan shows the provision of a sidewalk connection from SW 74th Ave. to each proposed building, and stripping between buildings where required. Signs: Section 18.114.130 (F) lists the type of allowable signs and sign area permitted in the I-P zone. All signs shall be approved through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recyclabes Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The minimum standards method is used to determine the area for the required disposal area. Section 18.116.050 (E) (2) states non-residential buildings shall provide a minimum of 10 square feet, plus 6 square feet per 1,000 square feet of gross floor area for wholesale/warehouse/manufacturing. There are 2 areas provided, each containing 300 s.f. for a total of 600 s.f. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit Will be required for the removal of trees with trunk diameters of six inches cr more in diameter. The tree to be removed is a 48 inch Oak tree on the north side of the property. Public Facilities: Streets: Section 18.164.030 (E) (1) (b) states that improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development cr on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. Per the pre-application conference notes, a half-street is required, with 17 feet of pavement from centerline of R-O-W to curb. There is no sidewalk on the east side of SW 74'" Ave. and no sidewalk is required, therefore a total width of 45 feet is adequate. The existing pavement across the site frontage consists of a 24 foot wide asphalt concrete road. The previous property survey provided a 5 foot right of way dedication on SW 742' Ave., therefore no dedication is required. The half-street improvement will include 17 feet of paving, installation of curb & gutter, storm sewer, and a 5 foot wide sidewalk. The half-street has been designed by Harris-McMonagle Associates, Inc. From the countywide Impact Fee Procedures Manual the weekday average trips for an industrial park is 6.97 (from Table 11.1). Sanitary Sewer: The site is served by an 8 inch diameter public sanitary sewer in SW 74th Ave. The existing line has sufficient capacity for this development. Storm Sewer: The site slopes in a southwesterly direction towards Fanno Creek The applicants preliminary development plan shows that the surface drainage will be directed to an on-site pond at the southwest corner of the property, as a part of the water quality design for the project. The Unified Sewerage Agency has established and the City of Tigard has adopted the Surface Water Management Regulations requiring the construction of on-site water quality facilities. The applicant is to provide detailed calculations that verify that the proposed water quality pond is consistent with U.S.A. standards. The facility is to be privately owned and maintained. WATER QUALITY POND CALCULATIONS CE91GN PER WIPED SELLERAGE AGENCY = -1"ENCED DRY DETENT1CN !°CND 19 5A6ECGN 036 MC 4 IN 4 4 I.4ct1R STORM EVENT A`•PER\ACt18 AREA • s6,T11 9F. F'ERv1C118 AREA • 21'524 3F. • POND VOLUME PCP.D vCtLX-E • 036 x n- iev1cJ5 AREA X (1 FT / 12 IH) • C036X86T11XV12) • 2603 C UFT. POND OUTFLOW Pc■a UUTFLCW • a • P gt1D v try 48 HRS • 2603 11280 SEC • 0.015 CF3 O111f CE SIZE a • CAC2 ) A • pt D2 C 0 dd.82 CLENGi4T EXCEEMO LS D(ANTE) 2 a 4 D • C',23 2 4Q -CO213) 2 • • • 0.0021 FT pt CC2rhP pt (0.82X2•32.2,2) os D • 0.045 FT • 054 ING 3 USE 1/2"m ORIFICE its■tss11uttls PRO CT: 14TH-4 INDUSTRIAL DATE: 5/5/97 X8 NO. 9 T02!0 PREPARE) BY PFT and Conatructlon Services Inc, ;t one: (503) 620-2086 CLIENT: JIM CASTILE PAGE NO. 1 CF 1 WATER QUALITY POND CALCULATIONS DESIGN PER UNIFIED 3EtLERACsE ACI"■CY EXTENDED DRY DETENTION POND 18 dASEDCN 036 INCH N A 4 HOUR STORM EVENT ITIPERI/1OU8 AREA • 86,TT1 SF. PERvIOUS AREA • 21524 8F. • POND VOLUME POND VOLUME • 036 x IT'1PERYICU.5 AREA X (1 FT / t2 IN) • (036X86T11X1/12) • 2,803 CUFT. POND OUTFLOW POND OUTFLOW • Q • POND V OLtJ 1E 48 HRS • 2603 1T1800 SEC. • 0.015 CFS ORIFICE SIZE Q • CA (2gw°3 A • pl 4 p2 C • 082 (LENGI4T EXCEEDS 1.5 DIA-ETERS) 4 C.(2_ )mss 2 d42 4(0.0151 2 D • 0.0021 FT p1 C(29n) p1 (082X2.322"2) os D • 0.045 FT T • 0.54 INC44E3 USE 1/2 " ORIFICE ■.��rli�:s � ■r► a liillWATAASIMIN Taff i rSi PROJECT: INDUSTRIAL PARK "Z4I 4115101 >•5cramolli DATE: 5/5/9711,10113 JO$ NC. 970210 PREPARED BY: FR t i rr iiiri�Yii and Construction Service, Inc. Phone: (503) 620-2086 CLIENT: JIM CASTILE PAGE NO. 1 OF 06/12/97 15:28 '$503 7297 CITY OF TIGARD Lj001 *************************** *** ACTIVITY REPORT *** *************************** TRANSMISSION OK \ TX/RX NO. 990 AVA ` CONNECTION TEL 1 541 924 6580 ,140., CONNECTION ID W&P RAILROAD ' ^ I � START TIME 06/12 15:19 br-I'Pl. G ` USAGE TIME 08'57 0%/ ' Y PAGES 17 RESULT OK A AFFIDAVIT OF MAILING CITY TY OF TIOARD Community;Development S!iapingA(Better Community STATE OE Dewar ) County of'Washington )ss. City of Tigard ) I, Susan M.Weber, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon. X That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: TU(1.3 2$"t 196r7 (e..a.a..a.Iaaa.c+s) mar oak I Mel (alai auurerrtaa ba babnb} City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council E That I served NOTICE OF (AMENDED ❑) DECISION FOR: (Oaca as aaaa I aaaiwa s) ❑ City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: Asa Ma Maw rw1eaw) {check Imnrarha box below) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council :! That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), maned Exbibit"F, on the r14-1' day of lubtl 1991, and deposited in the United States Mail on the "14-4" day of 1991 postage prepaid. S it Ovvu Y1'1 . (/l.),(,6-e'L (Person that Prepared Notice) Subscribed and sworn/affirmed before me on the / °3 day o , .. , 19T•. �.��,� OFFICIAL SEAL _ DIANE M JELDERKS f • r `4/, (14� NOTARY PUBLIC•OREGON � COMMISSION NO.048142 I NOTARY PUBLIC OF I BEGON MY COMMISSION EXPIRES SEPTEMBER 07 My Commission Expires: f 7/h f ALE INFO: 2 =UM 5 DP- 1 r1. 0002-./5 Lie- ell. 0003 =musk 14+1— AVEIJUE I NDUS1>z,kL PA-Pr E: IBIT A CITY OF TIGARD Community Development Shaping 4 Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JULY 28, 1997 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SITE DEVELOPMENT REVIEW ISDRI 91-0002 SENSITIVE LANDS REVIEW[SLRI 91-0003 FILE TITLE: 14TH AVENUE INDUSTRIAL PARK APPLICANT: James Castile OWNER: Same 8100 SW Durham Road Tigard, OR 97224 REQUEST A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW Durham Road, on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. 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. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS • 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 AFTER JULY 7, 1997, 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 AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA, PLANNING DIVISION AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. rri.• 1 1 Elm! 11.., nill 1•1r. ♦ .': mil 1 r. 111 ring /nj O= ii 7�1IIIII■IP-To M 111 allIIIIIIIr 1116 .�_I ta �' :rpm / :moms Ih1111 Wi 11. :111111 U1111111111 AM. , 1 4���1111� X11111111111 i` .�� N. w , _�Ni- i r 4•4 •1„,____ 1.iler SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS 144A il a.C1WL -CnolasfriLL -Ooaa/sL/ q7 3 (,off ' i #::1) EXHIBIT B 2S 112 C D-00700 BOUMAN,DONNA L 15940 SW 76TH AVE TIGARD,OR 97224 2S1 12 DC-01600 2S1 12C D-07300 BOWLES,JOHN MARGARET BRANSON,GREGORY L&LESLIE H 8986 SW ARAPAHO RD 15838 SW 76TH AVE TUALATIN,OR 97062 TIGARD,OR 97224 2 S 112 DC-01500 2S1 13AB-00800 CASTILE,JAMES/AUDREY& DUNCAN,JOHN A AND ESAU,ERNA E JANICE LEE 8100 SW DURHAM RD 16055 SW 74TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S112CD-07400 2S112CD-07600 ERDMANN,LENNY G&CAROL A HOWIE,GEORGE E&DEBRA A 15854 SW 76TH AVE 15876 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112DB-00800 25112CD-00400 JOHNSON,ORVAL D& KNAUSS,HARVEY L REICHEL,DAVID L 14383 SW MCFARLAND BLVD 15515 SW 74TH TIGARD,OR 97223 TIGARD,OR 97223 2S112DC-01400 120C-00200 LOY CLARK PIPELINE CO PACI LTY ASSOCIATES Go CLARK,RONALD D&SHARON 15350 SW SEQ KWY#300-WMI 16880 SW SILER RIDGE LN PORTLAND,OR 97224 BEAVERTON,OR 97007 2S112DC-00201 2S112CD-00100 PACIFIC REALTY ASSOCIATES PACIFIC ROOTS INVESTMENT LTD 15350 SW SEQUOIA PKWY#300-WMI 10 NORTH WEIDLER ST PORTLAND,OR 97224 PORTLAND,OR 97227 2S112CD-07700 12DC-01601 SANDERS,RODNEY E&KANA M TIGA , ITY OF 15900 SW 76TH 13125 SW TIGARD,OR 97224 TIGARD,OR 972 112CA-13400 READ FAY, DIVISION SUPERVISOR TIGA ,CITY OF BURLINGTON-NORTHERN-SANTA FE R/R 13125 S LL c/o OREGON ELECTRIC R/R TIGARD,OR 23 1313 W. 11TH STREET VANCOUVER WA 98660-3000 STEVE MYHR, REGION MANAGER CATELLUS PROPERTY MGMT. CHUCK GILBERT, OFFICE ENGINEER c/o PORTLAND-WESTERN R/R & OREGON ELECTRIC R/R PORTLAND-WESTERN R/R & OREGON ELECTRIC R/R 999 THIRD AVENUE, SUITE 2120 110 WEST 10TH AVENUE SEATTLE WA 98104-4037 ALBANY OR 97321 A AFFIDAVIT OF MAILING CRY OF T10ARD Community Development Shaping A Better Community • SV47rE O'F o(Faco W ) County of Washington )ss. City of Tigard ) I, Patricia L Lunged, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon. ❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: {m aeneaew,aeeoseri) (Fier Wile aarlNduel (chock a pr,Urla a Ili b.I.w} ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED ❑) DECISION FOR: (Oed-.+eeaa g .) City of Tigard Planning Director iThat I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: 5.........Om I eAaeetle) {Oak a pradat ea eww} City of Tigard Planning Director -7 Tigard Hearings Officer Tigard Planning Commission Tigard City Council [n That I served OTHER NOTICE OF FOR: A copy of the PUBLIC NEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES) of which is attached, marked Exhibit "A", wa, • -.ed to eac named person(s) at the address(s) shown on the attached list(s), marked Exhibit a on the day • `� �l 1997, and deposited in the United States Mail on the d- • • if 1 e _.,�i i 1997, postage prepaid. drA.A i� fri"i.A bra Prepared,r 1 eel Subscribed and sworn/affirmed before me on the __ay of / , , 199Y 1:": OFFICIAL SEAL / �/ / `` l_ . . /�. /1L�1� DIANE M JELDERKS i "� NOTARY PUBLIC OREGON ®►,e � COMMISSION NO.046142 NOT PUBLIC OF OR',0 MY COM"..S>ION EXY'!�?`i SEPTEMBER 07 999 My Commission Enpl 1 , FILE INFO_ n/ j� L, Cast Nak Jt�9 •6P6 T—a,,3 MI'Aim 7 l46_,6.r ' EXHIBIT A Ai. 411 CITY OF TIGARD Community DeveCopment ShapingA Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER a BY THE HEARINGS OFFICER Case Number(s): SITE DEVELOPMENT REVIEW (SDR) 97-0002 SENSITIVE LANDS REVIEW (SLR) 97-0003 Case Name(s): 74TH AVENUE INDUSTRIAL PARK Name of Owner: Jim and Audrey Castile Name of Applicant: Same .Address of Applicant: 8100 SW Durham Road City: Tigard State: Oregon Zip: 97224 Address of Property: 15715 SW 74th Avenue City: Tigard State: Oregon Zip: 97224 Tax Map & Lot No(s).: WCTM 2S112DC, Tax Lot 01500. Request: A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. Ione: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. Action: ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator © The applicant and owner(s) Final Decision: THE DECISION SHALL BE FINAL ON MONDAY AUGUST 18,1997 UNLESS AN APPEAL IS FILED. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THIDEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M.ON AUGUST 18,1997. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK NOTICE OF FINAL ORDER BY THE HEARING'S OFFICER BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application for site development review ) FINAL ORDER and for a sensitive lands review for an industrial use ) SDR 97-0002 in the I-P zone at 15715 SW 74th Avenue ) SLR 97-0003 in the City of Tigard, Oregon ) (74th Avenue Industrial Park) I. SUMMARY 1. Jim Castile requests approval of a site development review to build six structures containing about 33,520 square feet and associated paving and other development for an industrial park. He also requests approval of a sensitive lands review to allow land form alterations in the 100-year floodplain and wetlands. 2. At the public hearing in this matter,City staff recommended conditional approval. The applicant accepted the recommended conditions. One member of the public testified with questions. There was no other oral or written testimony. 3. In this final order, the hearings officer approves the applications based on the findings and conclusions included and incorporated herein and subject to conditions recommended by City staff except as expressly provided otherwise in this final order. II. BASIC FACTS 1. The hearings officer incorporates by reference the findings about the site and surroundings in Section III of the Staff Report dated July 21, 1997 (the Staff Report), and the staff and agency comments in Section V of the Staff Report. 2. Based on the application, roughly 52.6 percent of the 5.55-acre site (or 2.92 acres or 127,195 square feet) will be developed with structures or impervious area (i.e., pavement). Therefore roughly 47.4 percent of the site (or 2.63 acres or 114,563 square feet) will not be developed and will remain in an undeveloped state (e.g., the majority of the wetland and floodplain) or will be improved with landscaping. III. APPLICABLE APPROVAL STANDARDS The applicable approval standards are identified in Section IV of the Staff Report. IV. HEARING AND RECORD 1. Hearings Officer Larry Epstein (the "hearings officer") received testimony at the public hearing about this application on July 28, 1997. A record of that testimony is included herein as Exhibit A(Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. The hearings officer described how the hearing would be conducted, and made the announcements and disclosures required by law. The following findings summarize selected testimony offered at the hearing. 2. City planner Will D'Andrea summarized the project and the Staff Report. Hearings Officer Final Order SDR 97-0002 and SLR 97-0003 (74th Avenue Industrial Park) Page 1 3. Jim Andrews of Nicolai Engineering testified for the applicant. He accepted the - findings and conditions of approval recommended in the Staff Report without correction or objection. He testified the applicant will modify the location of the water quality facility so it is on-site and outside of the sensitive lands area consistent with recommended condition of approval 7. He asked what is required by condition of approval 10. Mr. D'Andrea responded that the applicant needs to provide text of a deed restriction for review and approval by the City. He offered to provide an example of language used for a similar purpose at a different site. 4. John Bowles, who owns the adjoining land to the north, testified with questions about the required setbacks under the Community Development Code ("CDC") and Fire and Life Safety or Building Codes. The hearings officer responded that the CDC allows a zero setback, although the site plan shows a setback of 5.85 feet for the buildings in this application. Based on the CDC, Mr. Bowles could build a structure with a zero setback. However the Fire and Life Safety or Building Codes may require a setback. The hearings officer recommended Mr. Bowles consult with the Building Official and the Fire Marshal. 5. At the conclusion of the public portion of the hearing, Mr. Andrews waived the applicant's right to hold open the record. The hearings officer closed the public record and announced an intention to approve the applications subject generally to the conditions recommended by staff. V. DISCUSSION 1. The hearings officer generally concurs in the analysis and conclusions offered by city staff; to wit, the application shows that the proposal does or can comply with the applicable standards and criteria for a site development review and sensitive lands review, and adoption of recommended conditions of approval as amended will ensure final plans are submitted consistent with those criteria and standards and will prevent, reduce or mitigate potential adverse impacts of the development consistent with the requirements of the CDC. The hearings officer adopts the findings and conclusions in the July 21 Staff Report as his own except as otherwise expressly provided herein. 2. The discussion in the Staff Report generally is complete and responsive to the applicable approval criteria. However the following additional findings are warranted to be more responsive to certain criteria. a. The proposal complies with the requirement in CDC 18.68.050, because more than 25 percent of the site area(i.e., 1.3875 acres or 60,439 square feet) will be landscaped, based on finding 111.2 above. The corresponding finding in the Staff Report was stated in terms of the percentage of the developed area of the site. That is the wrong standard based on the plain meaning of the words in the CDC. CDC 18.68.050 states the standard in terms of the total site area,not the developed site area. b. At several places in the Staff Report where it discusses development in the sensitive area and its buffer, the text is ambiguous. It could be construed to authorize development in the sensitive lands area(i.e., in the floodplain or wetlands) in excess of other recommendations in the Staff Report and what is allowed by the CDC. The hearings officer finds that, pursuant to CDC 18.120.180.A.2 and 18.84.040.D, the applicant should be prohibited from developing the water quality facility so that it extends further than 10 feet into the wetland buffer. That is consistent with other findings in the Staff Report and with recommended condition of approval 7, which the applicant expressly accepted. Hearings Officer Final Order SDR 97-0002 and SLR 97-0003(74th Avenue Industrial Park) Page 2 c. CDC 18.120.180.A.10 provides that "[e]xterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime." The analysis in the Staff Report concluded the application complies with this section because the Police Department did not object to the plan, but the hearings officer fmds that is not responsive to the standard. The hearings officer further fmds that it is feasible for the applicant to comply with this standard by submitting a lighting plan for review and approval consistent with CDC 18.120.180.A.10. Therefore the hearings officer concludes a condition of approval is warranted requiring the applicant to submit to the planning staff for review and approval a lighting plan showing that light fixtures are selected, designed and situated to direct light towards areas of the site vulnerable to crime and away from the sensitive lands area. d. Regarding CDC 18.106.030.D.2, the Staff Report describes anticipated uses on the site and concludes that the proposed amount of off-street parking is adequate for those uses. However there is no certainty that the site will be used as described in the Staff Report. Other uses or different ratios of uses may be proposed. In that event, parking requirements may change. CDC 18.106 requires adequate off-street parking before uses are changes. Therefore when specific uses are proposed for the site, the amount of off-street parking provided on the site should be re-evaluated to determine whether off-street parking will be adequate for the proposed use(s)in combination with other uses on the site. A condition of approval is warranted to facilitate compliance with CDC 18.106 and to avoid creating any misimpression that the amount of parking proposed is adequate for all uses or combinations of uses on the site. e. CDC 18.108.080 requires at least one access for industrial uses with fewer than 100 off-street parking spaces. The Staff Report indicates that the CDC allows one (and by implication only one) access. A correction is warranted to avoid creating a misimpression. f. Condition of approval 13 requires the applicant to submit certain additional information to the hearings officer for review and approval consistent with CDC 18.84.040.A and D. The hearings officer finds there is substantial evidence in the record that it is feasible for the applicant to comply with the cited section; to wit, the applicant does not intend to develop land in the floodplain or wetlands,so that the development is not reasonably likely to reduce flood-carrying capacity of the floodplain or the base flood elevation nor to reduce the area of wetlands on the site. The applicant can demonstrate compliance with these criteria by submitting an engineering analysis. The hearings officer finds such an analysis involves matters of a highly technical nature that can be delegated to the City staff. Therefore the hearings officer concludes the applicant should submit those engineering analyses to the staff for review and approval rather than to the hearings officer. VI. CONCLUSION AND DECISION 1. The hearings officer concludes that the proposed site development review and sensitive lands review applications doe or can comply with the applicable criteria and standards 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. 2. 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 SDR 97-0002 and SLR 97-0003 (74th Avenue Industrial Hearings Officer Final Order SDR 97-0002 and SLR 97-0003(74th Avenue Industrial Park) Page 3 Park), subject to the conditions of approval in Section II of the City of Tigard Staff Report, with the following changes: a. Condition of approval 11 is hereby amended to add the following: c. A lighting plan showing that light fixtures are selected, designed and situated to direct light towards areas of the site vulnerable to crime and away from the sensitive lands area. b. Condition of approval 13 is hereby amended to read as follows: 13. Submit to the City Engineer for review and approval appropriate evidence and calculations showing that the development will comply with CDC 18.84.040.A and D. c. Condition of approval 20 is hereby added to read as follows: 20. Before the City authorizes use of the buildings on the site for any purpose or changes in the approved uses of the buildings on the site, the applicant shall show that the site contains adequate off-street parking for the proposed uses in combination with other existing uses on the site, consistent with CDC 18.106. DATED this 4th day of Au. t, 1997. Larry Epstein, 'P City of Tigar. - g: Officer Hearings Officer Final Order SDR 97-0002 and SIR 97-0003(74th Avenue Industrial Park) Page 4 Agenda Item: 2.1 Hearing Date: July 28. 1997 Time: 7:00 PM STAFF REPORT TO THE HEARING'S OFFICER C I O F A R D Community'DeveCopment FOR THE CITY OF TIGARD, OREGON shaping A Better Community SECTION I: APPLICATION SUMMARY CASES: FILE NAME: 74TH AVENUE INDUSTRIAL PARK Site Development Review SDR 97-0002 Sensitive Lands Review SLR 97-0003 PROPOSAL: The applicant has requested the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. OWNER: Jim Castile APPLICANT: Same 8100 SW Durham Road Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Light Industrial; I-L. ZONING DESIGNATION: I-P (Industrial Park) The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. The site is located north of SW Durham Road, on the west side of SW 74th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.84, 18.100, 18.102, 18.106, 18.108, 18.120, 18.150 and 18.164. SECTION II: STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 1 OF 18 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF THE SITE AND/OR BUILDING PERMIT(S), THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager in the Engineering Department(503) 639-4171.) 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit eight (8) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant shall construct standard half-street improvements along the frontage of SW 74th Avenue. The improvements adjacent to this site shall include: a) City standard pavement section from curb to centerline equal to 17 feet; b) pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; c) curb; d) storm drainage, including any off-site storm drainage necessary to convey subsurface runoff; e) 5 foot concrete sidewalk; f) street striping; g) streetlights as determined by the City Engineer; h) underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities); i) driveway apron; and j) adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 5. A profile of SW 74th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 2 OF 18 6. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site and/or building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 7. Prior to issuance of the site and/or building permit, the applicant's plan shall be revised to show that the water quality facility location will comply with USA's design and construction standards. The water quality facility shall not be located within a sensitive area and will only be allowed to encroach into the sensitive area buffer by ten (10) feet. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 9. The applicant shall grant a 15 foot access easement to the City for the purposes of providing a pedestrian/bicycle pathway. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. Building permits shall not be issued until resolution of the easement location. 10. Provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. Alternatively, the applicant may dedicate land within the 100-year floodplain to the City. 11. Revised site and landscaping plans shall be submitted for review by the Planning Division. STAFF CONTACT: Will D'Andrea (503-639-4171). The revised plans shall include the following: a) parking lot trees that provide for the required canopy effect with one (1) tree for each seven (7) parking spaces; and b) written sign-off from the hauler regarding the compatibility and location of the trash enclosure facility. 12. The applicant shall obtain the necessary, applicable permits from the Division of State Lands (DSL) and Army Corps of Engineers or documentation that such permits are not required. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 3 OF 18 13. Provide findings to be submitted for Hearing's Officer review that demonstrate compliance with Sections 18.84040(A) and 18.84.040(D), floodplain and wetland approval criteria. 14. Plans approved by Tualatin Valley Fire and Rescue. AGENCY CONTACT: Gene Birchill. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 15. Prior to a final building inspection, the applicant shall complete the required public improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: a) mylars, and b) a diskette of the as-builts in "DWG" format, if available, otherwise; "DXF" will be acceptable. NOTE: if the public improvement drawings were hand-drawn, a diskette is not required. 17. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the private water quality facility was constructed in accordance with the approved plan. STAFF CONTACT: David Scott, 639-4171, ext. 311. 18. Prior to final inspection of the building(s), the applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. 19. All site improvements shall be installed as per the approved revised site plans. STAFF CONTACT: William D'Andrea, Planning Division. SECTION III: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City. Vicinity Information: Property to the north and south are zoned Industrial Park; I-P. Property to the west is zoned Residential, 7 units per acre; R-7. The area is predominantly developed with industrial uses. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 4 OF 18 Site Information and Proposal Description: The subject site contains approximately 5.55 acres and is developed with a single-family residence. The western portion of the site contains both floodplain and wetland areas. The applicant is proposing to develop 2.63 acres of the site. The applicant has requested approval of the following development applications: 1. Site Development Review approval to allow the construction of a six (6) building, 33,520 square foot industrial park; and 2. Sensitive Lands Review to allow land form alterations within the 100-year floodplain and wetlands. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has not submitted an impact study that specifically quantified the impacts of this development on public facilities and systems. The applicant's narrative did address, generally, the potential number of trips expected and the adequacy of storm and sewer. The City has conducted a rough proportionality analysis to address the requirement of a pedestrian easement. This analysis is provided at the end of this report. Use Classification: The applicant is proposing to build an industrial park to provide rental space for small, incubator type businesses. Sheet 2.1, of the preliminary plan submittal package, shows the floor plans provide for warehouse, manufacturing, and office space. Section 18.68.030 lists manufacturing and wholesale, storage, and distribution as permitted uses in the I-P zone. Future tenants of this industrial park will have to comply with the permitted uses listed in this zone. Dimensional Requirements: Section 18.68.050 states that there is no minimum lot area and the average minimum lot width is 50 feet. Developments are required to provide a minimum of 25% landscaping. The site has a width of approximately 360 feet, STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 5 OF 18 thereby, exceeding the required minimum lot width requirement. The total area of the site is approximately 5.55 acres. The applicant is proposing to develop 2.63 acres (114,295 square feet). The applicant is proposing approximately 30,913 square feet, or 27% of the - developed portion of the site for landscaping. The proposal, therefore, is providing landscape (non-impervious surface) area well in excess of the minimum required. Setbacks: Section 18.68.050 states that the front yard setback shall be a minimum of 35 feet and there is no side, or rear yard setback is required except 50 feet shall be required where the zone abuts a residential zoning district. The maximum building heights is 45 feet. As indicated on the site plan, the front yard setback is 35 feet. Side and rear yard setbacks are not applicable as the site does not abut a residential zone. The applicant is proposing a building height of 20 feet, well under the maximum 45 feet allowed. Site Development Review - Approval Standards: Section 18.120.180(A)(1) requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.80 (Planned Developments), 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These Chapters are, therefore, found to be inapplicable as approval standards. Section 18.120.180(A)(2) provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.120.180.3 (Exterior Elevations), 18.120.180.5 (Privacy and Noise), 18.120.180.6 (Private Outdoor Areas: Residential Use), 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use), 18.120.180.9 (Demarcation of Spaces), and are, therefore, found to be inapplicable as approval standards. Relationship to the Natural and Physical Environment: Section 18.120.180.A.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. The proposed plan will retain the three (3) trees identified on the property. The applicant is proposing a water quality facility within the 100-year floodplain and wetland area. The applicant will be required to provide the necessary Division of State Lands and Army Corps of Engineers permits to allow such work in these areas. Buffering, Screening and Compatibility between adjoining uses: Section 18.120.180.A.4 states that buffering shall be provided between different types of land uses. This criteria is not applicable as this proposal does not abut a use that requires buffering in accordance with the Buffer Matrix (18.100.130). STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 6 OF 18 Section 18.120.180.A.4(B) states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. As indicated on the site plan, parking and storage areas shall be screened from adjoining properties. Pedestrian Pathway: Section 18.120.180.A.8 states that where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian / bicycle pathway within the floodplain in accordance with the adopted pedestrian / bicycle plan. The proposed plan does not show the provision of a pedestrian pathway nor does the applicant's narrative provide findings that demonstrate compliance with this standard. The applicant is, therefore conditioned to provide a 15-foot-wide easement in accordance with this criteria. The City is concerned with the impact of a proposed pathway on the existing wetlands, identified in the applicant's wetland determination and delineation submitted with the application. The proposed easement shall be located in an area that will require the least amount of impact to the wetland area. The easement shall comply with R&O 96-44 regulations concerning vegetated corridors. The easement may be located within the 100-year floodplain, but located to avoid the wetland area. If it is not feasible to locate the easement below the bank adjacent to building G, or if the City determines that any proposed impact to the wetland area is unacceptable, the applicant shall locate the easement on the top of the bank. This location would require a revision to the site plan. A condition shall be required that states that building permits shall not be issued until resolution of the easement location. Crime Prevention and Safety: Section 18.120.180.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. The City of Tigard Police Department has reviewed the applicant's plan and has no comments or objections to the plan, thereby, satisfying this criteria. Landscaping Plan: Section 18.100.015 requires that the applicant submit a landscaping plan. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of trees and shrubs. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The plan shows the provision of "Chanticleer Flowering Pear" trees, spaced approximately 30 feet, in compliance with this section. Screening: Special Provisions: Section 18.100.110(A) requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 7 OF 18 parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three-feet-wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. As indicated on the site • plan, screening has not been provided in accordance with this section. A revised plan shall be submitted that provides for the required canopy effect with one (1) tree for each seven (7) parking spaces. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. As indicated on the site plan, vision clearance will be provided in accordance with this section. Minimum Off-Street Parking: Section 18.106.030.(D)(2) requires a minimum of one (1) parking space per 1000 square feet gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area) for Wholesaling, storage, and distribution. There is approximately 28,322 square feet of warehouse space with approximately 4,702 square feet of office space. The amount of parking required for this amount of square footage is 53 parking spaces. The plan shows the provision of 58 parking spaces, thereby, satisfying this criteria. The Americans with Disabilities Act (ADA): Section 18.106.020(M) became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. This section requires 3 disabled parking spaces if 51 to 75 parking spaces are provided. The plan shows the provision of three (3) disabled parking spaces, satisfying this criteria. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Four (4) bicycle parking spaces are required for this development. The plan notes that eight (8) bicycle parking spaces are provided, thereby, satisfying this criteria. The plan shows that these spaces will be located in two (2) locations. Access: Section 18.108.080 requires that commercial and industrial uses which require less than 100 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This criteria is satisfied as the preliminary plan shows the provision of two (2), twenty-four (24)-foot access drives on SW 74th Avenue. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 8 OF 18 Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Unless impractical, walkways should be constructed between a new development and neighboring developments. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The proposed site plan shows the provision of four (4) walkway connections to SW 74th Avenue, thereby, satisfying this criteria. Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign- Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The plans show the provision of a trash enclosure. The applicant shall provide a written sign-off from the hauler regarding the location and compatibility of this facility. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This section requires a program to save existing trees or mitigate tree removal for trees over 12 inches in caliper. The applicant has provided a plan that identified three (3) trees greater than 12-inch caliper. The proposed plan will be retaining these trees. Since the applicant is retaining more than 75 percent of the trees, Section 18.150.025(B)(2)(d) requires no mitigation. Signs: Section 18.114.130(F) lists the type of allowable signs and sign area permitted in the I-P Zone. All signs shall conform to the provisions listed in this code section. All signs shall be approved through the Sign Permit process as administered by the Development Services Technicians. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 9 OF 18 Sensitive Lands- Wetlands: Chapter 18.84.040(D) states that the appropriate approval authority shall approve or approve with conditions an application request for sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: The proposed landform alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within 25 feet of such a wetland. This criteria is satisfied as this wetland is not designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. The extent and nature of the proposed landform alteration or development will not create site disturbances to an extent greater than the minimum required for the use. The applicant has not demonstrated the need for the proposed location of the water quality facility or that the site disturbances are the minimum necessary to accommodate the facility. The applicant has not addressed compliance with R&O 96-44 or provided evidence that a fill permit from Division of State Lands has been obtained. The applicant shall submit evidence of a DSL fill permit and an explanation of the need to locate the facility within the wetland area. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated. To fill wetland area, a Division of State Lands fill permit will be required. Mitigation associated with filling of wetland areas is required as part of the DSL fill permit. The applicant has not obtained a fill permit. The applicant shall obtain a DSL permit and demonstrate compliance with this criteria. Where natural vegetation has been removed due to landform alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.100, Landscaping and Screening. If a DSL permit is obtained, the applicant shall be required to replant the area to be disturbed. The applicant shall obtain a DSL permit and demonstrate how this criteria shall be satisfied. All other sensitive lands requirements of this chapter have been met. The applicant shall demonstrate compliance with floodplain criteria. The provisions of Chapter 118.150, Tree Removal, shall be met. This criteria is satisfied as discussed in Section 18.150. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. The applicable policies are as follows: Policy 3.1.1 provides that the City shall not allow development in areas meeting the definition of wetlands under chapter 18.26 or areas having slopes in excess of 25% except where it can be shown that established and proven engineering techniques related to a specific site plan will make the area suitable for the proposed STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 10 OF 18 development. (Note: This policy does not apply to lands designated as significant wetlands on the floodplain and wetlands map.). Policy 3.1.1 is satisfied as the applicant shall undertake all work within the wetlands, including mitigation, under the jurisdiction of the Division of State Lands. Policy 3.2.1 provides that the City will prohibit any development within the 100-year floodplain that would result in any rise in elevation of the 100-year floodplain. Policy 3.2.1 shall be satisfied because the applicant has been conditioned to demonstrate that this proposal will not result in any rise in the elevation of the 100-year floodplain. Policy 3.2.2 provides that the City shall prohibit development in the floodway, except if the alteration preserves or enhances the function and maintenance of the zero-foot rise floodway provided the land form alteration or development is in an area designated commercial or industrial on the Comprehensive Plan land use map. Policy 3.2.2 is partially satisfied as this proposal will not be within the floodway and because the applicant has been conditioned to demonstrate that development will preserve the function and maintenance of the zero-foot rise floodway. Policy 3.2.3 provides that the zero-rise floodway be maintained, that there be no detrimental upstream or downstream effects, and dedication of open land area for greenway including portions for a pedestrian pathway in accordance with the adopted pedestrian bicycle pathway plan. Policy 3.2.3 shall be satisfied as the applicant has been conditioned to demonstrate that there will be no impact on the floodplain. The applicant has also been conditioned to provide a 15-foot pedestrian pathway. Policy 3.2.4 provides that the City prohibit development within areas designated as significant wetlands on the floodplain and wetlands map. No development shall occur on property adjacent to areas designated as significant wetlands on the floodplain and wetlands map within twenty five (25) feet of the designated wetlands area. Policy 3.2.4 is satisfied as this proposal is not within a wetland designated as significant on the floodplain and wetlands maps. Sensitive Lands- Floodplain: Chapter 18.84.040(A) states that the appropriate approval authority shall approve or approve with conditions an application request within the 100-year floodplain in Subsections 18.84.015(B) and (E) based upon findings that all of the following criteria have been satisfied: Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the zero-foot rise floodway shall not result in any encroachments, including fill, new construction, substantial improvements, and other development unless certified by a registered professional engineer that the encroachment will not result in any increase in flood levels during the base flood discharge. The applicant has not submitted a hydraulic analysis showing maintenance of the zero-foot rise floodway. The applicant's narrative states that there is no net change in the elevation of the floodplain, although documentation to this effect has not been provided. The narrative states that no fill is to be brought into, or any earth removed, from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more that 78 cubic yards. While no fill is proposed, the design of the alteration must demonstrate compliance with this criteria. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 11 OF 18 Land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial or industrial on the comprehensive plan land use map, except that alterations or developments associated with community • recreation uses, utilities, or public support facilities as defined in Chapter 18.42 of the Community Development Code shall be allowed in areas designated residential subject to applicable zoning standards. The Comprehensive Plan designation for this parcel is I-L (Light Industrial). Where a land form alteration or development is permitted to occur within the floodplain it will not result in any increase in the water surface elevation of the 100- year flood. The applicant has not provided an analysis that indicates maintenance of the zero-foot rise floodway. The applicant shall provide such an analysis, in compliance with this standard. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearing Officer as untimely. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood. The applicant shall provide evidence that the proposed location of the pedestrian pathway will comply with this standard. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approvals shall be obtained. The applicant has not obtained the applicable permit applications from the Army Corps of Engineers and Division of State Lands. The applicant shall obtain the necessary, applicable permits from the Division of State Lands and Army Corps of Engineers and shall provide the City of Tigard with a copy of those approved permits. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the comprehensive plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The City would welcome the voluntary dedication of the floodplain area by the applicant. Such a dedication would leave the City with the responsibility of flood control maintenance, as well as, maintaining this area in its natural state. Otherwise, the applicant shall provide deed restrictions which restrict use of this floodplain area, provides maintenance of the floodplain storage capacity and maintains the area in its natural state. The applicant has been conditioned to provide a 15-foot access easement which is sufficient to provide for a pedestrian pathway in accordance with the pedestrian/bicycle pathway plan. The Tigard Park Plan indicates that the floodplain area within this parcel is part of the proposed pedestrian pathway system. Such conditions must be roughly proportional to the impact of the use. In this case, the estimated value of an easement of sensitive lands is STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 12 OF 18 $3,200. This compares to an unmitigated impact of the development on the transportation system ranging conservatively from $74,648.00 or $72,240.00, according to the Larson methodology utilized in the Dolan findings (see the calculations indicated on the attached two (2) sheets entitled: FINDINGS - ROUGH PROPORTIONALITY exhibit/Pages 18 and 19 of this report). PUBLIC FACILITIES STREETS: This site lies adjacent to SW 74th Avenue which is classified as a local commercial and industrial street to be built within a 50-foot right-of-way (ROW). At present, the ROW width is 40 feet overall, with 20 feet each side of centerline. The applicant intends to dedicate additional ROW to provide a total of 25 feet from centerline to meet City standards. This street is paved but not to the full-width which is required for a local commercial and industrial street. The City has overlaid this roadway in the recent past and has deemed the existing road structure to be of adequate structural integrity. The applicant, in order to mitigate the traffic impact from their development, has already submitted construction plans for review and approval to install a half-street improvement adjacent to the site frontage. These plans are currently in review by the Engineering Department. Because the roadway structure is adequate, the applicant will be permitted to sawcut the existing edge of pavement and add on the necessary rock and pavement section width to meet the City standard. WATER: This site will be served from the City's public water system. There is an existing 12-inch water line in SW 74th Avenue that will adequately serve this development. The proposed water line connections shown on the applicant's plan will need to be reviewed and approved by the Engineering Department and Water Department prior to construction. SANITARY SEWER: There is an existing 8-inch public sanitary sewer line located in SW 74th Avenue. It appears that there is also an existing lateral provided to this site. The 8-inch main line will be adequate to serve this development. STORM DRAINAGE: There is no existing public storm drainage system in this area. The topography of the site falls to the south and west toward Fanno Creek, which is located along the westerly half of the site. The applicant's plan indicates that they will collect all of the site storm water, filter it through a water quality facility and discharge it into the existing wetland adjacent to the creek. This concept is acceptable, but Staff has a concern with the location of the water quality facility, which will be discussed in the next section. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 13 OF 18 STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations - established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a site and/or building permit the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant intends to provide a water quality pond, and is proposing to locate it near the southwest corner of the property. However, the pond location will not be acceptable because it encroaches into the existing wetland. USA's design and construction standards state that a water quality facility shall not be located within a sensitive area; a wetland is considered a sensitive area. In addition, a water quality facility may only encroach into the wetland buffer by 10 feet. The applicant's plan shall be revised to comply with USA's design and construction standards. No site or building permit shall be issued until the plan has been revised and the water quality facility design and calculations have been approved by the Engineering Department. The proposed private water quality facility will require a special inspection, to be carried out by the developer's design engineer. Prior to final inspection for the site and/or the building, the design engineer shall provide certification to the Building Official that the water quality facility was constructed in accordance with the approved plan. GRADING AND EROSION CONTROL: USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines adjacent to SW 74th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK, PAGE 14 OF 18 SECTION V: STAFF AND AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: Plans are not approved at this time. The applicant shall address the following plan notes and re-submit plans for review and approval: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles, "No Parking" signs shall be installed on one (1) or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of seven (7) feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background (UFC Sec. 901.4.5.(1)(2) & (3)). Fire apparatus access roadway curbs shall be painted yellow and marked "NO PARKING FIRE LANE" at each 25 feet. Lettering shall have a stroke of not less than one (1) inch wide by six (6) inches high (UFC Sec. 901.4.5.2). The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one (1) fire hydrant for the first 2,000 gallons per minute (GPM) required fire flow and one (1) additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief (UFC Sec. 903.4.2.1). The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 per square inch (psi). A worksheet for calculating the required fire flow is available form the Fire Marshal's office (UFC Sec. 903.3). Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision (UFC Sec. 8704). Unified Sewerage Agency has reviewed the proposal and has offered the following comments: Sanitary Sewer: The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify sanitary sewer is available to up-hill adjacent properties, or extend service as required by R&O 96-44. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 15 OF 18 Storm Sewer: The development should have access to public storm sewer. Engineer . should verify that public storm sewer is available to up-hill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating flow. Water Quality: Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. The current location for the water quality facility is not approved as it is totally within the wetlands and the 25-foot corridor. Division of State Lands: A Division of State Lands and Corps of Engineers permit will be required for any work in the wetlands or creek area. Floodplain: Site contains floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. Sensitive Area: A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. Fanno Creek wetland/sensitive area shall be identified on plans. The City of Tigard Water Department indicated the following: The applicant shall install RP (Reduced Pressure Principle) device on property (customer) side of meter; fire hydrant placement shall be within 250 feet of all portions of the buildings as measured through accessible roadways. The City of Tigard Building Division, City of Tigard Maintenance Services Division, and PGE have reviewed this application and have offered no comments or objections. Z(//c.-a-", 1'�� � July 21, 1997 PREPARED BY: William D'Andrea DATE Associate Planner, AICP July 21, 1997 APPROVED BY: Richard Bewersdorff DATE Planning Manager STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 16 OF 18 FINDINGS - ROUGH PROPORTIONALITY The following provides findings for the determination of the rough proportionality of a requirement for a pedestrian easement on sensitive land adjacent to the development of a 33,520 square foot industrial park at 15715 SW 74th Avenue (SDR 97-002/SLR 97-0003). A pedestrian way is shown on the City Comprehensive Plan Park Plan to follow Fanno Creek. Fanno Creek flows through the property to be developed under the above Site Development Review. Providing a pedestrian way will provide the potential linkage of this and adjacent properties to the partially constructed existing pedestrian system along Fanno Creek. The proposed industrial buildings will generate additional vehicle trips on the City's street system. The added trips will take up capacity on the City street system which must be accommodated by infrastructure improvements. Unmitigated Impact According to the Washington County TIF ordinance, 32 percent of a project's impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June, 1995): According to the TIF Ordinance an Industrial Park Use has a traffic trip generation factor of 6.97 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 33, 520 square feet of Industrial Park space this new use would be expected to generate 234 vehicle trips per day. The site will receive a credit of ten (10) trips due to the existing residence. The industrial per trip TIF assessment is $172.00 according to the Washington County TIF ordinance. Using the above, the unmitigated impact of the Duncan Industrial Property is as follows: Full Impact 224 x $537.50 = $ 120,400 Less TIF Assessment 224 x $172.00 = $ 38.528 Unmitigated Impact $ 81,872 Value of pedestrian mitigation The value of the mitigation of a pedestrian path can also be determined. In this case, it should be noted that only an easement is being required with the City having to construct the pathway at a later time. STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 17 OF 18 According to the LUTRAQ study (The Pedestrian Environment December, 1993), increasing pedestrian trips reduces auto trips. LUTRAQ shows a Pedestrian Environmental Factor (PEF) for the Durham/74th area of four (4) to six (6). According to LUTRAQ, 94 percent of - all trips are by auto in such an area. Increasing pedestrian trips by a pathway would increase the PEF. LUTRAQ also indicates that construction of a pedestrian friendly environment will result in system wide improvements of ten (10) percent. Conservatively, the reduction of reliance on the auto in the area of this development could range from six (6) to eight (8) percent. This yields a mitigation value as follows: 224 trips x .06 x $537.50= $7,224 to 224 trips x .08 x $537.50 = $9,632 These figures would reduce the unmitigated impact to $74,648. or $72,240. depending on the use of six (6) or eight (8) percent. Estimated property value The value of the land needed for a 15-foot-wide easement for a pedestrian path is approximately $3,200. This is determined by a need of approximately 6,900 (460 feet x 15 feet) square feet, based on the approximate length of a pathway through the property. According to the City of Tigard Park and Recreation Facilities System Development Charge Study (Draggo, November, 1994), the value of an acre of Sensitive Land is $20,000. per acre. The 6,900 square feet needed for the pathway is approximately .16 acres. The value of this area is approximately $3,200. Conclusion The unmitigated impact of the 33,520 square foot industrial park is roughly $74,648. or $72,240., compared to an estimated value of the easement of $3,200 indicates that the unmitigated impact is much greater than the value of the easement. Therefore, the requirement of an easement for a pathway more than meets the rough proportionality test. is\curpin\wil I\sdr97-02.dec 28-Jul-97 STAFF REPORT TO THE HEARING'S OFFICER SDR 97-0002/SLR 97-0003-74TH AVENUE INDUSTRIAL PK. PAGE 18 OF 18 u nay.-� \`I�u ro / 1 a rt'r~ to re }I ey`w••f,` , \ vi I l I 1 `�- ' 1 •Wwn Yf-11.1. 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Lal J I 1 I . � - � x I CARDINAL LN o ME 1 , /� ,y., 1111brallF-4.•• / �,,1ligi 11 mil?: • REDWOOD LN )11 ilmEa if 1111 111 MH VI ET a 1iO��`111111 II WO. ��R�� cLFW o CD mss; All all '11111. CD imitt 111 Elm: IN I IUM : ‘1 Est MO=or ill ri;;;;;u ' ' r �\ ■- .• �IIIII111111 I T 1111 f l l l l � ' C6' iik 41,• . 4- I MIMI \ -2 i, ii 11H s . As.,....., A , . $4,1 kr 0) Slyer .. .. p.,. lik 411, 0 O di =Ai fit U Vicinity Map N SDR 97-0002 Note: Map is not to scale A 74th Avenue Industrial Park BXITIBIT B John Bowles 8986 SW Arapaho Road SDR 91-0002/SLR 91-0003 • Tualatin OR 97062 14TH AVENUE INDUSTRIAL PARK NOTICE OF FINAL ORDER BY THE HEARING'S OFFICER James & Audrey Castile H:\PATTY\DOCS\SDR97-02.LBS 8100 SW Durham Road Tigard OR 97224 Jim Andrews Nicoli Engineering 2095 SW Center Street Tigard OR 97223 E Elm viii /) ea„ lir..1 11111;,. 111 .i1.••' REDW a_: 111 rill= I ippr im NI is:: 111 mm . -It ', 111! 11 -III • 2S112D&00800 , hipp. AM I!L.... Pi s1 .-,3400 S112DC-01,64.$112DC-0160Q Q ;t 2S112CD-00100 2S112DC 00200 b. ili 111111 S112LCj5C0 = . : 0. asp ��� , ; 111111 2S112CD-00400 ' � fr; L 111111 ._J I Z �+'. 2S11 a �� 4.1 r.:,�: 7700 . �' 1 i �' ? 2S112DC-00201 • 111111 ¢ ■miii !, ,/./ 000700 t �., �� V MOM 4 JJ pi „1,:,„,:, brilr ' , lb • 4/S o.,,,,, ______ >,„, .,, .„, , ..... ,. 10 ,, ... \ %.‘ .j,.." A s D II i '7_0002/7 ion MO 4 --jip, , �.....,ed N APPLICANT MATERIALS N1 SITE DEVELOPMENT REVIEW .esi. :�i+ APPLICATION CITY OF TIIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: G✓O DATE OF PRE-APP.: /MQM97 Property Address/Location(s): S115 S• • 14 IL' TltnAi -1:7 -1014 FOR STAFF USE ONLY Tax Map & Tax Lot#(s): ' l ( .'Q t'"J % 5 O L( Case No.(s): ' 9 _crz,r-)E Other Case No.(s): " l- Site Size: G • Receipt No.: - c 2/��' Property Owner/Deed Holder(s)': JIM AU D1-E•' Application Accepted BX�� Address: 0100 DU.Hf4-M PP Phone: 6,39 - 139'5 Date: 0 3 City: ILUAtZ-D Zip: .11 22.4 Applicant*: SAM AS 'PV-0a' -TY O Vet N E(?`a Date Deter fined To Be Complete: Address: Phone: � City: Zip: Comp Plan/ZoneDesignation: *When the owner and the applicant are different people, the applicant //JJ must be the purchaser of record or a lessee in possession with written CIT Area: g A sr authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this Re'.8/29/96 i:lcurpinlmasterslsdra.doc form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Site ✓ Application Elements Submitted: Development Review approval to allow (please be specific): Er Application Form c^k_J [� Owner's Signature/Written Authorization ,Q, a cam, - - 5. 52—Q_ ❑ Title Transfer Instrument or Deed .'C� ,- I _ Aq , ❑ Site/Plot Plan (8'/:"x 11") (#of copies based on pre-app check list) �--4141 " ' ' -�� •• • ❑ Applicant's Statement SeXw lAe (#of copies based on pre-app check list) , El Construction Cost Estimat BSo � ,c7O El Filing Fee (under s1oo,000) $ 800.00 G -1 vvAjLF�n.t ($100,000-$999,999). $1,600.00 (S1 M8Over) $1,780.00 �. ��A pi'fAid> - (+SS/510,000) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: WI DU e- Pk.QxllMlt'Y `t0 OAK(;C) c-121 �I' ' APPLICANTS: -- To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does nct violate any deed restrictions that may be attached to or imposed upon the subject property, • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 2 l 5, day of , 19 G1—( Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 IA, CITY OF TIGARD Community Devefilpment Shaping Better Community PROPOSAL DESCRIPTION FILE NO(S): SITE DEVELOPMENT REVIEW ISDRI 97-0002 SENSITIVE LANDS REVIEW[SLR] 91-0003 FILE TITLE: 14TH AVENUE INDUSTRIAL PARK APPLICANT: James Castile OWNER: Same 8100 SW Durham Road Tigard, OR 97224 (503) 639-1395 REQUEST: A request for Site Development Review Approval to allow the construction of a six (6) building, 33,520 square foot industrial park. A Sensitive Lands Review has also been requested to allow land form alteration and development within the 100-year floodplain and wetland area. LOCATION: 15715 SW 74th Avenue; WCTM 2S112DC, Tax Lot 01500. North of SW Durham Road, on the west side of SW 74th Avenue. ZONE: Industrial Park; I-P. The Industrial Park zoning allows public agency administrative services, public support facilities, professional and administrative services, financial, insurance, and real estate services, business support services, manufacturing of finished products, packaging and processing, wholesale, storage, and distribution, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.68, 18.8418.100, 18.102, 18.106, 18.108, 18.120, 18.150, and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY DATE COMMENTS DUE: Monday June 23,1997 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X HEARINGS OFFICER DATE OF HEARING: July 28,1997 TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: William D'Andrea, Planning Division (503) 69-4171 x315 SDR 97-0002/SLR 97-0003 74TH AVENUE INDUSTRIAL PARK PROPOSAL/REQUEST FOR COMMENTS a March 31, 1997 Adimatli CITY OF TIGARD Jim Andrews OREGON Nicoli Engineering 9025 SW Center Street Tigard, OR 97223 Re: Notice of Incomplete Submittal Dear Mr. Andrews: The Planning Division has conducted a preliminary review of Site Development Review (SDR) 97-0002, an application for a seven (7) building Industrial Park and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1.) Additional application fee of $248.00. The proposal requires a Sensitive Lands Review for fill and construction of retaining walls within the 100-year floodplain. A narrative addressing the criteria in Chapter 18.84.040.A of the Tigard Community Development Code shall be submitted. This narrative shall include calculations documenting that there is no net rise in the elevation of the floodplain and an explanation of how that will be accomplished. Pre-application notes required verification of the 100-year floodplain elevation. Material shall be submitted that demonstrates the 130-foot elevation shown on the plans is the appropriate elevation. 2.) Proposed location and plan for water, sewer, and storm drainage. 3.) Preliminary sizing calculations for the water quality facility. 4.) Grading plan that identifies existing and proposed countours, and identifies the extent of grading that will be required. This plan shall include the elevation of the floodplain, wetland boundary and buffer, the location of all land form alterations within 50 feet of the floodplain boundary, and all proposed retaining walls. 5.) Four (4) copies of the wetland delineation that defined the boundary of the wetland. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 -:: - L 8011 rJcsr A\lovJc UOCILgt-it) iR-ngc.-g r ?RffeEr--rT woo Re37id'C_ co.1 RFrea J�rr_� 5 cAls.A. Cf, rA AL-Ctecn . 2 © K 3, C9K Ly o K S. SuO• \-t , S heC`t i 3 5 Ste_ 8. 5(7eM1'� 6.) Building elevations for all four sides of the structures. 7.) Narrative that states how all relevant Development Code criteria are satisfied, as identified in the pre-application conference notes. The narrative shall include an explanation of the type of uses expected to occupy the tenant spaces. The narrative shall also address how the construction of the retaining wall is in accordance with design criteria associated with required vegetative corridors (as required in R&O 96-44 - Unified Sewerage Agency's Construction Design Standards, July 1996 edition). 8.) Written authorization by Erna Esau, one-third interest property owner. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, William D'Andrea, Associate Planner, AICP i:\curpin\will\sdr97-02.1tr c: SDR 97-0002 land use file Jim Castile Page 2 of 2 0 April 11, 1997 (7.*Japyl: Jim Andrews CITY OF TIGARD Nicoll Engineering OREGON 9025 SW Center Street Tigard, OR 97223 Re: Notice of Incomplete Submittal Dear Mr. Andrews: The Planning Division has conducted a preliminary review of Site Development Review (SDR) 97-0002, an application for a seven (7) building Industrial Park and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1.) Impact Study. Section 18.32.050(5) (Application Submittal Requirements: Refusal of an Application) requires an impact study. 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. If you have any questions, please feel free to contact me at (503) 639-4171. Sincerely, William D'Andrea, Associate Planner, AICP Ocu rp l n\w i I llsd r97-0 2.!t2 c: SDR 97-0002 land use file, Jim Castile 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 May 16, 1997 161i CITY OF TIGARD Jim Andrews Nicoli Engineering OREGON 9025 SW Center Street Tigard, OR 97223 Re: Notice of Incomplete Submittal Dear Mr. Andrews: The Planning Division has conducted a preliminary review of Site Development Review (SDR) 97-0002, an application for a seven (7) building Industrial Park and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1.) Topography clarification. The contour elevations submitted with the revised plans are different from the elevations previously submitted. A surveyor shall establish the elevations at the property corners, provide a stamped plan establishing those elevations, and provide the reference datum used to determine those elevations. 2.) Additional application fee of $248.00. The proposal requires a Sensitive Lands Review for land form alterations within the 100-year flood plain associated with the proposed water quality facility and for filling of wetlands. A narrative addressing the criteria in Chapter 18.84.040.A of the Tigard Community Development Code shall be submitted. This narrative shall include calculations documenting that there is no net rise in the elevation of the flood plain and an explanation of how that will be accomplished. The narrative shall also address how the construction of the facility is in accordance with design criteria associated with required vegetative corridors (as required in R&O 96-44 - Unified Sewerage Agency's Construction Design Standards, July 1996 edition). The proposed location of the facility will require a fill permit from the Division of State Lands. 3.) Four (4) copies of the wetland delineation that defined the boundary of the wetland. 4.) Written authorization by Erna Esau, one-third interest property owner. If you have any questions, please feel free to contact me at (503) 639-4171. Sincerely, William D'Andrea, Associate Planner, AICP i:\curpin\willlsdr97-02.1t3 c: SDR 97-0002 land use file, Jim Castile 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 _ 1 0. and Construction Services, Inc. 9025 Southwest Center Street PO. Box 23784•Tigard, Oregon 97223 (503) 620-2086•FAX (503) 684-3636 May 19, 1996 William D'Andrea City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: 74th Avenue Industrial Park Dear Mr. D'Andrea: Enclosed are the items requested in your letter dated May 16, 1997. Enclosed are 4 copies of the Wetlands delineation report, a written authorization by Erna Esau, sensitive lands narrative, and a $248.00 check for additional application fees. The contour elevations changed due to an error found in the vertical datum. The elevations are based on a brass disk found in the curb at the southwest corner of the intersection of S.W. 76th Ave. and S.W. Bond Street. The brass disk has an index no. 173 and an elevation of 148.39. Enclosed are three copies of the topography survey. If you have any questions, please feel free to contact me at (503) 620-2086. Sincerely, -ro Patrick Tortora CITY OF TIGARD OREGON May 23, 1997 Jim Andrews Nicoli Engineering 9025 SW Center Street Tigard, OR 97223 Re: Notice of Complete Submittal Dear Mr. Andrews: This letter is to inform you that your application for Site Development Review (SDR 97-0002) is considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincere/ f_.>".11.eamidh D'Andrea Associate Planner, AICP :\curpin\wdl\sdr97-02.R4 c: SDR 97-0002 land use file Jim Castile 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 )' '' ��,�1 Ir t,� I 1 �^I 2750 P.O. Box 23784fic Hwy. =S`:', _SIR Oo F ��st]Lr,�l1VSM��G=,� 1 :hilt ��Ij Ei a tau , Tigard, Oregon 97223 II li= ii ` DATE �_ ' 9 g7 J00 NO and Construction Services, Inc. (503) 620-2086 •rTENTioN I TO Wst 11. 1 A ,A.(- a. pE7`1±t Ave. I►1d.0 +-rtai ' ark C, \-.* vC- -7 CLr-C\ GENTLEMEN: c‘\,e3 WE ARE SENDING YOU Attached ❑ Under separate cover via 'iS'followingajtems: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ SpecificattDnS .0 O Copy of letter ❑ Change order 0 A ti vvlo� COPIES DATE NO. DESCRIPTION v' Ie 5-is- co l Plckvls 1 5. 5. co ( . ._ • C2 _ ' L`�_ Ic. , 1 , s. ts. 9) , l l AA pa.e - S c,k - THESE ARE TRANSMITTED as checked below: KFor approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment O O FOR BIDS DUE 19 0 PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: }--)C,a—,r-�6,1L.- T r7C9ra Oal ��1 I nn �� �� ��nI1 n�n�,1 � \ 41 4WIT T ,i.O5Box 23784 Pacific Hwy. LiE"_J .,u9 Oo F 1 n1G".1UV O111JU 0TA_ li'� i'55i�� kp�i���- Tigard, Oregon 97223 Pm" I i � I `` DATE JOB NO and Construction Services, Inc. (503) 620-2086 5'7-0•9 7(oo So(c ATTENTION W lLL1 4vv, TS Av . QE4 RE TO (;1-y OF Ti c-)A-QD yt, p4ve t NcDvAs 7zI4e- 1"1•912-17- RECEIVED PLAY 2 01997 GENTLEMEN: COMMUNITY DEVELOPMENT WE ARE SENDING YOU Attached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order 0 COPIES DATE NO. DESCRIPTION `i 5-20.9? 1 _ w -ex-14 rt d. D-el iVl ea ii CAA "Felon{-+- I 5 • l9- 9) I der I.e-Ek.c- I s. 1.°f-et) 1 tifrfl-A,A-ri 0E 5. n. °0 ‘ [r r..e.. '.' ,. - .t — THESE ARE TRANSMITTED as checked below: .For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment O ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED` A- -.c\ C- 471)c--} -p` City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 ATT: William D'Andrea RE: Letter of March 31, 1997, to Jim Andrews, Nicoli Engineering: Notice of Incomplete Submittal This is my written authorization for Jim and Audrey Castile , my daughter and son in law to develop the property located at 15715 S.W. 74th, that we own jointly. Erna Esau 11689 S.W. Royal Villa Drive Tigard, Oregon 97224 - - 06/05/97 09:59 $503 620 2086 NICOLI ENG. ,Inc. -4-'a CITY OF TIGARD a002 ft_______ --------- - __ -- \.. a---------------- _ �_�\ % 5 f',:ter:. ( ( i a :�:{� t ;`---5-.- --'.., 1.:'-'‘..4:;.:::7ft I , I m ‘ 1 ..._---441523:Man"--_----_--.— _ A ....„-...•......... , , lo \ .6.1.11M. I ID' - i itras .? '9- Er / i ., ' ‘ i x i , \ i C \ l l !flu. l f % ql M w 1 I i so 1:I 1 1 i } Q r � d/ say i t \ / i ; % ....". / /1 li 1 / t S .... i i. t q , - _ , I r ( i r iq r a --4--4----t--- MANryfL 'AV ---.. --WiiEW .7 ��II Ko Io- if I! tiz R1 i' -. a...nr - g.u_: Y a g»:.-:ri - Kix • • WATER QUALITY POND CALCULATIONS DESIGN PER UNIFIED SEWERAGE AGENCY EXTENDED DRY DETENTION POND IS 15ASEDON 036 INCH IN A 4 HOUR STORM EVENT IMPERVIOUS AREA • 86,111 S.F. PERVIOUS AREA = 21,524 S.F. POND VOLUME POND VOLUME = 036 x IMPERVIOUS AREA X (1 FT / 12 IN) _ (036X86771XI/12) • 2,603 CU.FT. POND OUTFLOW POND OUTFLOW = Q = POND VOLUME 48 HRS • 2603 112800 SEC. • 0.015 CFS ORIFICE SIZE 0$ Q = CA(2gh) A = piD 4 C • 0.82 (LENGHT EXCEEDS 15 DIAMETERS) 4 C(2gh)" 2 40 4(0.015) D p1 C(2g,f p1 (082X2.322•2) ®s• 00021 FT D = 0.045 FT = 054 INCHES USE 1/2". ORIFICE ii`MI Iriur ii ii ii akl, :UM Ong WA'MIMI. 1\\111111■■t i■i II I■i 1 ISAMMEN-TAE! ! _. VErW�VMMMWM it li■ li Cll JI I:dI U oIIM and Construction Services Inc. 9025 S.W. Center Street P.O. Box 23784 Tigard, Oregon 97223 Phone: (503) 620-2086 74th AVE. INDUSTRIAL PARK OWNER: JAMES AND AUDREY CASTILE 8100 S.W. DURHAM RD. TIGARD, OREGON 97224 SITE DEVELOPMENT APPLICATION FOR: 15715 S.W. 74th AVE. TIGARD, OREGON TABLE OF CONTENTS CITY OF TIGARD APPLICATION FORM APPLICATION CHECKLIST APPLICANTS STATEMENT AFFIDAVIT OF POSTING NOTICE AVVIDAVIT OF MAILING NOTIFICATION LETTER MAILING LIST SIGN UP SHEET FROM MEETING AGREEMENT IN LIEU OF IMPACT STUDY SITE PLAN TITLE TRANSFER /DEED PREPARED BY : JDA,PRT CHECKED BY : JRN DATE : 3-20-97 PAGE OF SITE DEVELOPMENT REVIEW .> -4P APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE APP. HELD WITH: G✓D DATE OF PRE-APP.: 000797 Property Address/Location(s): S1 15 S•IA. 14 lit' cmAl21.7 t BIZ- 6,1014 FOR STAFF USE ONLY Tax Map & Tax Lot#(s): ' 4 1 1 2-b G l 5 a O Case No.(s): Other Case No.(s): Site Size: G • 72 5 A(„.. Receipt No.: Property Owner/Deed Holder(s)*: J 1M AU b-.-( Application Accepted By: Address: S 1 0 S.W. PUP-HA-M PP Phone: (0 3 9 - 1355 Date: City: TLUAtZ-D Zip: °f 7224 Applicant': SA k C AS ':=T-C> E42.-T'( O VII N 4 ' Date Determined To Be Complete: , Address: Phone: City: Zip: Comp Plan/Zone Designation: p: When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written CIT Area: authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this Rev.8/29/96 i:\curpin\rnasters1sdra.doc form or submit a written authorization with this application. PROPOSAL SUMMARY REQUIRED SUBMITTAL ELEMENTS The owners of record of the subject property request Site ✓ Application Elements Submitted: Development Review approval to allow (please be specific): O Application Form • ❑ Owner's Signature/Written Authorization udk-t.-V- S-e_. ;,ems r1 � .Q, ❑ Title Transfer Instrument or Deed ❑ Site/Plot Plan (8'/7"x 11") • (#of copies based on pre-app check list) I I ❑ Applicant's Statement � t M .d X 0 `I /t (#of copies based on pre-app check list) • Construction Cost Estimate ❑ Filing Fee (under$100,000) $ 800.00 �f �J}.- . �j Vv� ��n. ($100,000-$999,999) $1,600.00 U-t t:tn pp vjt AT4,Lk� . (S1 Million&Over) $1,780.00 / 10 0 0) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: t ',U VY1 E- 1 N A-T A SE-NS tT 1\1 E ■ 17 'ALT ►O /AFPCAtto N W1l.L- PSE cte_Fl-D DLL T15 V12-0X-1_14(111-`1" `VC t-4I�4C� APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property{ • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this /1 yr day of MA. -L , 19 Ti Owner's Signature\ \ Owner's Signature Owner's Signature Owner's Signature 2 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST e, sma:CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: k/'1( Vhc/PZ.S 4 Date: x/4/47 I.APPUCATION & RELATED DOCUMENT(5) SUBMITTAL REQL'IRE.MENTS INCLUDE / MARKED ITEm5 j A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies /r E' Filing Fee S I SITE-SPECIFIC MAP(5)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies / 1 . Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades _> 10%) 4. Drainage patterns, courses, and ponds e! 5. Locations of natural hazard areas including: (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground (d) Areas with high seasonal water table -3•••"" (e) Areas with severe soil erosion potential (1) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats r- (b) Wetlands fir Anger 7. Other site features: dir (a) Rock outcroppings D (b) Trees with 6" _ caliper measured 4 feet from ground level IY 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements (zV 11 . Location of existing dedicated right-of-ways 2 L,.o LSE ,P°UiC.TION I LAST PAC; . CF 3 1 ' B) Site Development PL.. Indicating: Ao. of Copies I a 1 . The proposed site and surrounding properties 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site zr (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension or: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area ta' (d) Pedestrian and bicycie circulation (e) Outdoor common areas (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site L� (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions c� 7. Sanitary sewer facilities S. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques c/ 10. The location of mailboxes C 11. The location of all structures and their orientation ta• 12. Existing or proposed sewer reimbursement agreements C) Grading Plan indicating: No. of Copies /8 The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios —_ (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development tf 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report e (b) The validity of sanitary sewer and storm drainage service proposals 2' (c) That all problems will be mitigated and how they will be mitigated 2 LAND 1.5E APPUCATiON/ALT ?AGE 2 CF 5 D) Architectural Draw Indicating: vo. of Copies l The site development plan proposal shall include: 1 . Floor plans indicating the square footage of ail structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 1 8 The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces c 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Partition/Lot ine Ad'ustment Ma. Indicatin:: No. of Copies 1 . The owner of the su•.ect parcel e 2. The owner's authoriz: • agent 3. The map scale (20,50 100 or 200 feet— 1) inch north arrow and date ❑ 4. Description of parcel I'cation and boundaries c 5. Location, width and na es of streets. easements and other public ways within and adjace t to the parcel 6. Location of all permane ,t buildings on and v ithin 25 feet of all property lines = 7. Location and width of all water courses 3. Location of any trees within 6" or greater caliper at 4 feet above ground level 9. All slopes greater than 25 0. Location of existing utilities and utility easements ❑ For major land partition wh h creates a public street: (a) The proposed right-of-r, ay location and width ❑ (b) A scaled cross-section •" the proposed street plus any reserve strip L: 1 2. Any applicable deed restrictio s 3. Evidence that land partition Zvi I not preclude efficient future land division where applicable 4P.,_.U'■CN/LS- ?.■G: CF 3 t I) Subdivision Prelimir Plat tap and Data Indicating: to. of Copies 1 . Scale equaling 30.70. 100 or 200 feet to the inch and limiter,' to one phase per sheet — 2. The proposed nam- of the subdivision 3. Vicinity map sho,.vi g property's relationship to arterial and collector streets 4. Names. addresses a d telephone numbers of :he owner, developer, engineer, surveyer a d designer (as applicable) 5. Date of application _— o. Boundary lines of trait to be subdivided 7. Names of adjacent su.division or names of recorded owners of adjoining parcels of u -subdivided land — 8. Contour lines related • a City-established benchmark at 2-foot intervals for 0-10% grades great-r than 10% 9. The purpose, location, , pe and size of all the following (within and adjacent to the propose. subdivision): (a) Public and private ight-of-ways and easements (b) Public and private .anitary and storm sewer lines c (c) Domestic water m-,'ns including fire hydrants c (d) Major power telep' •ne transmission lines (50,000 volts or greater) C (e) Watercourses c (fl Deed reservations f•r parks, open spaces, pathways and other land encumbrances 10. Approximate plan and pro Iles of proposed sanitary and storm sewers .. with grades and pipe sizes 'ndicated on the plans 11 . Plan of the proposed water •istribution system, showing pipe sizes and the_location of valves and fi e hydrants 12. Approximate centerline prott es showing the finished grade of all streets including street extensions fo a reasonable distance beyond the limits of the proposed subdivision 13. Scaled cross sections of prop•sed street right-of-way(s) 14. The location of all areas subj- , to inundation or storm water overflow c 15. Location, width & direction of now of all water courses & drainage-ways c 16. The proposed lot configuration., approximate lot dimensions and lot numbers. Where lots are t. be used for purposes other than residential, it shall be indicated upon such lots. 17. The location of all frees with a •iameter 6 inches or greater measured at 4 feet above ground level, and t e location of proposed tree plantings 18. The existing uses of the property, including the location of all structures and the present uses of the struc: res, and a statement of which structures are to remain after platting 19. Supplemental information includin : (a) Proposed deed restrictions (if ny) (b) Proof of property ownership (c) A proposed plan for provision f subdivision improvements C 20. Existing natural features including rock o ,tcrcepin2:, wetlands & marsh areas c 21 . If any of the foregoing information ca not practicably be snown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application LAND ..5f ♦Po::C■r:CN./.:57 -- 1) Solar -access Calcul ions: K) Other lnformatio, No. of Copies c A • } hr;ogm';ar.:rtua*�Jsicas:..rst %us,:3. :995 _A.'. LSE •,PP!:C1 T IOti/L!57 '.1C"c 3 CF 5 s����r����w IiII�ILU i■►�!IIII aI;:dI■►�III�! and Construction Services Inc. 9025 S.W. Center Street P.O. Box 23784 Tigard, Oregon 97223 Phone: (503) 620-2086 APPLICANTS STATEMENT PROJECT: 74th AVE. INDUSTRIAL PARK THE APPLICANT IS PROPOSING TO DEVELOPE THE SITE WITH A SERIES OF SMALL INDUSTRIAL BUILDINGS. THE BUILDINGS WILL BE DIVIDED INTO A SERIES OF SMALLER UNITS PROVIDING RESTROOMS W/ THE CHOICE OF OFFICE AND/OR MEZZANINE. THIS DEVELOPMENT WILL SIMULATE THE DURHAM ROAD INDUSTRIAL PARK AT 8100 S.W. DURHAM ROAD. THE BUILDING TYPES AND THE TENANTS WILL BE THE SAME OR VERY SIMILAR. TENANTS HAVE TYPICALLY BEEN SMALL "MOM AND POP" TYPE ENTREPRENEURS. THERE ARE EXISTING PUBLIC AND PRIVITE UTILITIES / FACILITIES WHICH WILL SERVE THE PROJECT SITE. A WATER QUALITY FACILITY WILL BE LOCATED ON SITE TO TREAT THE ON SITE RUN—OFF. TO THE BEST OF OUR KNOWLEDGE THE PROJECT MEETS ALL APPLICABLE CITY ORDINANCES. AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING.RETURN THIS AFFIDAVIT To: City of Tigard Planning Division . . 13125 SW Hall Boulevard.."' .... .. • • • Tigard,OR 97223 I, J l M CA sT I l , do affirm that I am (represent) the party initiating interest in a proposed l DUST1 -tAL. D .--34 _,mop'. ..T' affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 1 5115 S.1^1. 14 Hi- , and did on the l-fc day of ,.) a.v v-4,1/4A-A-1 , 19.11 personally post notice indicating that the site may be proposed for a O LV, application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at l 51 15 5. 'J . 14 Ili — Ackpc T to i4 '- 12.o•w , (state location you posted notice on property) -<1\`,., C\_\_ Signature On e presence- of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBUC TO COMPLETE/NOTARIZE) Subscribed and swom/affirmed before me on the a(sr day of a.r e� , 19"97 ff) OFFICIAL SEAL �J / �� � /l( •0'l: PATRICIA J.HERRMANN 1 _ �--1�����' . 1 =; "" ° NOTARY PUBLIC OREGON (l NOTARY PUB 1C OF OREGON 1 it COMMISSION NO.045939 "' MY COMMISSION E)�IRES OCT 8,1999 1 My Commission Expires: (Applicant, please complete iniorr`ation below for proper placement with proposed project) ry ME OF PROJECT OR PROPOSED NAME: - I TYPE OF PROPOSED DEVELOPI:ENT: Name of ApplicantiOwner. I I Address or General Location of Subject Property: LSubject avoer:Tax Map(s)and Lot=(s): � • AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) l -c - `� �'µ , being duly sworn, depose ands at on j a.,n,A..v,.n.,., 14 , 191'?, I caused to have mailed to each of the persons on the attacied list, a notice of a meeting to discuss a proposed development at (or near) 1 511.6 ev - a copy of which notice so mailed is attached hereto and made a part of hereof. 1 further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Tl[�ptl-lD with postage prepaid thereon. J . ..• _ �� ,� - - Sign:ture (In the presence of a Notary Public) • (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and swom/afflrmed before me on the , ?(,<-3T-day of a—c i , 1997 FFICIAL SEAL � ) •�_1' PATRICOIA J. HERRMANN O Air� NOTARY PUBLIC-OREGON �Q /����I-�`� tJ � � COMMISSION N0.045939 () _ NOTARY PUBLIC OF OREGON /� MIY COMMISSION EXPIRES OCT.8, 1999 My Commission Expires: (Applicant. please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED N.•`,.tiSE: TYPE OF PROPOSED DEVELOPMEYI': Name of pplicanu Owner. Address or C-eaeral LGcanon of Subject Property-. 'ubject?roper:, Tax Maps)and I.ot T(s): EMMEN ■■■= .• . • h'i.® r rMI1iii 1LSIJWII LT .... 1211 and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503)620-2086•FAX (503) 684-3636 January 14 , 1997 To Whom It May Concern: RE: SW 74th Industrial Park Dear Interested Party: Nicoli Engineering is representing Jim&Audrey Castile,the developers of the property located at 15715 SW 74th(see attached vicinity map.) The Castile's are proposing to develop the site into an Industrial Park, which will focus on providing tenant space for "incubator"type industries. The development will be similar to the Durham Road Industrial Park the Castile's have constructed at 8100 SW Durham Road Tigard, OR. Prior to applying to the City of Tigard for the necessary permits, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on Wednesday January 29, 1997, at Nicoli Engineering located at 9025 SW Center Street Tigard, Oregon at 6:30 p.m. Please realize this will be an information meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 620-2086 if you have any questions. Sincerely, ames D. Andrews Project Manager JDA:jh enclosures S.W. BON I TA m .4 v "Z. r SITE 3 d) 9 DURHAM RD- z 0 NORTH ju/HVICINITY MAP SITE ADDRESS: 15115 S.W. 14th TIGARD, OREGON TAX LOT NO.: 1500 TAX MAP NO. 25 1 12DC 1,M I INI.I1I ii PROJECT: 14th INDUSTRIAL PARK i i uLmaw.li"p 01101[iyil a dl ►i1' DATE: 1-13-91 JOB NO. 9&08,00 and Construction Services Inc. Phone: (503) 620-2086 CLIENT: JIM AND AUDREY CASTILE PAGE NO. 1 OF ' CRAIG HOPKINS MARK F. MAHON JOEL STEVENS 7430 SW VARNS STREET 11310 SW 91st COURT 9660 SW VENTURA COURT TIGARD, OR 97223 TIGARD, OR 97223 TIFARD, OR 97223 KENT D PATTON 2S112CD 00300 2S112DB 00800 AMY SAGER KENT D PATTON 15735 SW 76th Avenue AMY SAGER ORVAL D JOHNSON 15735 SW 76th AVENUE DAVID L REICHEL TIGARD, OR 97224 15515 SW 74th AVENUE TIGARD, OR 97224 2S113AB 00800 2S112CD 00400 2S112CD 00100 JOHN A DUNCAN JANICE LEE HARVEY L KNAUSS PACIFIC ROOTS INVESTMENT I 16055 SW 74th AVENUE 14383 SW MCFARLAND BLVD **NO ADDRESS AVAILABLE** TIGARD, OR 97224 TIGARD, OR 97224 2S112DC 01400 2S112DC 01601 2S112DC 00100 RONALD D CLARK CITY OF TIGARD SOUTHERN PACIFIC SHARON CLARK 13125 SW HALL BLVD TRANSPORTATION 16880 SW SILER RIDGE LN TIGARD, OR 97223 ** NO ADDRESS AVAILABLE** BEAVERTON, OR 97007 2S112DC 00201 2S112DC 00200 2S112DC 00201 CATELLUS DEVELOPMENT CATELLUS DEVELOPMENT PACIFIC REALTY ASSOCIATES CORPORATION CORPORATION 15350 SW SEQUOIA PKWY #30( 201 MISSION ST. 201 MISSION ST PORTLAND, OR 97224 SAN FRANCISCO, CA 94105 SAN FRANCISCO, CA 94105 2S112DC 00100 2S112DC 00200 2S112DC 01600 PACIFIC REALTY ASSOCIATES PACIFIC REALTY ASSOCIATES JOHN BOWLES 15350 SW SEQUOIA PKWY 300 15350 SW SEQUOIA PKWY 300 MARGARET BOWLES PORTLAND, OR 97224 PORTLAND, OR 97224 8986 SW ARAPAHO DR TUALATIN, OR 97062 PAT WYDEN 8122 SW SPRUCE STREET TIGARD, OR 97223 • qtr ■ ONY•Al Pit 151-3C `;-C.f C. 39 - 722X ToNN BOWLEs e 9 84 S. pv . 4R,4 P41-a RD 7'i ALA- T /A) OR, qiC 6Z AGREEMENT TO DEVELOPMENT IMPROVEMENTS AND CONDITIONS IN LIEU OF PROVIDING IMPACT STUDY WHEREAS, the undersigned �tyy�AE -`�� � warrant(s) that (I/we/they) are owner(s) of real property in the City of Tigard, Washington County. Oregon as described: In EXHIBIT"A", attached hereto, and incorporated by reference herein. WHEREAS, the undersigned wishes to develop the above descnbed property for --S.w) 7, 1 without preparing an impact study to quantify the effect of the development on public facilities and services. The preapplication conference established that the developer will transfer an interest in real property. The undersigned wish to develop the above referenced property in accordance with the preapplication conference. NOW, THEREFORE, the undersigned agree(s) to the following: 1. That the value of the real property interests required to be transferred for the above referenced development are roughly proportional to the impacts of the proposed development upon public facilities and systems. As such, the undersigned hereby agrees to comply fully with real property requirements and public improvements and waives the right to pursue any legal challenge to those conditions. 2. This agreement is a binding contract between the City of Tigard and all persons who presently have an interest in the property or who acquire any interest in the property in the future. 3. This covenant shall run with the land, shall be recorded in the Washington County deed records and shall be binding on the undersigned and all successors in interest of any property affected by this development 4. Should any portion of this agreement be declared void by a court of law, the remaining portions of this agreement shall remain in full force and effect Dated , 19 1'\ Dated , 19 Signature of owner(s) C,ty of Tigard STATE OF OREGON ss. COUNTY OF WASHINGTON Personally appeared before me on the day of , 1997, Ad r e ,CczS'11 iLe who acknowledged that the `eregoing was his voluntary act and deed. O „!� . OFFICIAL SEAL � - 11194*• PATRICIA J. HERRMANN () otary Public for • egon NOTARY PUBLIC-OREGON ( — My Commission Expires: /9/879'F COMMISSION NO 045939 4.-`.� � MISSION EXPIRES OCT.8, 1999 l J I \ I :::,e;:;i:9; and Conolnatin Wonted In. •uy�;•.wa.�..:ur Cr". e rnw.a 4 ,7:.."""" .. I { lfl a.k bid•PAL III gab I ;/ 1 fI IVr�I 1 .,t...� � g T b ; ` Il 1 G 1 _ I I I a � I 1 „ 414.,,‘I 0 '. —r ?i;* . u e' t 1 z i u � � tri 1 / tVi - - .... I.. 4 eft rs,- , N. s { In / ;.•t•. . • ' _� 1 BUILDING V {(•l �` .•\ •7 ' — .r...,"z \ 'i I 10 I {1 I �..�.�e 11 \ I 4iI ii . = � //e/ I f i • r( I ( ... . ,. .....:+1.: .4:j By(uptici. r/ / BUILDINOT ..•.•; macre f ! i I i r -. . - --—--—- *�-- I I 74th AVE 1 k %.coma w� PARK ` � R.w 16713 LW.711N 1 \ I nano,acaa gym. I \ , ..rIrn"4 a 75 BETE PLAN e.• }iaa• . % int N now 1 awrr w ar " r - R SITE PLAN 1 1 I 1 1 1 NIT 1 .1 TICOR TITLE INSURANCE 1629 SW SALMON PORTLAND, OREGON 97205 (503) 224-0550 JAMES W. CASTILE AUDREY CASTILE 8100 SW DURHAM ROAD TIGARD, OR 97224 Re: Policy No. W649208 15715 SW 74TH AVENUE Tigard, OREGON SCHREINER to CASTILE Thank you for allowing Ticor Title Insurance Company to be of service and to provide you with Title Insurance (policy enclosed). We are happy to offer you not only good service and a friendly staff, but also an additional savings of up to 20% if the property is sold or refinanced within the next three years. We hope you will allow us to be of service to you in the near future. Yours very truly, Ticor Title Insurance Reva E. Butler Senior Title Officer Enclosure have IIabW[y an es[a[o ��•_ nce of the estate or�rnern"' of either(Q 'tl� '` " and au aVV for [nos transfer or conveys purchaser from the ins by a purchase money action or proceeding s of the insured 4`.10111111 In force in favor of any Pik an indebtedness st SCHEDULE A AMOUNT: $400,000.00 DATE: September 6, 1996 At: 4:10 P.M. PREMIUM: $1,160.00 POLICY NUMBER: W649208 1. NAME OF INSURED: JAMES CASTILE AND AUDREY CASTILE AND ERNA E. ESAU 2. THE ESTATE OR INTEREST IN THE LAND WHICH IS COVERED BY THIS POLICY IS: Fee 3. TITLE TO THE ESTATE OR INTEREST IN THE LAND IS VESTED IN: JAMES CASTILE AND AUDREY CASTILE, as tenants by the entirety, as to an undivided two-thirds interest AND ERNA E. ESAU, as to an undivided one-third interest 4. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: • Lots 3 and 4 and the part of Lot 5 and 6 lying East of Fanno Creek, all being in FANNO CREEK ACRE TRACTS, in the County of Washington and State of Oregon. EXCEPTING THEREFROM that portion described in Warranty Deed recorded December 10, 1986, Fee No. 86057679 from Elmer Schreiner and Ellen Schreiner, husband and wife, to Loy Clark Pipeline Company, Inc., an Oregon corporation, more particularly described as follows: That portion lying within Lots 3 and 4, FANNO CREEK ACRE TRACTS, in the City of Tigard, County of Washington and State of Oregon, as follows: Commencing at the one-quarter corner common to Sections 12 and 13, Township 2 South, Range 1 West of the Willamette Meridian; thence North 0° 05' 20" East 196.5 feet to the most Westerly S.W. corner of Lot 2 of the duly recorded plat of FANNO CREEK ACRE TRACTS located in Washington County, Oregon, the true point of beginning; thence North 0° 05' 20" East to the Northwest corner of Lot 2, FANNO CREEK ACRE TRACTS; thence East along the North line of said Lot 2, a distance of 201.05 feet to a point; thence North 0° 05' 20" East 230.88 feet, said • 1 CONTINUED POLICY NUMBER W649208 • point being 61.62 feet South of the North line of Lot 4, FANNO CREEK ACRE TRACTS; thence North 89° 49' 20" East parallel with the North line of Lot 4 to the Westerly right of way line of SP & S Railroad; thence Southerly along the Westerly right of way line of the SP & S Railroad to the most Southerly corner of Lot 1 in the aforementioned FANNO CREEK ACRE TRACTS; thence North 12° West 106.26 feet along the lot line of Lot 1 of the aforementioned FANNO CREEK ACRE TRACTS; thence continued along said line North 54° 05' East 34.5 feet; thence North 58° 15' West 510 feet; thence South 26° West 93.25 feet to the point of beginning. EXCEPTING THEREFROM that portion lying within roads and highways. S 2 CONTINUED POLICY NUMBER W649208 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. a. 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. b. Proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a), (b), or (c) are shown by the public records. • 5. Any lien or right to a lien, for services, labor or materials heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. The premises herein described are subject to the easements and the statutory powers, including the power of assessment, of The Unified Sewerage Agency of Washington County. 7. Any adverse claim based upon the assertion that: A) Some portion of said land has been brought within the boundaries thereof by an avulsive movement of the Fanno Creek or has been formed by accretion to any such portion. B) Some portion of said property has been created by deposit of artificial fill. And Excepting: C) The rights of the public and governmental bodies for fishing, navigation and commerce in and to any portion of the premises herein described, lying below the high water line of the Fanno Creek. • 3 CONTINUED I unny rar varlawons, if any, in dime; is and location actual I r ascertained by actual surv�,. . PI J TICOR TITLE INSURANCE . r J 7:0.00 r . I . St 1 MAP t 2 1.23 673.41 xe • Y � 75 : 12CA r 1601 1600 W CC r .94 Ac. .9OAc. A D r « Z r W cb GREEN Y ' > Q. 1 Q 0 r r :67.14 676.36 dN..•11r30•C • ' 1500 4.654c. •. 6 $ r r • �— f- - - F• - -- ___ _ - - - - - - - - • 3 _1 o 8 J A N N0 CREEK g Q • 5 s g 1z ACPr -rRACrs ! \ N SEE MAP 7teloo 3 2S 1 12C • • 4 >,0 1400 - 14/Ac. V. • • - - - - - - -- - - —n_ _ _ - - - - - - — V 0. H / , I- tg 3 w 8 J $ _ W • 6N., « 717.17.3 tux. T • I I I FANNO CRF 8 • 0 i_____I , ' . .--l'‹ . • I I r — . , ,.✓, #tt c i� RS1�o . `i ,. lir POLICY NUMBER W649208 0 D) The right, title and interest of the State of Oregon in and to any portion lying below the high water line of Fanno Creek. 8. Rights of the public in and to that portion lying within streets, roads and highways. 9. Easement, including the terms and provisions thereof, From: Elmer and Ellen Schreiner To: The Unified Sewerage Agency of Washington County, a municipal corporation and county service district of the State of Oregon Recorded: February 8, 1983 Book: 853 Page: 431 Records of WASHINGTON County, Oregon. Affects: Lots 3 and 4 10. Easement, including the terms and provisions thereof, From: Elmer and Ellen Schreiner To: The Unified Sewerage Agency of Washington County Recorded: September 8, 1977 Fee: 77006724 Book: 1198 Page: 297 Records of WASHINGTON County, Oregon. • Affects: Parts of Lots 3 and 4 11. Deed of Trust, including the terms and provisions thereof, given to secure a note, Amount: $250,000.00 . Executed by: James Castile and Audrey Castile Trustee: Ticor Title Insurance Company Beneficiary: David H. Silvey and Krista Silvey, husband and wife, and The William R. Varitz Revocable Trust Dated: August 20, 1996 Recorded: September 6, 1996 Fee: 96080370 Records of WASHINGTON County, Oregon. Affects: Interest of James & Audrey Castile only END OF EXCEPTIONS • 4 SW I/4 SE I/4 SECTION 12 T2S RIW WASHINGTON COUNTY OREGON , SCALE I 100' ^� EASEMENT O S88°29'35"W 2 NL - - - - — 200 SEE MAP 5.72Ac. 2S I I2DB 200—MI 40 50 30 720+00 SEE MAP 291.28 / 573.41 25 ct: 2S I 12CA 16 01 16 00 lJJ • .94Ac.• 90 Ac. Z N 05 GREEN Y o W 0; p . Q cn 267.14 576.36 1 m N89°47'30"E / 137 1500 en / a 4.654c. .� 6 0 r "\/ r / i/ -- —o --- -- - _ _ — — — — -- Q• y f W r 1 r 0 J `�'0 5 ^°3 r� r� r -r R A c r s 3 g . U N 56 - _� -_ 591.05 _ — - _ — — N—V �./'� - -'�` 725+00 tis• 2S I I2CD 0 I ta, 4 390 : � �f 725.56.8 S.S. 1400 — o 5.4/Ac. N • '596.78 - - - — �. 0 - po � r N f 00• ' f _ m 201 wi 0 3 ° V /.97Ac • N J >- 201-N / o ° • O i W Q U 596.4 N — _ _ — _ 727+87.8 B.M.C. + / FANNO � RF 0 - I< 44/ I RH 1 /7 1on "'n J..n ••....,,,.. ............______ 9 N O C.S.No.18295 / 1200.34Ac. • o Q N n o� 0 THIS PORTION OF MILL TRACT EXCEPTED o FROM FANNO CREEK ACRE TRACTS N54°�5'E 170.99 •• Stan 1/4SEC.CORNER1 E INITIAL POINT �• 10 FANNO CREEK ACRE TRACTS JO SEE MAP AND DURHAM ACRES 3O 2S 1 I3AB / FOF DO . .._ .. . . 1I _.•0I --___ ENG IN ERING and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784-Tigard, Oregon 97223 (503) 620-2086•FAX (503) 684-3636 Prepared By: Patrick Tortora Project#: 960806 Reviewed By: Jim Andrews Date: 5-19-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC SENSITIVE LANDS * 100 year flood plain -- elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). * Natural drainage channels — Fanno Creek west side of the lot. * Wetland areas— regulated by the U.S. Army Corps of Engineers and the Division of State Lands Section 18.84.040 (A)(2) states land form alterations or developments within the 100-year floodplain shall be allowed only in areas designated as commercial of industrial on the comprehensive plan land use map. As indicated on the Site Plan there is no development within the floodplain or wetland buffer, except the construction of a water quality pond. There is no net change in the elevation of the floodplain. The only changes are where the water quality is to be graded out, for storage purposes. No fill is to be brought into or any earth removed from the sensitive lands area. The total volume of earth to be molded into the shape of the pond is no more than 78 cubic yards. The original vegetation will be re-established upon completion of the water quality facility. • NtCOLI 1OINEE and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503) 620-2086•FAX (503) 684-3636 IMPACT STUDY Prepared By: Patrick Tortora Project#: 9 60806 Reviewed By: Jim Andrews Date: 5-5-97 Project Location: 15715 S.W. 74th Ave. Tax Lot: 1500 Tigard, Oregon 97223 Tax Map: 2S1 12DC Compliance With Code Sections: Use Classification: The proposed development is for small industrial type buildings, for small incubator type businesses. A small incubator type business is defined as business support services. These businesses are classified in code section 18.42 (D) as wholesale, storage, and distribution. Code section 18.68.030 (A) (1) (e) allows business support services as a permitted use in the Industrial Park District (I-P). Minimum Lot Area: Section 18.68.050 states there is no minimum lot area, and there shall be an average minimum lot width of 50 feet for parcels in the I-P zoning district. Developments within the I-P zoning district are required to provide a minimum of 25% landscaping; the maximum site coverage shall be 75% including buildings and impervious surfaces. The applicant is proposing to develop approximately 2.63 acres (114,295 s.f.) of a 5.55 acre (241,697 s.f.) lot. There 47.4% landscaping and 52.6% buildings and impervious surfaces. The average lot width is 360 feet. Setbacks: Section 18.68.050 states the front yard setback shall be a minimum of 35 feet; no side yard setbacks, or no rear yard setbacks except 50 feet shall be required where the I-P zone abuts a residential zoning district. The 50 foot setback is required and has been provided. The proposed buildings have a height of 20 feet, under the maximum of 45 feet allowed. Sensitive Lands: Section 18.84.010 (A) states sensitive lands are lands potentially unsuitable for development because of their location within: * 100 year flood plain -- elevation 130'-131' provided by the City of Tigard (confirmed by U.S.A.). * Natural drainage channels — Fanno Creek west side of the lot. * Wetland areas — regulated by the U.S. Army Corps of Engineers and the Division of State Lands * Steep slopes —25% or greater and unstable ground. As indicated on the Site Plan there is no development within the flood plain or wetland buffer, except the construction of a water quality pond. Landscaping Plan: Section 18.100.015 requires a Landscaping Plan be submitted. This requirement has been satisfied as a Landscaping Plan has been submitted, indicating the number, type, and location of the trees and shrubs. Street Trees: Section 18.100.030 states that all development projects fronting on a public street more than 100 feet in length, shall be required to plant street trees in accordance with the standards in section 18.100.035. Section 18.100.35 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 Landscape Plan indicates Chantcleer Flowering Pear trees along SW 74th Ave. spaced approximately 30 feet apart. Buffer Matrix: Section 18.100.070 states buffering and screening is required to reduce the impacts on adjacent uses which are of different type in accordance with the matrix in this chapter. The north and south sides of the development abut an I-P zone district, therefore no buffer is required. The west side abutting a residential zone; is separated by Fanno Creek. This area is a wetland and has trees dense enough to prevent direct sight into the development. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three feet in height. The code provides that obstructions which may be located in this area shall be visually clear between three and eight feet in height ( trees may be placed with in this area provided all branches below eight feet be removed). A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right-of-way and a 30 foot distance along the driveway. Minimum Parking: Section 18.1 06.030 (D) (2) requires a minimum of 1 space for every 1,000 square feet of gross floor area within warehouse (plus 1 space per 700 square feet of patron serving area and 1 space per 200 square feet of office area). The development has total of 34,080 s.f. and 58 parking spaces provided (including 15 compact) and 3 ADA parking spaces resulting in 2.4 spaces per unit. The American with Disabilities Act (ADA): This Act became effective on January 26, 1992, requires 3 disabled parking spaces if 50 to 75 parking spaces are provided. The Site Plan shows the provision of 3 disabled person parking spaces. Bicycle Parking: Section 18.106.020 (0) requires at least one lockable bicycle parking space be provided within a rack for every 15 required vehicular parking spaces in any development. Bicycle parking areas shall be provided within 50 feet of primary entrances to structures. Bicycle parking area shall not be located within parking aisles, landscape areas, or pedestrian ways. As indicated on the Site Plan there are 2 racks provided on the site. Each rack will support 4 bicycles, for a total of 8 bicycles. Access: Section 18.108.080 requires that I-P zones having 0-99 parking spaces have at least 1 driveway entrance, 30 feet wide with 24 feet of paving between curbs. The Site Plan indicates 2 driveway entrances meeting these requirements. Walkways: Section 18.108.050(A) requires that a walkway be extended from the ground floor entrance of the structure to the street which provides the required ingress and egress. The Site Plan shows the provision of a sidewalk connection from SW 74th Ave. to each proposed building, and stripping between buildings where required. Signs: Section 18.114.130 (F) lists the type of allowable signs and sign area permitted in the 1-P zone. All signs shall be approved through the sign permit process as administered by the Planning Division. Mixed Solid Waste and Recvclabes Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated recyclables prior to pick-up and removal by haulers. The minimum standards method is used to determine the area for the required disposal area. Section 18.116.050 (E) (2) states non-residential buildings shall provide a minimum of 10 square feet, plus 6 square feet per 1,000 square feet of gross floor area for wholesale/warehouse/manufacturing. There are 2 areas provided, each containing 300 s.f. for a total of 600 s.f. Tree Removal: Section 18.150 contains standards for obtaining a permit for removal of trees having a trunk six inches or more in diameter when measured four feet above the ground. This requirement will be satisfied as a tree removal permit will be required for the removal of trees with trunk diameters of six inches or more in diameter. The tree to be removed is a 48 inch Oak tree on the north side of the property. Public Facilities: Streets: Section 18.164.030 (E) (1) (b) states that improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. Per the pre-application conference notes, a half-street is required, with 17 feet of pavement from centerline of R-O-W to curb. There is no sidewalk on the east side of SW 74th Ave. and no sidewalk is required, therefore a total width of 45 feet is adequate. The existing pavement across the site frontage consists of a 24 foot wide asphalt concrete road. The previous property survey provided a 5 foot right of way dedication on SW 74th Ave., therefore no dedication is required. The half-street improvement will include 17 feet of paving, installation of curb & gutter, storm sewer, and a 5 foot wide sidewalk. The half-street has been designed by Harris-McMonagle Associates, Inc. From the countywide Impact Fee Procedures Manual the weekday average trips for an industrial park is 6.97 (from Table 11.1). Sanitary Sewer: The site is served by an 8 inch diameter public sanitary sewer in SW 74th Ave. The existing line has sufficient capacity for this development. Storm Sewer: The site slopes in a southwesterly direction towards Fanno Creek. The applicants preliminary development plan shows that the surface drainage will be directed to an on-site pond at the southwest corner of the property, as a part of the water quality design for the project. The Unified Sewerage Agency has established and the City of Tigard has adopted the Surface Water Management Regulations requiring the construction of on-site water quality facilities. The applicant is to provide detailed calculations that verify that the proposed water quality pond is consistent with U.S.A. standards. The facility is to be privately owned and maintained. Wetland Determination and Delineation for the S.W. 74th Avenue Industrial Park Development in Tigard, Oregon ,*,y.1,---':''' d..,1; ''1 ‘,. Orreplall .I 2----"-'' 'gr-; - ......,,.., 4?•;4 ,_,r,„pd ',1-. alt;, 110-*A\ ; i 4.l'AL,Itk , _ 'r Ur, siok, 4r; .,Ui U.. 60°"1 ]8 p \ . ke tr,,, - q A - - .. ., . -; .. . `; '.. .,, 1p!!p ; Prepared for%)i A _1 ,,*iief'' <NY_El: itailki '4 '' r ;; , Nicoli Engineering .•7 Prepared by SRI/SHAPIRO/AGCO, Inc. March 26, 1997 Wetland Determination and Delineation for the S.W. 74th Avenue Industrial Park Development in Tigard, Oregon Prepared for James Andrews Nicoli Engineering 9025 Southwest Centers Tigard, Oregon 97223 Prepared by Colin MacLaren SRI/SHAPIRO/AGCO, Inc. 1650 N.W. Front Avenue, Suite 302 Portland, Oregon 97209 SRI/SHAPIRO/AGCO Project #7971023 March 26, 1997 TABLE OF CONTENTS Page 1.0 INTRODUCTION 1 2.0 METHODS AND SOURCE MATERIALS 1 2.1 The Federal Manual 1 2.2 Field Methods 2 3.0 EXISTING SITE CHARACTERISTICS 3 3.1 Physical Setting 3 3.2 Topography 3 3.3 Hydrology 3 3.4 Soils 4 3.5 Vegetation 4 4.0 PROJECT FINDINGS 5 5.0 CONCLUSIONS 5 6.0 REFERENCES 6 Appendix Wetland Delineation Data Sheets List of Figures Figure 1. Location and generalized topography Figure 2. Soil mapping units Figure 3. National Wetlands Inventory designations Figure 4. Potentially jurisdictional Wetlands Wetland Determination and Delineation for the S.W. 74th Industrial Park Development 1.0 INTRODUCTION Nicoli Engineering proposes to develop an industrial facility on a 4.65-acre site in Tigard, Oregon. The site is located south of the intersection of Durham Road and S.W. 74th Avenue. The majority of the property lies east of Fanno creek along S.W. 74th Avenue. A small part of the site lies west of Fanno Creek, adjacent to a residential neighborhood. The property is situated in the southeast 1/4 of Section 12, Township 2 South, Range 1 West, Willamette Meridian in Tigard, Washington County, Oregon (Figure 1). The development will include a 48,320-square-foot building with associated landscaping and paved parking. SRI/SHAPIRO/AGCO, Inc. (SHAPIRO) performed a wetland determination and delineation to identify the extent of wetlands on the site. Field work for this project did not include the area west of Fanno Creek. 2.0 METHODS AND SOURCE MATERIALS 2.1 The Federal Manual The primary document used in SHAPIRO's investigation was the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1 (Environmental Laboratory, 1987). The 1987 Manual (Manual) is currently recognized by both the Oregon Division of State Lands (DSL) and the U.S. Army Corps of Engineers (COE) for delineation of wetlands within Oregon. The Manual provides technical criteria, field indicators, and recommended procedures to be used in determining whether an area is a jurisdictional wetland and the location of the boundaries of the wetland. The Manual requires three technical criteria be met in undisturbed situations before areas can be considered wetland under federal or state jurisdiction. These criteria are presence of hydric soils, hydrophytic vegetation, and wetland hydrology. Hydric soils are those that have formed exclusively under wet conditions (soils that characteristically have high water tables, are ponded or frequently flooded, or are otherwise saturated for extended periods during the growing season). Hydrophytic vegetation consists of those plant species that have adapted to growing in substrates that are periodically deficient of oxygen due to saturated soil conditions. Five basic groups of vegetation are recognized based on their frequency of occurrence in wetlands. These categories, referred to as the "wetland indicator status," are as follows: obligate wetland plants (OBL) are estimated to occur almost exclusively in wetlands (>99%); facultative wetland (FACW) plants are estimated to occur 67-99% Wetland Determination and Delineation for the S.W 74th Industrial Park Development Page- 1 - of the time in wetlands; facultative (FAC) plants occur equally in wetlands and non- wetlands (34-66%); and facultative upland (FACU) plants usually occur in non- wetlands (67-99%). If a species is not assigned to one of the four groups described above it is assumed to be an obligate upland (UPL) plant, which is estimated to occur almost exclusively in non-wetlands (>99%). A '+' or '-' included with the indicator status (e.g. FAC+ or FACU-) indicates that certain plant species fall into a certain indicator status category, but are inclined toward either more wet (+) or more dry (-) conditions within that indicator status. In addition, plants designated "NI" have not yet received a wetland indicator status, but are probably not obligate upland. An asterisk (*) preceding a regional indicator identifies a tentative assignment based on either limited information or conflicting reviews. The asterisk is intended to encourage submission of additional field review information. The Manual defines wetland hydrology as saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5% of the growing season. The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5% of the growing season, depending on the wetland status of the plant community. The growing season for any given site or location is determined from U.S. Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS; formerly Soil Conservation Service [SCSI) data and information. 2.2 Field Methods Field work was conducted on February 12, 1997. Prior to beginning field work, available information and data were compiled and reviewed. This included a review of: the NRCS Soil Survey of Washington County, Oregon (1982); the U.S. Geological Survey (USGS) Beaverton, Oregon 7.5-minute topographic quadrangle (1981); and the U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) Beaverton, Oregon (1985) maps. This information was used to develop a preliminary indication of where potential wetland may exist and to facilitate onsite gathering of data. Observations of soils, vegetation, and hydrology were made using the "routine onsite" method of the Manual. Soil pits were excavated to a depth of 18 inches or more in selected locations. The soil profiles were examined for hydric soils and wetland hydrology field indicators. In addition, a visual percent-cover estimate of the dominant species of the plant community for a 30-foot-radius area was performed using soil pit locations as a center of reference. Data were recorded in the field and subsequently transferred to standard wetland delineation data sheets (included in the appendix of this report). Data were collected for representative sampling locations; however, additional soil pits were excavated between these data points to verify changes in the three parameters. Wetland Determination and Delineation for the S.W. 74th Industrial Park Development Page-2- 3.0 EXISTING SITE CHARACTERISTICS 3.1 Physical Setting The project is located in an area of industrial, commercial, and limited residential land use. The western end of the site is crossed by Fanno Creek, a perennial stream highly degraded by urbanization. Most of the site is situated on an elevated bench above the floodplain of Fanno Creek. The site slopes moderately to steeply down to a relatively flat floodplain adjacent to the stream channel near Fanno Creek. 3.2 Topography Surface elevations across the site range from approximately 119 feet adjacent to Fanno Creek, to 142 feet above mean sea level, according to information provided by Nicoli Engineering. The stream channel has steeply sloped to nearly vertical banks, with a relatively flat bottom. A short distance from the banks, the ground surface is mostly flat, rising moderately to steeply beyond the floodplain. A slight "hump" of soil that may include overburden excavated from the stream channel is located along the streambank. The rest of the site slopes gradually to the northeast. The highest point topographically on the property is the extreme northeastern corner. 3.3 Hydrology Site hydrology is dominated by the north-south channel of Fanno Creek. The stream measures approximately 20 feet wide by 7 feet deep from top of bank along the site. Evidence including sediment deposits and drift material was observed across the southern portion of the site, most likely indicating recent flooding by Fanno Creek. The sloped hillside east of Fanno Creek appears to restrict flood water to the low-lying portions of the site. Information provided by Nicoli Engineering indicates a floodplain elevation of 130 feet above sea level. No evidence of wetland hydrology was observed on the slope face and elevated bench above the floodplain. Within the floodplain, evidence of wetland hydrology include ponded water, free water close to the soil surface, saturated soils, as well as oxidized rhizospheres, manganese concretions, drift lines, vegetation mats, and sediment deposition. Non-wetland areas have moist soil with no apparent evidence indicating persistently wet conditions. Areas displaying an absence of wetland hydrology are dry or moist, or include a saturated zone in the upper few inches observed during field work. Wetland Determination and Delineation for the S.W. 79th Industrial Park Development Page-3- 3.4 Soils Three soil types--Wapato silty clay loam (map unit 43); Quatama loam, 0% to 3% slope (map unit 37A); and Quatama loam, 7% to 12% slope (map unit 37C)--have been mapped by the NRCS, as shown in Figure 2. Wapato silty clay loam is considered hydric (NRCS, 1989). Soils within the Fanno Creek floodplain are mapped as Wapato silty clay loam. Soils on the slope face and elevated bench to the east are mapped as Quatama loam. Wapato silty clay loam generally has a slope of 0%-3% and occurs at elevations ranging between 100 and 300 feet National Geodetic Vertical Datum (NGVD). In a representative profile, the surface layer is very dark grayish-brown (10YR 3/2) silty clay loam about 14 inches thick. The subsoil is dark grayish-brown (10YR 4/2) silty clay loam about 28 inches thick. Wapato silty clay loam is a poorly drained soil formed in recent alluvium on floodplains. Permeability is moderately slow, and runoff is slow. This soil typically has smooth topography and is subject to short periods of overflow and ponding. Wapato silty clay loam is classified as a fine-silty, mixed, mesic Fluvaquentic Haplaquoll. Quatama loam, 0% to 3%, and 7% to 12% slopes, are deep, moderately well-drained soils that formed in stratified glaciolacustrine deposits on terraces. Permeability is moderately slow. In a typical profile, the surface layer is dark brown (10YR 3/3) loam • about 9 inches thick. The upper 6 inches of the subsoil is dark yellowish-brown (10YR 3/4) loam, and the lower 22 inches is dark yellowish-brown (10YR 3/4) clay loam. Quatama soils are classified as fine-loamy, mixed, mesic Aquultic Haploxeralfs. In general, soils in the study area appear consistent with the NRCS soil survey mapping. Soils in low-lying areas appear similar in profile to Wapato soils, while soils in the upper portions of the site appear similar to Quatama soils. Soils observed in the low-lying areas typically have chroma of 2 or less and are mottled. A sulfidic odor, possibly indicating reduced conditions, was noted at sample plots WP-1 and WP-7, and manganese concretions had formed within the upper 3 inches of soil at WP-1. Soils in the upper portions of the site have chroma of 2 or 3 and are mottled. 3.5 Vegetation Vegetation in the study areas consists primarily of grasses and forbs. In low-lying areas, groundcover includes reed canarygrass (Phalaris arundinacea, FACW), creeping buttercup (Ranunculus repens, FACW), colonial bentgrass (Agrostis tenuis, FAC), perennial ryegrass (Lolium perenne, FACU), orchard grass (Dactylis glomerata, FACU), curly dock (Rumex crispus, FAC+), and bluegrass (Poa sp.). Wetland Determination and Delineation for the S.W. 74th Industrial Park Development Page-4- Elevated areas have a dominant groundcover of orchard grass, perennial ryegrass, and creeping buttercup, with occasional red clover (Trifolium pratense, FACU), Carolina geranium (Geranium carolinianum; UPL), and spotted catsear (Hypochaeris radicata, *FACU). The steeply sloped portions of the site are mostly dominated by a shrub cover of Himalayan blackberry (Rubus discolor, FACU). 4.0 PROJECT FINDINGS The USFWS, as part of the NWI program, has mapped Fanno Creek as riverine, upper perennial, open water, intermittently exposed/permanent (R3OWZ; Figure 3). The NWI maps were generated primarily on the basis of black and white aerial photographs (scale of 1:58000) with selected "ground-truthing" only conducted to confirm the interpretations. This mapping is consistent with SHAPIRO's field investigation of site hydrology and vegetation. A broad field located east of the stream channel and west of an elevated bluff showed evidence of periodic flooding. Evidence of wetland hydrology and hydric soils, and a predominant hydrophytic vegetation cover was documented in this area. This area was determined to be potentially jurisdictional wetland. 5.0 CONCLUSIONS Based on SHAPIRO's field investigations, wetlands are located on the subject property east of Fanno Creek. The industrial facility currently proposed does not directly affect wetlands identified at the site. No net loss of wetlands is anticipated as a result of this project. Should project designs be altered to affect wetlands, a fill/removal permit application will be required. This wetland delineation represents the best professional judgment of SHAPIRO. A final jurisdictional decision can only be made by the COE and/or DSL. Wetland Determination and Delineation for the S.W. 74th industrial Park Development Page-5- 6.0 REFERENCES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual, Technical Report 4-87-1. Reed, Porter B., Jr., 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the U. S. Fish and Wildlife Service, St. Petersburg, Florida. NERC-88/18.37 U.S.D.A. Soil Conservation Service, 1982. Soil Survey, Washington County Area, Oregon. U.S. Fish and Wildlife Service National Wetlands Inventory maps (Beaverton and Lake Oswego, Oregon, 1:24000, 1981, CIR aerial photography, overlaid on 7.5- minute USGS quadrangle). U.S. Geological Survey topographic map (Beaverton and Lake Oswego, Oregon, 1:24000, 7.5-minute quadrangle, 1961, photorevised 1984). Wetland Determination and Delineation for the S.W. 74th Industrial Park Development Page-6- fflOMMI IMPIOW Appendix Wetland Delineation Data Sheets WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:3c1i-IO'n Site: ) -112k.A\,G County:Wah,fG- NJ State;OR Date: //11-c77 Plot:cuP-1 Applicant/Owner: T--, Cc.4",1 e Sect. 1'236-Township 2 5 Range 1w Ci ty: R Plot Location:3.E- Ca(nerz, 0,61j. -}o .crnce @ bye off' pe Topographic Location: Ur elc,cogl.4,r.@ (no•• e Q4 rim "no F Do Normal Circumstances exist on the site? () N Explain: Are soils vegetation hydrology significantly disturbed? . Explain: VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: lop Shrub/Sapling Stratum - % total cover: 1. 2Q.�L1r.cu1J5 r(P&nS SC) 1. 2. A rv�-��S -i'ev.u1 S 4`75 2. 3. Rvv�eu cc■-spL, _2.. F -1- 3_ 4. 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. 3. _ Remarks: S lope ad j.to E7 rivw;,r)A-TEo 61/41 discolor Percent of Dominant Species that are OBL" CW, or FAC (excluding FAC-): -/z -- 1av - Hydrophytic Vegetation Criterion Met? YE NO NWT Class SOILS __-- Mapped unit name: (-Oatc.T0 S, GL.. L...vv, Matches Profile? () N Taxonomy: - 1 v yo Quc �,- l� ola ll Drainage Class: ?or-2 Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Strict., Other O 10'12 3/2. n-,Ar•cAr ji. C <<e;,oN C,r.P 1t-T 9--) S IOyR 3/2 10yR "44, LV6, MA ,-{'ne gL tom, is-l8 2.5% `i/2 IC5y12 ``/4, 4/6 J 51 LP') Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic Epipedon Gleyed Organic Streaking _ Sul[idic Odor X Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime X Concretions (w/i 3", >2mm) On Hydric Soils List Remarks:C t4rz.-,,r•u 2.w- Pnc,4\-e5j 0ICGC C ev,Ci, 6'' f eciuCer[ Cc-J(1 D,-r■vn5 Hydric Soil Criterion / Indicators Met?/YES NO HYDROLOGY Depth of inundation: / Depth to free water: Depth to saturation: SvRVE 1° Indicators 2° Indicators-20r moec ret,,;eef 4—2 Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data X Saturated in upper 12" Water-stained leaves FAC-Neutral Test rX Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' ,< Drift Lines Other: Dr 4+ 2 aia:'v_g 5c,,,,,pL ply,+. CU I WT ,',, ?LAGv:F�FRRy Sediment Deposits Remarks: a.,,,c, -,ver4opPe<l bAN■ S 4 7.:1v�e t -r14 1t RQEA Drainage Patterns Wetland Hydrology Criterion / Indicators Met? ( ) NO DETERMINATION: Is this plot a Wctland? '\YES NO Comment_C: T2c,.�(- -roPCGi vec-. r3RCA�. \ Determined by- C pr, 1 s D WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:';'1-710-2:1 Site: I AvE County: WAci y)wren State:OR. Date: 2/1 97 Plot:(,, -L Applicant/Owner: T� Cc.s•�•,1�. Sect. 12 DC Township 2s Range I w City: 2 Plot Location:Cc n-f er c,T n rlr,vc wc„ an -f-0 f Ioc_go.,,i cf c,c��'e Topographic Location: 3:. - .. .v.- c, Do Normal Circumstances exist on the site? • N Explain: Are soils vegetation hydrology signifirsmtly disturbed. plain: VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: I dd Shrub/Sapling Stratum - % total cover: 1.1`�ar�r-Nck.J\U- ccptn- yU F'ACW 1. 2.1--vku \ pererne, yC7 F,U 2. 3.D0.;c / S% s cjI�vrero,-I-c, 2.0 FAC(.) 3_ 4. 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2 9. 3. Remarks: +21/4....,bL5 3kc loc 4.. 31�?e Percent of Dominant Species that are OBL, FACr FAC (excluding FAC-): '/3 33 Hydrophytic Vegetation Criterion Met? - YES O NWI Class SOILS Mapped unit name:_(.1..2a,p -o Q / s,Gk—,. � \ ,A_,, Matches Profile? Y N Taxonomy:, Drainage Class: Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Struct., Other -21i-- 1/)`13 3/3 -7, j `/2 V‘! sc., -5 i l v-v) Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon Gleyed Organic Streaking Sullidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: no -�Tt?.-)c7vc2Z r o i iE C) 4 ca. Hydric Soil Criterion / Indicators Met? YES(O� J HYDROLOGY Depth of inundation: 7' Depth to free water: /' Depth to saturation: svar c; I"' Indicators 2° Indicators--,20(,20 r rea4--2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' Drift Lines Other: Sediment Deposits Remarks:Sec , 1,^,R\ ,A,; ,4, I'_- ' no - Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES/ O DETERMINATION: Is this plot a Wctland? YES ' NO .- Commentcr—i-o _ bl,, ; -, h\ -hoc i CA + _1 w .iri - �. ' c L► Determined by: cr., / 5 WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project ##:-9931023 Site:7yTN_A E County:(,uc. :,,,N5-km State:OR. Date: 2/1-4.q7 Plot:(gyp-3 Applicant/Owner: T C'�4',l e. Sect. 12 o Township 2s Range 1 w Ci ty: 2 Plot Location: ^-2 5' S.t ,pr&P-2 Topographic Location:)ow m l o p e crow,, wP-Z -. 1 r cy, e l P v. Do Normal Circumstances exist on the site? CVN Explain: Are soils vegetation hydrology signifirAntly disturbed Explain: VEGETATION *Dominant Plant Species % Cover Incl. *Dominant Plant Species % Cover Herb Stratum - % total cover: ■00 Shrub/Sapling Stratum - % total cover: 1. I2AnuncL LM rcpens 5 1. 2_ Pr,o. 5c. 2r) (- ) 2. 3_ La I;uw. S]cre,nt, S ( ) 3_ 4. • • 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. 3. Remarks:7'w, VninENS\F)tO... Nor (,U.,,,,}fir Percent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): VI = 'Du Hydrophytic Vegetation Criterion Met? • YES NO NWI Class SOILS _ __ . r Mapped unit name: LAJapc,irQ Matches Profile? Y N Taxonomy:, Drainage Class: 7c,,2 Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peels? Texture, Struct., Other o -6. I ON/12. 12 7. S `/R 3AY w, -P,',,-)c .5;/±-L-,- /,•ll/e co 4 e5r S<vd G--4- joy2`+/7 -7- I 5 i- lc)‘i Z ')/i `7 `J2 -/u `4/4 Mart �,r- �31o,it S+s4,v,y 1 � S1 C.fY1 can PED FAGS Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic Epipedon Gleyed Organic Streaking SulIidic Odor >( Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks:Low c I-1e.-„v,C3. ' 7SS,31,1 - �Ly( Win-N4TiVE ir) t,rf Xr Hydric Soil Criterion / Indicators Met? ��C'F.J NO HYDROLOGY Depth of inundation: / Depth to free water: /� -- Depth to saturation: vRP/Arc - 1° Indicators 2° Indicators 2 e r r rKer>c r art.m P cf 4--2° Indicators Inundated __Oxidized Root Channels in upper 12" Local Soil Survey Data 74 Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' Drift Lines Other: Co.x, RNrit --) '+ Sediment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met �NO DETERMINATION: Is this plot a Wetland? NO ////// • Comment_c_ Determined by: �yl.n/ .5D WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:-993/021 Site:-79T-"Ave County:LAvastiinGTON State:OR Date: 2/18 97 Plot:(,vim/ Applicant/Owner: 1 Cc.-s4,',1 e, Sect. 12 n.Township 2s Range i w City: 2 Plot Location: a v.. _ R _.. _ - #.- , Topographic Location: Gr ,G, sl�-hr., vYla_ero SIvPe Q c:ba va Fr, o,r � CrK c�n�N�L Do Normal Circumstances exist on the site?� N Explain: Are soils vegetation hydrology significantly disturbed?(N Explain: VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: }Op Shrub/Sapling Stratum - % total cover: 1.i�Q.L.} ,5 c3lornero,- `-I 5 FACU 1. 2- Poo. 5 . 3 7 -- 2. 3. t2ar),1ncc. L� cepe-n3 1 5 (F 4w) 3_ 4. Tr.4 c.\ t.,w. p rc. n S C-/Ac()) 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2 9. 3. Remarks: 1 c p rc 4lot.1 7-/A ti or w A-e r = %z—1's Hurl-lXr.-,n.arA" Percent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): °/, = C5 Hydrophytic Vegetation Criterion Met? YES NO NWI Class SOILS Mapped unit name: (,J,4PA-rc) JaoAw\fr Matches Profile? Y N Taxonomy:. Drainage Class: Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Struct., Other 0-5- (C)yRThi'z S i Lvv, -rev (G)'2 /z . tc,,iz4/3 C„,,,,,,,d, c«w,, SI Lhrl Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic Epipedon Gleyed Organic Streaking SulIidic Odor X Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: C t4tit,ry-NA 2 w 16-, w":,N1t' ,----_ Hydric Soil Criterion / Indicators Met?i.YE, ) NO HYDROLOGY Depth of inundation: Depth to free water: Depth to saturation: I° Indicators 2° Indicators- 2 err melee retv,itui 4 —2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' Drift Lines Other: M o t ST ON c1 Sediment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES NA DETERMINATION: Is this plot a Wctland? YES (NO Comments: ■+ °Raco • •PAR- Determined by: WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #: 9-3-/07.:3 Site:7`{1-±_AvE County:lA)ASHo-vIelgr, State:OR Date: 211-+-+9 7 Plot:LiP-S Applicant/Owner; 17.--, CMG 4%1 e. Sect. 12 D Township 25 Range h.,/ City: 2 Plot Location:�r-4 . noc4'r ,„ S;.e 2_o- Topographic Location: Cry,,,`,.,-. Q ho.,,,\& (1,1'1,4° cir+r,c Do Normal Circumstances exist on the site? alp N Explain: Are soils vegetation hydrology significantly disturbed?(�Explain: VEGETATION — *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: tOQ Shrub/Sapling Stratum - % total cover: 1. S)c,c�y,5 5ICI e f 04C., 35 FACV. 1. 2. (Pc (--,r .) 675 (— ) 2. 3. 3. 4. 4. 5._ 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2 9. .. 3. Remarks: Percent of Dominant Species that are OBL, FAC or FAC (excluding FAC-): °/4 Hydrophytic Vegetation Criterion Met? YES NO NWT Class SOILS Mapped unit name: i.Jo.1 c,4-o Matches Profile? Y N Taxonomy:, Drainage Class: ?x Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Stnict., Other O -LI —? J`/Q4/4 3/4 W1Ary n C 5 i 4.T/ 4-1 -201, JUYQ4/Z -q. S`1RyVy1-3/4 w.r.Nl.j,-(,..e-weed 4.-:,; e 5,:+escf 5'i4I- 1 Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histie Epipedon Gleyed Organic Streaking Sult-idic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: c t e_.,,.,4 2 -vs-..,41e S _ Hydric Soil Criterion / Indicators Met? 91. NO HYDROLOGY Depth of inundation: / Depth to free water: P Depth to saturation: O—`� 1° Indicators 2° Indicators--)>Zcry.more rly+:eciE4---2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' Drift Lines Other: r n c ,5-r t3t✓L(.2L) H' Sediment Deposits Remarks: o U ,t) Z. 0 c� r Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES Q. DETERMINATION: Is this plot a Wctland? YES Comments: 'G� •,D5t 7 rC v, bAa -► 1-4 160 EiiiV. 'A.��AL nD■ 1Jr -,l -� Determined by: Cv� / ,1") •. �,, 7: "?,7 c WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:`93ICy23 Site:7`IT-"AvE County:wA6HiNG-Tr State:OR. _ Date: '1/1-+97 Plot:wP-6 Applicant/Owner: T -• Cc.sV,tic Sect. 17 D.Township 2 s Range I w City: 2 Plot Location: --25' E, _ S Topographic Location: e-}ween 510 e 4(3E. . L,W. • 4. i cc. ion.i Do Normal Circumstances exist on the site? Y N Explain: Are soils vegetation hydrology significantly disturbed?plain: VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: 100 Shrub/Sapling Stratum - % total cover: 1. r� (s p, ) '40 -- i 2. i)c,,,c I\`, cJ.lornc ro.+o, 2.5- FAC.v 2. 3. I-4: Pocl.•c.erN.� rad`cc--I-o. 3 (FACL)4)3_ 4. �r c, ,1 1 V,v-, r.C.f C7 I 1 r1100o v`'l 2. (U/Z) 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. .. 3. Remarks: Percent of Dominant Species that are OBL, FACW or FAC (excluding FAC-): °71 - (25 Hydrophytic Vegetation Criterion Met? YES NO NWI Class SOILS Mapped unit name: (.-.)c, 40 fr;?(_.)c4c.w.q Matches Profile? Y N Taxonomy:. Drainage Class: Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Struct., Other Cj-IP)4- . JC.)Y 2 V3 5\j -3/y -Ccw,, vv,ccl- t,i-, S ti �v,N Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic Epipedon Gleyed Organic Streaking Sull-idic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? YES ONTO) HYDROLOGY Depth of inundation: Depth to free water: . Depth to saturation: 1° Indicators 2° Ind icators----- Z ay r+uere re ,ileac---.2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test r____Water Marks Recorded Data Available (aerials, gauge) ? - Explain: ' Drift Lines Other: Scdirnent Deposits Remarks: im o t5- - TH 20x�G► ,UT Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES // /1 DETERMINATION: Is this plot a Wctland? YES Comments_ Determined by: Cw-• / S[� WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:-99-3-10-2." Site:-711-2!AN,c County:c,�A�N‘,,*--rcx,, State:OR Date: 2/I-4.q7 ;Plot:lv`r--? Applicant/Owner: 37-..-, C'c.s-',1 , Sect. 17 DC-Township 2s Range I w City: 2 Plot Location: ^-2_6' S.0*-1.-. , �, _ Topographic Location: i nr;r. 'i. .- w.e , , - . . e a 0 tr-e veN t Do Normal Circumstances exist on the site? D N Explain: Are soils vegetation hydrology signifirantly disturbed? - plain: VEGETATION =-- *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: Io p Shrub/Sapling Stratum - % total cover: 1. 9�c-.. (5p.) C5 1. 2. i rnuv.4vlv5 reDen5 2.5 2. 3. 52v v.c.-K G(-'t-,p v S S' 3_ 4. Do-c--4•)I t 3 3 p er o.-\-c, _ 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. . 3. Remarks: Percent of Dominant Species that are OBL CW, or FAC (excluding FAC-): 1 t /0c) Hydrophytic Vegetation Criterion Met? - YES NO NWI Class SOILS Mapped unit name: L./L)0.pc,A-v Matches Profile? Y N Taxonomy:, Drainage Class: Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peels? Texture, Struct., Other `"f -7 . 10•123/1 10\iRy/4 Ce,,,,} mec S1 Lw\ l Li( mAvtyr ��YtP /wlEn 51 LYY1 Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic Epipedon Gleyed Organic Streaking Sulridic Odor ,Mottled (w/i 10") Organic anic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met?(_YNO HYDROLOGY / Depth of inundation: Depth to free water: /[� Depth to saturation: 45 .)RF,'}CE 1° Indicators 2° Indicators--- 2ci-i' re -miva4___.2° indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data >4 Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available e i aerals, gauge) Drift Lines ( g ) - Explain: ' Other: SEEP @ So,L,n.rrEzRFAcE `/ ''-1GS Sediment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met?/ ) NO DETERMINATION: 1.9 this plot a Wetland? YES NO CommenLc: Determined by: Chn /' � ,/ .:,.. ,‘ 441 firt s,,,,,,:, �' � I i `te I ;' a—,�% ; y ��. / %il � ' = -— • / \‘' ,,,/ ! / -�REZQS� ..7.V.:44. ,41. 4s '19111re.1411111/4st\ 4 */ -•.,..,s.\ 4\wr...4E.Itit. ff"::. )1 k\•."•:-iii x"_/-- .7,''..- --.."- - ' .,. - \ '.547)-1_1-1,___ 1)mil 39 . ' , I _ ,r.Figii \ .‘--"N":1 1 '''' \ ° 1.1 _____._ \ AMILcA, ,. o ,.* „..a._ Allall <('1_,,N\ % =. 1.0.4/11.. ;A_..i. _ -',■\,• 1. ) 'c' - -1-1 ile,/./yrir ___, ... /6 ..,,, _co>...,18. 1p, -. _ xi\ 6, • -�°p' i, • ,--- !ate' ' •"' I 1• II II a l •■�L t Z� P om r� zoo.-i. jik\„-\---- ,_.—.17Bie1L ,r."._ ..14/.pi .z.,_,me , tor ..,.Trynaliwirtic,R I r •,-...•• - •• • .or i, / 1._timi_____ -.# -",_ .rair_ -,.._„,,, - . . 1- : —_110—.;(9./ Irti ,IF. it. ,,.1 .. tip, -,1 ,-... /7.--.. . Pi -.: 1-.-- -.-.1 _a j -1,.1 .__, I. s 200•, "II'. ; .111, 1' 11 • • 1 '"°1, a ® o 2 r .!`: proposed industrial I° . �� .a r" I .If develo•ment site .1 i ' Ifriail-rA'k , F 240 Feaw000 _ , ii :1,_ ,____ z'-*"7---■/:'-'' 4 • i( 01 1:::: % iir.:- ---' >iiii "sc,,,, rah j ‘0 ' \ . ! � � i� \ O a / :" ■ ^!1''"'A •I h • 1 •!' II ) / I i-I', _ 1 it i f/ , .. .� 4. d igh• l� ,,�. 1i � , e I• III i� !% ---_-..,- <1, -,-;t::,.._ ; 1 .", \Iiii. C ' t;Y "' tl •aka •14 ' ''.. .., I, \ A I i . ,.. . ..1„ ph, :11;\„.. ( rif, ,,,,Ah,,,, ...."-:. ------7•/...,...../°‘ ,..._._.,......„_,/....;,:_,...„,x, _,..0../ „,„,• } ?. jp,...1,--!,..,4 or::1,,....-;'•:',X9eil .._.__4,--.._ __I",,arll_ t-4,011P1M1114 /,---) .: \ I� �a� +5° ` :,a,e 5 Ei 6$ 1. ji 'ose ���l� ■ — — \,\ o -- I/ C �`- 'Gl `t j- W t. •_ • ,•SEAN' Q • R''AD•,....I,I�'• / I �Il/ � t I ) ,G �r�am �� i'�• �� i_1.I -'�r ��� � �� f� - —��_ I' Mile ld � �% \..2.7, ..:_:-.4. /J �( 7 �J� •.-sr I• .7 ......______21:n III /., \` `• •/ ' /1` //, j .`—, :�. I I A T I N �\\ _ � ` i ,V' k I. I 111[7 I-1 .,, . �:' I x"1.1 ip. i� •Al i ._ c 0 !R YoC L11 IE ev � '� ��J�' —' �L•a. 41 11I��� ar �' �� 4ACIF/C —,:�i��P! ` v-',,, '� `11••=•_-- _'•/� I -1 .I• • • .�• .,:/� p._ 1 ( '--70��' Q �� •: i�tergro1ie" S- .. • ., n' . o ',S ---a iii ... Qr�/ I U �' .1 7971023 3/26/97 Location and generalized topography for the proposed industrial FIGURE development site, west of 74th Avenue, in Tigard, Oregon (U.S.G.S. Beaverton and Lake Oswego, Oregon, 7.5-minute quadrangles, 1:24000, 1961, photorevised 1984). • SRI/SHAPIRO/AGCO INCORPORATED rc a r• :V• `_I NA .. . �"t ry'� Fa�. •r-' i yl j` i y.�. • Tf 3 i• ! ` -I� kti S� � J�.(rr�,� 1 ,�yy Z4.d Wc ,� ,�\iii ! ) ",n ' a}, 4 IC, '{'1,:,! t fa ,,, ' 1L:k i!,- `k cy 7 r: } r�o { :[;.M 'a t-• ?i r, w itir4.i ft :` _ • ♦. _ Y. �, �,-.-• t 4r 7/ . f L '' IN!4*K4�, r•-•�I .ti;.'7S!•YI te:* I ' ' , r- ;* i r ��1` ,` e•P-1 11 e-.' „` C.`'' . proposed industrial t•�1 �' .. .• ' . f‘'.,,,''�. .,M, .5 ,b t rpr ::AA.-. ;. <7,1. !,r , �,1,i ; develo meet site - YC7``��F.. .,.`,A" � 4- ! .' I'2.. r ; Ni:i;j.. 4).1 tX!..'l4L4lR :r �' ...;." ••r, 6 ttlg ,r .�.,�.-•'•,c -1, -''•'a:',�Y1 • d'41 �•I tl .kr� r �P t 'f [ i?> t it y F_ .�a ' . � q ��,, � 1 ,rM��:�}} •r l`, -,--,%.•4,--1-.'.,° �+e� ' /��. , tr x-ll.. f' ' 4a +{•� ✓ if'S �tu �t leis? � S ,,;-St _44 Yrt, i t . % �,. }�" J a$;3 �� 2='fr 1'�ttLt3!n °+ ..tr..;.' ri fir. 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T'✓ jai ?3�:._ Paf t � ; �Q i r P.-E a. tP` t- Iv! ' 14>: f u ? •y �> s „” . ,,• ,. t.. .,, . ,. ate ( y J: ✓ „x ..'11-'r-"1.-:F 4ft ,"• h ...( �> �• A� 4 � "'i, .. K ¢* t i A 1.� f 't t i _: L � lY 1. i P X71 v ” •..'•■t t .�.=•` .�,�n..•- fir �+R . t' a ,r tia, �w f.�'all ', Yy._�: ` to+ sap . . �7"?.>•'s'4 R.L'x^ C� �sr 9 r t7 y�. yk,1 i ' - Y•. .F 37,4,:"~ '218. • '4 4e4.,"!'lR ...+ .JJ'�1fii►rw't. �s' ytrA }• , • ' -,v rep." ... .4,-,,,,,.1 c *c::lei r '�'r- -..1..:114:-,-'.1,. f . rit j '1, ,., -, rc + • 1 .,21 — j �.> ..�e 9arf..,A is .�. ;, �i "1 ` y s' 1frj� s F a� *44:I.'� :(� .,„`" '�. t (A t o' 1 .E � 3'•' 'V -•r'"a ".'-:''-','1' :pct -- (-F.9-- ^ v,— ;'. $...d'_•- " Itri f37: � 1 1 alattn �4 /�^ 4T. s �. '1/41c.- 3x00 t• ,t '••••'.!••1 30 -, "s • .,�7 t ;••'''''=7;7- ,{+;•......• • iv r St _-±rx30 13 w�L t r (3. r k veyF�r z" >�� I:, ✓ '.0,„.•, 7^ 7 ' s ..- - t 3 ' ';✓�_ 1 r.gr�•• tcr ; 130 y ; „f �P _ - ' .- - -�+�p .q t. ••• . I,. >"i 7. .1, r• •v.5! t�„ . 1/''�' �v',./= d ; �, +/.,. ,��J ,jj 21� � `t+ c �A '. -• r;.• '3.,¢ „A r.W. Z.,\11% i,e S , . irk /� 1 l'RY'' e•Y,V`t�`'�f!,:.t , 1 J a r AN' .1:4 • • .'• '°� .. b t . j� Y�•r 7971023 3/26/9 Soil mapping units for the proposed industrial development site, west of FIG 'U RE 74th Avenue, in Tigard, Oregon (Soil Conservation Service, Soil Survey of Washington County, Oregon, 1:20000, 1982). 2 SRI/SHAPIRO/AGCO INCORPORATE D (/Y 1g. ••••,,..,47: •. 1•:.C..tplrr p V .•Ei f;.yf.•..• -rp 'P'' .:1+ 't•ti. `4.. 21•' • . r � ROSr'..� P i O , t `t `•OIY 1(. i 4So ��4çyi . . _� ' . O", .� 1'.' , .. _? _ \ \ /f r` i 1 1 1 r l�• ta _-7,.,.. .,7-7,. , Boni , - 1� �7 � :1 .D . �.. ° � : r te- �� ••',.:.-'•--.- . --`"�'a 'I' 'i 1.fit' i 'P-" j a . + '� + - ..=r.:_ r- 's' - �. -- •:6 ; .-- :del. I a -0••s •.• F ' •: ‘I,'. z ' ' ••••-'-'.1 .' . . - i ---- — te,.• :i„.... . , POWK . 4 .-.. ;.:, - .1-41 1 f 4- T_sc � ': V.! -.!_.. �. x &ra I f• T .j'�� I-F RWOO(- ��� t'• ' proposed industrial ) I �\ A /" x a1 --• development site •a ; II "v•- ROAO 11, Imo_ f vrhs•� . e _ 8M his - 5`�, i _ -. •?�-- • ON POW,VA .- ' 1' ' ��. . Y 1 ' y Goo _ 'mot •►�,�R'• .Zx� ��" � ,' •, �I �+ `� .0 .�,, .� ,� , — 4 pi a e \�• i •f . ..j �5° �' 'G,avel : ' its FOUI`' 1:1_•x,.5.) "• yo _ 7 s ,�`. eart r- 1 4. PFOIY rI 1 . 'Car . •,t'f 2 / :MAW' 0. )R ==(•/i �/, Pi e J: A: b • a,)4:70M-z (PEMI KY), k' �;e-,` �iPwK I, I •N - - en rte_ -.----.42-i- CFJ.JN+ Y,CLUB • II �'• 01•r _ qC�_ i� , E� /• 9' ` %a�' -f 5 !ro ...11 "."..c.,:-l i ~ - s " , F'AClFlC I 7 V:".. far p� ' I le'�``O •_-:S.W� i. •,T,%,- C�>PA4'Z • ; � � I to •1 'Z,x�l ` • IY • •• PEMIW EM 4 4.• U I.o rA -4iUP OOW 7971023 3/26/97 National Wetlands Inventory designations for the proposed industrial F I G U R E development site, west of 74th Avenue, in Tigard, Oregon (U.S. Fish and Wildlife Service,Beaverton and Lake'Oswego, Oregon, 7.5-minute quadrangles, 1:24000,based on 1981 color infrared photography). immil""'SRI/SHAPIRO/AGC0 INCORPORATED DOTTOM CP - TOP CP&LOPE noaiir « F---LIE I....:.:: -- ,) / , .„,„\s, N..;.... - \I-----1------111111""*— — • t i I I ‘$) I 1 ON 11 ■I i2,/ I I x I it ;p 41::, ,,�// C173 / � x I f 1 1 1 ∎i �� :I �I 2, ,I —i f. : .mit r:: , e ■ a o 2• • I •••• e PLAIN : LLE: . •: : I :: Potentially ,Jurisdictional•I wetlands I .4 Sample site 1 I I *1 1 __--__--� 11111 I III Ilillgl 1111 11111 lmiiui 111111111' NORTH 0 100 200 FEET Base map from Nicol Engineering,Inc, 1997 7971023 3/26/97 Potentially jurisdictional wetlands and sample sites of the proposed FIGURE industrial development site, west of 74th Avenue, in Tigard, Oregon. 4 SRI/SHAPIRO /AGCO I N C O R P O R A T E D PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES .> �•�' City of Tigard, Oregon NON-RESIDENTIAL DATE O` //4097 STAFF: W.// APPLICANT: 7317 �G,Y0�9 M 64577€ AGENT: Phone: ( ) ep7 O ~ ?�' TC,o Phone: l PROPERTY LOCATION: ADDRESS: TAX MAP/TAX LOT: S/ 1Z DC - /moo NECESSARY APPLICATION(S): 5/7-e- T .-iJ /v1EN7 mac=vie v..; PROPOSAL DESCRIPTION: city 3Z0 i40t>S7•CI fc. SGT, f COMPREHENSIVE PLAN DESIGNATION: ZONING DESIGNATION: CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 0, sq. ft. Average lot width: 50 ft. Maximum building height: 4S-ft. Setbacks: front 35 ft. side /1/71 rear /lti ft. corner /V4 ft. from street. Maximum site coverage: "K :% Minimum landscaped or natural vegetation area: Z5--Zls (Refer to Code Section 18. 6 8 ) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access ebsement. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential applicationiPlanning Department Section The depth of all lot shay, riot exceed 2;-5. times the average w,..ch, unless the parcel is less than � 1' times the minim lot size of the applicable zoning district. (Refer to Code Section 18.164.060 - Lots) SPECIAL SETBACKS > Streets: feet from the centerline of . > Establish areas: feet from . Lower inte ity zones: feet, along the site's boundary. > Flag lot: 10 oot side yard setback. (Refer to Code Secti n and 18.96) SPECIAL BUILDING HEIGHT PROVISIONS-) ui ding Height Exceptions - Buildings located in a non-residential zone may be built to a height of 75 feet provided: > A maximum building floor area to site area ratio (FAR) of 1 .5 to 1 will exist; > All actual building setbacks will be at least '/2 (half) of the building's height; and > The structure will not abut a residential zone district. (Refer to Code Section 18.98.020) ARILF5--TfiTd-ATTIYACEE Required parking for this type of use: /rtiW )FA -CTUEM-6 4- 1 pe- EiviPl oyez_ t. c s}l1FZ` P- • • •• .• - - •• - ): W Hot,s rc2 Disre. — /I /coo C:Fr4 0 :70o p972an> 1 •Z oG .-,scree j Secondary use required parking: No more than 40% of required spaces may be designated and/or dimensioned as compact spaces. ---b' Parking stalls shall be dimensioned as follows: ��nn > Standard parking space dimensions: 8 ft. 8 inches X 18"ft. > Compact parking space dimensions: 8 ft. X 1,1 ft. (Refer to Code Section 18.106.020) 11 > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. --- ? Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: ° 9 9. e-- . Minimum access width: Minimum pavement width: z`-( All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: /"/ . (Refer to Code Section 18.106 and 18.108) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON Residential application/Planning Department Section (WALKWAY REQUIREMENTS-) Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, . ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways ' should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) O ■DING AREA REQUIREMENT Every commercial or industrial building in excess of 10,000 square feet shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.106.070-090) tEAR VISION AREA-) The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING 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 only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along 7e45•1 ReCyC/I4/c CAPING Street trees are required for all developments fronting on a public or 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 depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. CITY OF TIGARD Pre•Application Conference Notes Page 3 of 8 NON Residential applicationlPlanninq Department Section A minimum of one (1) tree or every seven (7) parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SI3NS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Section 18.114) ENSITIVE LANDS The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100- year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. /30— /3/ F 00b7/4iAJ E//V,¢720A/ (Refer to Code Section 18.84) TREE REMOVAL PLAN REQUIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON•Residential application/Planning Department Section ➢ Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; ➢ Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; ➢ Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and 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 18.150.070.D. (Refer to Code Section 18.150.025) MITIGATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070 (D) CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential application/Planning Department Section (ARRATIV� The applicant shall submit a narrative which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Section 18.32) • CODE SECTIONS 18.80 18.92 ✓ 18.100 — 18.108 8.120 _/18.150 18.84 18.96 18.102 _ 18.114 18.130 _ 18.160 18.88 18.98 ,./18.106 _ 18.116 18.134 _ 18.162 4/ 18.164 IMPACT STUDY As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32 Section .050) When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section .250) EIGHBORHOOD MEETI The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator and the members of any land use subcommittee(s) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) CBECYCLIN Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON Residential applicationfPlanning Department Section ADDITIONAL CONCERNS OR COMMENTS: • C Await -r U ' tO 11 lei//uv G✓r7 A./ /=l ♦ • : .,J ,a- S ti 7Y•. 64-,A)DS K.6 v.krt.J OW l. i 2E D rO FP• nY _ Cj- ' % A ' D N> ‘. >1 l Jt- • . b\ FFFE IoM A2-o -r5,4 cR. pEr NE/4-no1J CASE c -�o►td‘b I P r, oa s r i te�cn �A2 KA toi/ufr ft `I- ., S 5 w aa�II iC o-7L, fe6a e-t, 45- !slit ._f(4 GL�/aye_ fetvrtz„. c �d facery aufziato Pr�n v! Lar LJti ADJUSrSe. PROCEDURE sitocj TT 1P )0 S�NS�n/E 1-1"°s L7-0A-) t Le471 JJ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. 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 dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre•Application Conference Notes Page 7 of 8 NON Residential application/Planning Department 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, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard !P// r '/Igr- CL/4MISS/41' . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: IA)//f l dU,DFEA CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 FAX: (503) 684-7297 h:\logimpatty\masters\preapp-c.mst (Engineering Section:masters\preapp-c.eng) July 19, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential applicationlPlanning Department Section 2.5I IZI � `500 City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for thiswill require right-of-way dedication for: vs, - 74 to �� feed ( ) to feet from centerline. ( ) to feet from centerline. ( (e -1) • (�-- Street improvements: Std 1 ( ) street improvements will be necessary along 141-44 ( ) _ street improvements will be necessary along ( ) Street improvements on 7' Ate shall include ! ( feet of pavement from centerline''`plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector -AE I F t:44ctxr444.1 PA051.46r-T ci)f/s�1 ie eL. is (,4 c=ct 4, €:-1 -Fe, -to 1T• t 1= Ns( wW■k. '� PReJI D6 Sa 1-N e, AG c).. cx.i THAT 5.46 To CITY OF TIGARD Pre-Application Conference Notes n2.011Ei2.1 ( -c -rlg 111 - am t Page 1 of 5 Engineering Department Section 1( �Z C� �' streets, or in the CE it Business District), necessary str signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, • streetlights, and a two year streetlighting fee. (() Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 14 vE-. . Prior to I�.VP.14 c c C ' C) , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: Sanitary Sewers: The neest anitary sewer line to this property is a(n) inch line which is located in -74 !' . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to 6uL-Dirs.14 -T° -tc- i Pic 6" c c NAAt " , —C c-(zts%e `mac c,fit•1152- c=F T+a✓ S+Ter. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: The \LC?AID Water t - Phone:(503) Lo I`T►l ( provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. . f,-s) 5tsta 11..j Rtv,t ' T --'\ P 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. ° PD912c,e,s T t'x/LP11-4G�S To P Af-ICI lar.)64 k1 CAT/ (K3-cftcT CLT C-h\ut A--1 (9-59 -4(1 ( ) Y. 31-1 . STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARO Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 65 percent of the phosph s contained in 100 percent of the crm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: , (N) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: _ V t y /11 ENGINEERING DEPAR' MENT Phone: (503) 639-4171 Fax: (503) 684-7297 h Uogin\patty\preapp.eng (Master section preapp-r mst) December 23,1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT 0, APPLICATION CHECKLIST '1!' CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: ►,t/r l( Vel-Aeae E,4 Date: �/4/97 I APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) 2"" B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies /t E) Filing Fee g SCsrpvCE. I SITE-SPECIFIC MAP(SUPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS l A) Site Information showing: No. of Copies / 1. Vicinity map p� 2. Site size & dimensions Er 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) a' 4. Drainage patterns, courses, and ponds 0' 3. Locations of natural hazard areas including: ❑ (a) Floodplain areas at (b) Slopes in excess of 25% a� (c) Unstable ground (d) Areas with high seasonal water table (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats �? (b) Wetlands 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways LANG LSE.APPLICATION J LIST PACE t CF$ B) Site Development Pla idicating: J. of Copies l 1 . The proposed site and surrounding properties 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site 0' (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas d (c) Loading and services area 2r (d) Pedestrian and bicycle circulation (e) Outdoor common areas er (f) Above ground utilities r� 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site ta' (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions t� 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes ❑ 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies /8 The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines t� (b) Slope ratios ❑ (c) Soil stabilization proposals) (d) Approximate time of year for the proposed site development t� 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report o (b) The validity of sanitary sewer and storm drainage service proposals 5K (c) That all problems will be mitigated and how they will be mitigated t72 LAND USE.APPUCATION/LIST PACE:OF 5 D) Architectural Drawir Indicating: 'o. of Copies lg- - The site developmen, .n proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies / 8 The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings tY 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials t;e" 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary Partition/Lot ine Ad'ustment Ma. Indicatin:: No. of Copies 1 . The owner of the su•"ect parcel ❑ 2. The owner's authoriz: • agent ❑ 3. The map scale (20,50 100 or 200 feet-1) inch north arrow and date ❑ 4. Description of parcel I 'cation and boundaries ❑ 3. Location, width and na es of streets, easements and other public ways within and adjace t to the parcel ❑ 6. Location of all permane ,t buildings on and ,,•.ithin 25 feet of all property lines a 7. Location and width of all water courses ❑ 3. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25 ❑ 10. Location of existing utilities and utility easements ❑ 1 1 . For major land partition wh h creates a public street: (a) The proposed right-of-A, ay location and width ❑ (b) A scaled cross-section •' the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictio s ❑ 13. Evidence that land partition Zvi I not preclude efficient future land division where applicable ❑ LAND LSE aP°!:CATION J UST PACE 3 CF 3 I) Subdivision Prelimina-d Plat Map and Data Indicating: `lo. of Copies 1 . Scale equaling 30,"0,100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed nam: of the subdivision ❑ 3. Vicinity map showi g property's relationship to arterial and collector streets ❑ 4. Names, addresses a d telephone numbers of the owner, developer, engineer, surveyer a d designer (as applicable) ❑ 5. Date of application a 6. Boundary lines of trait to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of u -subdivided land a 3. Contour lines related • a City-established benchmark at 2-foot intervals for 0-10% grades great-r than 10% a 9. The purpose, location, , pe and size of all the following (within and adjacent to the propose.. subdivision): (a) Public and private ight-or-ways and easements ❑ (b) Public and private .anitary and storm sewer lines a (c) Domestic water m.'ns including fire hydrants a (d) Major power telep •ne transmission lines (50,000 volts or greater) 0 (e) Watercourses ❑ (f) Deed reservations t•r parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and pro Iles of proposed sanitary and storm sewers with grades and pipe sizes 'ndicated on the plans ❑ 1 1 . Plan of the proposed water b istribution system, showing pipe sizes and the location of valves and fi e hydrants ❑ 12. Approximate centerline prod es showing the finished grade of all streets including street extensions fo a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) a 14. The location of all areas subj- to inundation or storm water overflow a 15. Location, width & direction of flow of all water courses & drainage-ways a 16. The proposed lot configuration., approximate lot dimensions and lot numbers. Where lots are t• be used for purposes other than residential, it shall be indicated upon such lots. c 1 7. The location of all trees with a b iameter 6 inches or greater measured at 4 feet above ground level, and t ,e location of proposed tree plantings -❑ 18. The existing uses of the property, including the location of all structures and the present uses of the struct res, and a statement of which structures are to remain after platting ❑ 19. Supplemental information includin (a) Proposed deed restrictions (if :ny) a (b) Proof of property ownership ❑ (c) A proposed plan for provision if subdivision improvements a 20. Existing natural features including rock o tcroppings, wetlands & marsh areas a 21 . If any of the foregoing information ca not practicably be shown on the preliminary plat, it shall be incorpora ed into a narrative and submitted with the application a Lazo LSE APPLlclr:cN..LIST ?ACC 4 CF 5 I) Solar Access CaIcu ions: K) Other Informatio\ No. of Copies C i h:`:ogin'patty'masxrs`J{id ist.rnst May 23. 1995 :AND LSE APPLICATION/LIST PACE 3 CF 5 • o B s / w O1 I I I I O . a I / I I co oQ I I mo—.. I 0...s. _ � — —1—— T•—— 1100.03 ao e N2OttM / ` I 1- I V I n I „N I w I I Z. O ::13 .. '7 I 111 a I IN' p 0 A I It8 . I (1 P, I I I ✓ I � ri I ('1 111 I y m n I I IZZ I i v;; •.°„ I I Cl' f I r n I w x----1-----19111---L-29--! �_ w.es L to `OR S.W. t � 7Th _ AVENUE! 0. ,I .o•raE1 • --t ECpN.�_ —RAILWAY- ---•-` (S.13.aS. R.R.1 8 _ • 4 • ELECTRIC----ELECTRIC--'—'---I ------ s w Kt Ott.,. �1 i sp } r• ♦ . �. �� x°tnaM ..-4 NV YF cw O H Cr.p wiis..1s ��" ito.oi O O ^^ 3• 6 wa •s •• /. p b O I Lr L s $o ;p I (.17 I C F. nI w l7 C 1 '—i li I 0 111 I( s I • :11:.11 r---'— --- .�1_ :.er i-------'---4 1 It0/7 '3`.."11:0 - Tx.OT C.-- •~' t°•.tOWrrrr MCYK Ll.t U rotor F uT.» h qp 03- _ ' .L_ E.�5 �b`nO I 1O O •� iab Sr . I I n1 V I 1 !...__10...- . ' Il t'G IeS I I J(D r�s )i 1 1''T°W.�''i io°} io m I I I R 43 _ (— ('• fly iR I$ I; ` 4!1 I N gwla 41 I I r, I',,g 'Ti• 40+„ ',A I b_ i 7� I. ti, I b 1 I ;i� - l'1 I A 'I I I I I 1 .� 1 I .— °a e �--.._ �IS.n+ 1ttt°ietriait/I •` 1111: — -L Tsui �, tt i•� Vtks # r.'eS'.itcl'i""" ..' w"44444 72nd 10.?AI ',ia S.W.J AVENUE 0. it. c.N.N°.IN ..."--\\I'll 1 11' /vit III 01.0_ ..----------------:------------ ts--------- • December 1996 January 1997 February 1997 S M T W T F S S M T W T F S 2 3 4 5 6 Pre-Apps (CD Meetings) 1 8 9 10 11 12 13 14 2 3 4 5 6 7 8 15 16 17 18 19 20 21 9 10 11 12 13 14 15 22 23 24 25 26 27 28 16 17 18 19 20 21 22 29 30 31 23 24 25 26 27 28 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 11A RENZEMA OFFICE PARK, BRIAN kEICHER, PRE APP FOR SDR & LOT LINE ADJUSTMENT, 503--650-6132 • • 9 10 11 1OA Pat Tortora/Jim Castile-SDR 2S1 12DC, 1500. -620-2086 12 - 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 � I 3:43PM Monday,December 30, 1996 _ilt ,i; ' ' ' •.i,.,,'( ' ' 1 •1.i- ii , 9 ii"or '1;1•' ii1 , , '..-1 " '. ,.. ''. ' x 14e. ,. 0, '_,, r, . . . ' .. .1 . ! 1 ' ' 1 _ Mit i 1!tk .1. ' . :,- i.. t. ,:- c. 4,1 ,,, •,;.;• 'F' '-ile.3 , I ME x 148.54 .31 r- • -;t 1111 • 1 1‘ • , 150 i ,,f.. ' -. 011t? 11111- `■-/-77 ' il 11111"' ' • 4 : ' . %I'' • ' 1 ! . El 128.8) )11:anw 1 j ! , x 145. 1 VIII V 1; • , 1 !," . i • . ; ,d;/1111, il , ,,, • . 8 x 127.3 At 6 tb. 0(//0000 to C) 4 , f ■ 11'! 1; . 4., r . ;,. Sr x 14; 1111601 i' lile;417 .x 144.8 Soki P. iti , a ., .. .. . _........ x 126. ira Pr .-,'Ix 144.7 , '... :)..`i 1 i I .,. x 126.4 tni ill 4 1 °H 1 x 12e5 ' i ! I e 11.: I I x 125.2 \sY 124.9x \ tAlli . ..- ir 0 il ; f ■ ;. , • , ■•••4 i • ;.':', • ,;' pc 140.4 !, lii i.k 1 I ... I 140. x 142.8 x 143.11 :I- x 125.5 ‘111111% x 142.9 ‘ 4,14iliiiiirirairommirm,,,„44 .00- 'AIII•mon---:404 ..--406 , ' II; IFI'II 111 k 23.4x '‘.4.111444.44...444.0.0000.:;■:„.,... -1■7■":: - - '- ' Nisi i ', 1; t 1 • 0 . ,/..." - .11 ir. x 143.0 ' . *.) ...... x 127.1 125.2 x ".. - -' , 0 . , 1 # --........... , ‘, 55 , r.........,_......._„--.....j,.....:).------ \ !.. ) x 5' L 6 ' N;:'2'..„4,1..;'8''•-'1,'.-,-.,.4•'.''-,k.,I,X l•-e 6•-i•h?/() I:".• ,•. it'''!1,-'';-',''.,•'•'I.' ■■,1.1 01:' i'i.04l,'4 4l4 I-.s L..I 1 i ii il-t.l- ,'x . - ' 1 1 2 .. .1 1.!;.11,1,,.1,..%.1*■/'1,,. •\ I : A la • w .lei ineiwaowl me e 1►\•iii1.1I■11II■II 161!4L 11IU.1 :RrRr.�� :14I��Iliiy l►T EiL:IE I:AIE►`lld'9 mini and Construction Services Inc. ?l'• \ I I I I i 9025 Sl Center Street'P.O.Bar 23784 is \ TIS'eaTLAND AMMA Wi I HIICAI TWEE TO ME 46 I T pd Organ 97223 a• eaa �SUFFER fi G$ S fJ1ANILNK SCREEN I �7e II Rim ( )eta 620-_352086 36— — — - \LNE ` \ o,,;;y, ' I'Till I I I I I I Hoe_ --- Q e'aoeWALK , FAX: (507)684-J8J6 �a; II I II I ,;� . ; � � , III IIIilllllllll , 1 I I IfllIIII1\�I Bo DING 'A' : \ {_ �j4 II I e:j, III IIII It 11111 I I '4 I III. i ' ', II II11 1 NO. ■ ;;t:...,,,,\\\\\\\\��111I I 1 1 I / /,� ..........0 - l I us ' ;„N \ IIIII /I I / 1 C a : li 1�\ IIII111I/ I � i�1.• 1 PA- I1�1111111 .111I� - I � ___`` - I I� 1 1 le neer PEDEISTRI "a,,{��!:_.�� I II III II I I I , 1--- I 1 PATMW7 < ;,.,TIt IIIIII�/l��t�I '�!^ I '6'Ib7fr --� ! 1;; i 1 l / '/1 p R � /lll/ Jr �� — - � ■ , IQ I j ° '/iii! 1, I • But-DING 'B' L\AID M 101 l „ ;1•\ I � z I +„i.4-:-' .y;-%// I MOO' CICTCLe WI TIP. a NOTED 1-rn '1'''' � I 4a'x R44' �AND! Z7 I ',' ,ri%t?7�/ I r: pi \ Cart PAD ■II U// / of r ___ / i I — �r�� R�1 L.2 I In a//% „-1' I / ,. — : ' la _ / ,�, — /X1111 § F� �• //',';'4,4,C`' ISne1P IN FRONT OF ■ 1 R� I N ' OVERNE4D DOOR ■ -r J SUBMITTALS: / / // \ wilt �'/i;%u////%//////,i' S1�%U///////.�1 1-30.91 CHANC#e PEI!CITY OF /`�' ;�*r�}, 1 I 1 // -- - TCLE RACK FIRE LANE lit1 I TIGAI®REVIEW[GONDRIONE N OF APPROVAL) , s.,1 1 1 T DIN �' I:•t2 D BUILDING 'C' rD.° t� 1 1...... _/ fF. tf[ ` 4.'x 144N, \/ 17i111 \\_ /a,; '.-'-, /i i• ,i000i — — — 7.,., ���c”•:..n I 1 I 0——— ——1 it -/ / / � q —-- �_ / / / I , / I -- -� / / / e ` I ''I /''-7"�. II � 1� �� c c / �c c — /' 7 I I i I ' _ / / / I \ / I %/' i1' ' v//ice-,viii,/i,�•I �■ I PROJECT: C• / / / 1 11 I I I I / / wsT— ■ ' / f .n. / / BUILDING 'D' \ : — ' / 3; ...� f I / epee&P. ■ I— ' 74th AVE. t I � I I / / / 4.'x..' / 1 < � I / / / \/ . I INDUSTRIAL / / I I 1 t ■ tea.«✓I _1— _f_ / ■' I �114a I I a --�-- !_— - ------- ---------------- I■ PARK s ISr4e'W 341.11' I I 15715 S.W. 74Th / I I t;)e t 8 5 8 '1j ie 4' .9 `s I I I I I T1GARO, OREGON 97224 N. I I I P�FACILITY C'x 717'Dla'ROe&AIWA AS'WON ' I / I I I I \ tN CNANLNK eclEelr / I I I I \... i I i r \ – Ir I j 11 ' I � s I� SITE PLAN Date: -,a-97 LEGEND Scale: . AS SHOWN •. I I '!r��' \ ,�- NM. Drawn by. PRT I I I I f I Vii•` \ PIiOPOISED CNEWAT'TRAFFIC FLOW Checked by. DA I I I I ^` It1 Q Drawing Na.: SIPLN I I I ' EXISTING TREE — ;. / I I I I a ,ate° SITE PLAN ' I f f I ,:•'• NOTE! II I f I I I I EACH.UILONO WILL NAVE A OEItlEE Q EMZRIOR Ee�ACE I I MOI/NTED LIONTD. Ea ELEVATIOII[!U FOR LIGHT LOCATIONS. CF WM I I I I �. ?IO PAIKNO'Sow aLLL x META LED ar OFe oR DOTN ISIpEIS I I I I I I I '. ROOD PLAN READ 1r0 PAWING TIE LA ISALWT ZOFE,Oft*MO' L I I ILEVATION LINE AND!NALL EE METALLED WITH CLEAR[PACE MOVE OIISOUO W/O LEVEL OF SEVEN FEET. EGNIS SHALL BE a MCNEe WIDE CT.NCF.s NION AND SHALL NAVE CLACK OR RED LETTER.AND DOIOER Or A I I I I I I I r...._ INITE.AOraRACLNO. • I I I I I I D.FTF-LLCILI I WRCC NO P'�I T PIIfC L Al EA N 9E"�'FEET.• i I I LETTERING ISF4ALL NAVE A ISTRO7E OF NOT LEE!THAN ONE INCH I 1 ST Ex I N G L E S 141G14. SHEET I OREGON ELECTRIC RAILROAD _ Y 1 _ .5 -- _ —I _ _ T _ S.W. 7 44 AVE .- - _ I\ \ S\ — — I J —3---- T / _ / - - — - - --�- - s / /oFfer lE H1m5 / — / ."1 / I 1 r / / . ( \ 3 1 / . , \I 1 1 I / / / \ l t ( / __ \ � I \ 1 ( I II ;- \ \ ` ( \ \ I I I 1 1 v \ ,�.,, • 1 � 1 \ ' ( / r � J H$4—r \ \ I I I —___so err = ���=�z _� // / ' -_ '_+v / —J� Illh L-133 —Jwore m•911.911.9119 o � L.---=' — — y if/ .a, . ,_----,,-:_—___— 1.--- --.,--..___---4:„.,_ _____ -----. _____--- — — — — — 1 ___. _ _him / I / \ �\ \ ` -- — 1 \ - - -L „ I _ ` I \ _______ _______ --- ______ ____ _____ i__ I 1i �_ — I '— I ►O 1 • CITY OF TIGARD BUILDING INSPECTION DIVISION 24 -Hour Inspection Line: 639 -4175 Business Phone: 639 -4171 • Date Requested: . 5 - Z A.M. -- sqQ P.M. MST: Location: A-L -L- S L D6-S P (-{AS e ) (A - 8) BUP: Tenant: (l) D Ur 1 AL P4 e_K- 60 74-714 Suite: Bldg: MEC: Contractor. 9f,./M_. Cel,.. . / Phone: 6 3 q- (3cr5 PLM: Owner: ELC: # ! to u. sDl2-, eone: ho G .ciLeci .S SIT: 5(2g-97-00 BUILDING BLDG (con't) PLUMBING MECHANICAL ELECTRICAL Site Post/Beam Post/Beam . Post/Beam Cover /Service Sewer /Storm Footing Roof UndFl/Slab Rough -In Ceiling Water Line Slab Framing Top Out Gas Line Rough -In UG Sprinkler Foundation Insulation Sewer Hood/Duct Reconnect Vault Bsmt Damp Drywall Storm Furnace Temp Service MISC. Masonry Ceiling Rain Drain A/C UG Slab Shear /Sheath Fire Spklr /Alm Crawl/Found Dr Heat Pump ' - Low Volt Approved . Approved Approved Approved Approved Appr /Sdwlk Not Approved Not Approved Not Approved Not Approved _ FINAL FINAL FINAL FINAL FINAL FIN ?Ilge--t e / a-E-x- 1 J v/ L., T . v ... h y d-; > 7't - .g.0 / f4/ N 1 - ,*0- Jb d. C4 I F-1c.<T - ,r_ aI"€-. / 4)1-•■41.K-_ dim ii`C7 7 $L 1 ir_..r1r.-- , • 0 Call for reinspection 0 Reinspection fee of $ req ed befor next inspection 0 Unable to inspect Inspector. 1 I k cue/ /.71r_ Date: 3 Z 7 8 Page / of CITY OF TIGARD 4 DEVELOPMENT SERVICES .� i4 41 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 IMPORTANT PERMIT NOTICE RE: Plan Check # JIM CASTILE 8100 SW DURHAM RD TIGARD OR 97224 Parcel • 2S112DC -01500 Site Address: 15717 SW 74TH AVE #BLD Subdivision.: FANNO CREEK ACRE TRACTS Block • Lot: 006 Jurisdiction: TIG Zoning • I -P Remarks: Construct pre - manufactured building with manufacturing, office and storage spaces. - This letter is to confirm receipt of your Site Work or Building permit appli- cation which has been forwarded to the plans examiner today for review. As a reminder, the associate land use case(s) � s) is /are: � 1 -( 1 OOH Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans ARE NOT routed to the planning or engineering departments. You must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, -your site work or building permit will NOT be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please contact me directly at 639 -4171 for further clarification. Sincerely, Development Services Technician cc: Building Department 1, 4 anning 'epar ni Engineering Department CITY C ? TIGARD A411 DEVELOPMENT SERVICES '!�� 13125 SW Hall Blvd., Tigard,OR 97223 (503)639-4171 MPORTANT PERMIT NOTICE E: Plan Check #1 10-46V.." v JIM CASTILE 8100 SW DURHAM RD TIGARD OR 97224 Parcel : 29112DC-01500 Site Address: 15717 SW 74TH AVE 41BLD Subdivision. : FANNO CREEK ACRE TRACTS Block : Lot : 006 Jurisdiction: TIG Zoning : I-P Remarks: Construct pre-manufactured building with manufacturing, office and storage spaces. This letter is to confirm receipt of your Site Work or Building permit appli- cation which has been forwarded to the plans examiner today for� review. As a reminder, the associate land use case (s) is/are: �Q 7- 600 . Please be aware you are responsible for satisfying the conditions of the land kse case (s) and must submit plans directly to the appropriate staff person (s) .ndicated on your final order. `our building plans ARE NOT routed to the planning or engineering departments. 'ou must satisfy the land use permit conditions independent of the building 'ermit plans review process. 4fter the building plans review process has been completed, your site work or )uilding permit will NOT be issued without approval from the engineering and 'fanning departments. f you have any questions regarding this notice, please contact me directly al, a39--4171 for further clarification. r Sincerely, Cd2 d--rvW.L.:A. ,evelopment Services Technician -c: Bui nning Department Engineering Uepar meet ■ 7. MIJAN 16 ' NtCOLI . ..toF ENGINE RANG and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503)620-2086•FAX (503) 684-3636 January 14 , 1997 To Whom It May Concern: RE: SW 74th Industrial Park Dear Interested Party: Nicoli Engineering is representing Jim&Audrey Castile,the developers of the property located at 15715 SW 74th(see attached vicinity map.) The Castile's are proposing to develop the site into an Industrial Park, which will focus on providing tenant space for "incubator"type industries. The development will be similar to the Durham Road Industrial Park the Castile's have constructed at 8100 SW Durham Road Tigard, OR. Prior to applying to the City of Tigard for the necessary permits,we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on Wednesday January 29, 1997, at Nicoli Engineering located at 9025 SW Center Street Tigard, Oregon at 6:30 p.m. Please realize this will be an information meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 620-2086 if you have any questions. Sincerely, ames D. Andrews Project Manager JDA:jh enclosures f S.W. BONITA t. 'w A 4 .--1 s 1 SITE z d) a_ DURI-IAM RD. Ii CV 11 lu Z 0 0 co NORTH (lilt) VICINITY MAP SITE ADDRESS: 15115 S.W. 14th TIGARD, OREGON TAX LOT NO.: 1500 TAX MAP NO. 2S 1 12DC ' iUii Division of State Lands (` z Oregon RECEIVED PLANNING 775 Summer Street NE John A.Kitzhaber,M.D.,Governor Salem,OR 97310-1337 (503)378-3805 JUN 3 0 1997 FAX(503) 378-4844 June 24, 1997 TTY(503)378-4615 CRY OF TIGARD State Land Board John A.Kitzhaber Colin MacLaren Governor SRI/Shapiro/AGCO l'hil Keisling Secretary of State 1650 NW Naito Parkway, Suite 302 Portland, Oregon 97209 Jim Hill State Treasurer Re: Wetland Delineation for 74th Avenue Industrial Park located in T2S, R1W, Section 12 in Tigard, Oregon. Det #97-0136 (.SD ) Dear Colin: I have reviewed your wetland delineation for the above referenced site. Based on the data presented, I concur with your conclusions. Your field notes were very helpful in giving explanation to your conclusions. The area of wetland represented in Figure 4 of the report is subject to Oregon's Removal-Fill Law (ORS 196.800-196.990). A state permit is required for 50 cubic yards or more of fill, removal or ground alteration in these areas. Bill Parks, Division Resource Coordinator for Washington County will coordinate any permit reviews. If you have any questions regarding the delineation review, please do not hesitate to call. incerely, f Annette Lalka Wetland Inventory Specialist Wetlands Program cc: City of Tigard, Planning Department Jim Goudzwaard, Corps of Engineers Bill Parks, DSL \\SALEM 1\PP\Wetlands\Annette\letters\97-0136.doc DOTTOM OF EL " TOP OP ELOPE DOUPART LNE f s y - — _-- �• -- - I 1 1 •_ i� Ni . \ .. i //i a 1 I ":" 1 f%'i' sZ � I I I /... � _ 1 6 \ 1 I \ I /-= �` i i0 I i 7 .0=-1.,:- • 1 3`. 3 LOOP PLAN • neriA�oe•: •• I nowARr, :I FwtentIaIs (urledictfonal II ,4 Sample eite I I1 . L 1 ,1 I .......■IMO•••••■•■I 11111111111 /11 11111111 MO 11/1111''' NORTH IIIIP 0 100 200 FEET Base map from Nicoli Engineering,Inc, 1997 7971023 3/26/97 FIGURE Potentially jurisdictional wetlands and sample sites of the proposed industrial development site, west of 74th Avenue, in Tigard, Oregon. 4 MSRI/SHAPIRO /AGCO INCORPORATED •••• , ��� ..• r 1'. 1 (/Y o f :',... :i.,.‘)//... '44 V. ,l ., I . � 1._•• • I/A ••A ` �Y fi r\ • r •nch,;,,x�; . r 0 � ,.. A is • .-.}• G•1 N.,, 'w , _• , 6 \ , * '•i , . „bah ; •. J • q.\ �.1 _ ••� ,�TAe , u ' :• i •- Fl. yr •: : e \\--- '/>, g `` 1 i s ' i; /;� • �' : r', • , �OIY•. �( . . ' •1 �. � �( I AM T Fa � -.Sw sPCIFW r•. �y ` _ j r•,....--%......„ ''' o •1 wiri ..-i ti n • �\ ,, \`...4../,,<;: ,, 6 . .• , •Boni j �` r?oo 1.1* •.•--. . j.--) ,.„-,,, .:-.°)10.,,:776°-: ” 'k . ,P •0 0IY et}xtti -u. t.V1 1 n lhd y- i • '• rt.; I• p y . •. •• - . 1. •.'0 ..,. f !/ Th 5 r.t r..' bl, Str. :,Sgrrc£ R. MIY ,O. r �• 1, r•,•• :t.iM �" w i proposed industrial , i �,,,!��\ /�� 4, g . __.. . -1 development site .Q; L .i� , j;,y, I : t a' O f ■ - ROAD' S ••• !,- 1 ' ''r 4 wr: I _\_ • _1,�N _..�/�< .. •14a 1_PF•I�1 .� r. Y �.pF �, • I'd S•'Iv T. '' i N ,- - - ON POWKZx �'�jam. J7 • : Y ~�'• _ .,,� ,• ` t •�t z , ) Q's ' '•'. Co. ook `2 •FOIE!! ''POWKLV• X. a •1c,,,1:, , iJ ravel l� P yy0' 'e1 J its ` FO ,)°p yf55 I�l\ f^/. Z',t;• I:. ,t,.r. I _. •-_ .1 le 11,i ty��I♦--•=,..,-.-1,,-_:'' i: • DATE. 7 , �J- I PUNS CHECK NO. 7 7 J PROJECT TITLE. COUNTYWIDE TRAFFIC IMPACT FEE WORKSHEET APPLICANT: (FOR NON-SINGLE FAMILY USES) MAIUNGADDRESS. CITY/ZIP/PHONE. TAX MAP NO.. SITES NOADORESS. LAND USE CATEGORY RATE PER TRIP RESIDENTIAL $ 179.00 BUSINESS AND COMMERCIAL $ 45.00 OFFICE $ 164.00 XI INDUSTRIAL $ 172.00 INSTITUTIONAL $ 74.00 PAYMENT METHOD: CASH/CHECK ( CREDIT BANCROFT(PROMISSORY NOTE) INSTiTUT10NAl ONLY: DEFER TO OCCUPANCY LAND US CATEGORY OESCRIFTION1 OF USE WEEKDAY AVG. ! WEEKEND AVG.TRIP RATE I�[,' r��f'T F.x,� TRIP RATE 3.'�7•� r ( _1 / c BASIS: 1911.C/ l(�i( r 1`::, rPa) �T lL (C1_6„..1 ��� rl l�;- rL'r,Q 'v', ) Lpta(V!L, ;3520 . c,„4-0,t(-.)(L, (1iao�c' is C'1I C-Kt 1(.1) sw zurr∎ e fr- t- CALCULAflONS: f / 3357 ao - o PROJECT T/IF GENERATION: Fro Gl e ADOITIONAL NOTES: " �� Q yL � FOR ACCOUNTING PURPOSES ONLY ROAD ANf)Lt, d R IRAN 77SIr.) ,- PREPARED SY: I:TIFWKST.DOC(DST) 1.1 60s,ew)- 4/414ctl wmiTc 23W -rr-,ps _ ,o) ,4 Z2 l x112-Oc) Ll SZ� ,r )Zc2,L - - - 1NECOILI' I NIGINEERING and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 (503)620-2086•FAX (503) 684-3636 August 1, 1997 City of Tigard-Planning Department 13125 SW Hall Blvd. Tigard,OR 97223 Attention: William D'Andrea, Associate Planner, ATCP RE: Site Development Review- SDR 97-0002 Sensitive Lands Review- SDR 97-0003 Jim Castile 8100 SW Durham Road Tigard, OR 97224 Job#96-0806 Dear Mr. D'Andrea: This letter is in response to your conditions of approval dated July 28, 1997 for the above referenced project. My numbered responses correlate to your numerical listing of conditions of approval. 1. There is a standard half street improvement being done on 74th Avenue. The engineering work is being done by Harris-McMonagle Associates,Inc. It is currently in for review. 2. Hams McMonagle Associates,Inc. Engineers-Surveyors 12555 SW Hall Blvd. Tigard, OR 97223 (503)639-3453 3. The survey dated 9-17-90 performed by Hams-McMonagle Associates, Inc. shows a 5 foot dedication on the east side of the property(Washington County Survey #23,888.) The site has been designed for the 5 foot dedication. The legal description is currently being drafted by Harris-McMonagle Associates,Inc. 4. The standard half street improvement is being performed by Harris-McMonagle Associates, Inc., and items(a)through(j)appear to be on the engineering plans. 5. There is a profile of the 7441 Avenue on the standard half street improvement plans. . City of Tigard-William D'Andreas Conditions of Approval Response-Jim Castile August 1, 1997 Page 2 6. An on site water quality facility is located on the SW portion of the property. Final plans and calculations are in the process and will be submitted for review with the site engineering plans. The maintenance plan appears on the plans. 7. The water quality facility is not located in a sensitive area. The outflow path is from the pond to Fanno Creek,thus crossing the buffer zone and wetlands. 8. Included in site engineering plans. 9. The 15 foot access easement to the City for the purpose of providing a pedestrian/bicycle pathway, is currently under negotiation with the City of Tigard. 10. The owner is currently working on the deed restrictions. 11. Revise plans: a) The landscape plan has been modified to comply with the staff report. b) Pride Disposal Company is currently reviewing the trash enclosure locations. A copy of the approval will be sent to the city upon receipt. 12. The appropriate forms have been turned into the Division of State Lands and Army Corps. Of Engineers. At this time we are waiting for their comments. 13. The water quality facility has been relocated therefore approvals of the floodplain and wetlands alterations is not required. 14. The plans are currently being reviewed by Tualatin Valley Fire&Rescue. If you have any further questions or comments regarding the condition of approval for this project please feel free to contact me at 620-2086. Sincerely, felo- Patrick R. Tortora Project Engineer PRT jh OF '. . `y/ .i `` -" IIIIIiëgOfl Division of State Lands... ,. 775 Summer Street NE _, -v John A.Kitzhaber,M.D.,Governor Salem,OR 97310-1337 (503)378-3805 August 8, 1997 FAX(503)378-4844• TTY(503)378-4615 JV-02 State Land Board JIM CASTILE John A.Kitzhaber 8100 SW DURHAM ROAD Governor TIGARD OR 97224 Phil Keisling Secretary of State Jim Hill State Treasurer RE: State File No. 14518 Dear Mr. Castile: We have received your application for the construction of a drainage ditch/swale from water quality facility to Fanno Creek in Washington County. The Division of State Lands requires a permit if you plan to remove, fill or alter 50 cubic yards or more of material within the banks of a waterway. Based on your application, your project involves removal or filling of less than 50 cubic yards of material, therefore a State removal-fill permit is not required. You must also receive authorization, when required, from the U.S. Army Corps of Engineers and local planning department before beginning construction. If you have any questions, please contact me at 503-378-3805, extension 234. Sincerely, William L. Parks Natural Resource Coordinator Field Operations—Western Region \\saleml\fo\attachmentAwest\14518.doc c: Dan Gresham, Corps of Engineers Washington County Planning Jim Andrews, Nicoli Engineering 68/11/97 09:19 $503 625 6179 PRIDE DISPOSAL 111001/004 ilk P *R*I*D*E . DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)62S-6177 TELEPHONE: (503) 625-6177 FAX I (503) 625-6179 FAX COVER SHEET DATE: q4----1 ( "mac 7 TO: C ' pt TELEPHONE: FAX NUMBER: 're. -'---) 7-9 ATTENTION: LLJ ti lC e:L4.,tel r,,,�,t FROM: y� WE ARE SENDING PAGES (INCLUDING THIS PAGE) . IF YOU DO NOT RECEIVE ALL OF THE PAGES. PLEASE CALL US AS SOON A POSSIBLE. THANK YOU o Elel C....10 c u it,da..S 6...); 1( hi ..a.¢_"- PL : PDs Ce-Aseipa—,,i O v I p .0, - e 4 5 I T eah $41-•ac-4- c1 '4-s ---ck ate,, k_S, ,vi. O.i..I..d Inn of ______t_-____ 'N101.1'3 ■ J� w/ I1' . r.I I I •ed Ion Ms 1/141 IvdurM. cx t r Y' M �1 (i CR ..ti ✓mow 1r =ma w° wrW� 1 J 1 • M1 111 We��M'NBrIA1 .-.._.—.__..._.._.. wn—..—___...__._' MY!wwe..—_.._L. .. ._ ..__._...._..._-__ `�`_�} 111 pxyiOpl co r �' •-• .Plea k \ ' iMw r i I o. \ Mw m \ -----r I 4=0/ r.•,r•.•j I ICJJ erte• r (I 0 F / irrj y . i i ' P, ' I 11 G RUyDIwQO P1 6. I� x N tre r IM 661/ •. ■=ri-- --i- 1 I Ill Y il b i . /./../ i i.. 11/a BUILDNO'F' 1 I U I I 77 Wein a r' _ I I t, i • —e e Is__ y M +t� e I 4 w �: r •'��. rrr� I r r e C/1 1 . M UUILCNQ 1 , 1 o N i I 74 AVE. r I INDUSTRIAL. �. + PARK • ( oBdl 6117a 1■719 fl II 14•11 1 - w,..--w.•r.IIA° I I II) arilE PLAN _ NI" r-70- Oft 1-113-P1 Mla Ill 613•6 Omit y MT Ovid ti AI Afr kw 11011 ):71 BITE PLAN L. ISMItla o 0 la 0 0 rA I Sal 1 1 15' x 20' DISPOSAL G AREA UJIb' HIGN c. in C . 17: I 1-1A INLIN( PCR EN. eq in Ln In 10"5 534.00' ` d � 0 CID ILZ 0 El ,, BUILDING 'A' - 9 U / b,400 $,P, cm 3 2,15' 40' X IbP CA 1 CO NO PARKING 'ei%//%% %/% /%/`///%A 4' WALKWAY G/,;////4 4 m C I C C ,b tTi i- i v" � o 'G' � � %11 52.50' _ _ t- cA A ! J I I V 4` 4.1ALKilVAY r-,- /,. _rn ca 1 1 BUILDING B' ki 51120 SF. FIRE: BICYCLE RACK H24.00 ii' ON 5'X10' 40' X 1,44' eiEE CONC, PAO 7 AP / ..,zi K,; r r//l/////?:///////////A %/%////: Eg O C..1 0 O / 0 Al ' ei STRIP IN FRONT OF �� 35.00 I., OVERHEAD DOOR _ %.t: ///,///"A�/////'1,:/%//4'UAUJar%///'�/, ap • is— ! BICYCLE RACK ON 5'XI0' BUILDING 'C7' o BUILDING ' F' 5,160 5P. 3,940 SF. 40' k 144' o 40' X 56' i /.//// ///// %// 44' WALKWAY.0r 17.7' Y cn CO C C _ C G . P w .4 .41 d m t7 b G C C C t- r /%%�%/i%///;/M 4' WALKWAY %i f BUILDING 'D' 15' x 20' DISPOSAL 6,000 SF. AERA 1.1.)/6' I-I101-I 40' X 150' CI-IAINLINK SCREEN g S 09'51`4 0" W 341.11' til 0 o ....3:#301Aik ' ' . ' August 15, 1997 �� CITY OF TIGARD OREGON Jim Castile —Y 8100 SW Durham Road Tigard, OR 97224 RE: Plans Check Number: 08-39C This letter is to confirm receipt of your building plans which have been routed to the plans examiner. As a reminder, the associated land use case(s) is/are: SDR97-0002. Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. Geo Oberkamper, Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department I:\DSTS\BUPLUC.DOT 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 ��,�Y 1 If �►1 / 1 P.056ox 23784 fic Hwy. �`J� n1 r �I n1[r.111V S��"/�0 U u G�1 1"�•iIN IV° • Tigard, Oregon 97223 I_ /'� i o�rc� �1'� No�II�UVVIY and Construction Services, Inc. (503) 620-2086 ATTENTION I W Lt- 1D' A .n gr - TO C I kat o ili ftrck RC 7y ihdks4rial mar k RECENO SEP 11 1997 - COMMUNITY DEVELueidc,ii GENTLEMEN: WE ARE SENDING YOU 0 Attached ❑ Under separate cover via the following items: XShop drawings /Prints /Plans El Samples ❑ Specifications ❑ Copy of letter LI Change order ❑ COPIES DATE NO. DESCRIPTION 1 'Y-c 1-9) C. Come r ua+ ult EQ-Ceme- of- roc P-1 004( t& % 9—//.g7 c-j h-\16. Curl'' skeef-s THESE ARE TRANSMITTED as checked below: For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections El Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: 1A- fi ttAAL. Vandal-Resistant Wall-Pak Fixture Type: ORDERING SEQUENCE CATALOG NUMBER VOLTAGE OPTIONS(Factory Installed) I Twp ✓ ✓ ✓ ❑ TWP 100H ❑ 120 Shipped Installed In Fixture MERCURY VAPOR ❑ TWP 175H ❑ 208 ❑ SF Single Fuse(120,277V) 100/175W ❑ 240 ❑ OF Double Fuse(208,240,480V) 8' to 15' Mounting ❑ 277 ❑ ORS Quartz Restrike System(lamp not included) ❑ 480 ❑ PE Photoelectric Cell ❑ TB' ❑ -70F Reduced Ambient Operation(-70°F) ❑ LS Lamp Support ❑ CR Corrosion Resistant Finish(polyester-back hsg.only) ❑ CRT Corrosion Resistant Finish(teflon-back hsg.only) ❑ FS Full Shield for IES Cutoff ,0111. ❑ OBL Architectural Color-Black is 1B' ❑ OMB Architectural Color-Medium Bronze _...j...-?'-`1 ' s,�. 40.96cm 0 DWH Architectural Color-White `' :- Shipped Separately 2 15 7ne- ❑ WG Wire Guard 39.21cm L - TJ __ SPECIFICATIONS '—It7�- �Q HOUSING-Rear housing is rugged, lightweight,corrosion-resistant,die-cast ^-19.68cm aluminum.Stainless steel external hardware includes slotted and tamper-proof fasteners. Mi OPTICS-Reflector is white painted aluminum.Front housing and reflector are one piece,injection-molded,UV-stabilized polycarbonate.Dark bronze polyester enamel - electrostatically applied is standard. Refractor is sealed and gasketed to inhibit the entrance of outside contaminants. Mogul base porcelain socket.Socket bracket is adjustable. WEIGHT - BALLAST-High power factor constant WATTS lbs. kg. wattage autotransformer. Ballast is 100% 100 11 5 copper wound and factory tested. 175 21 5 INSTALLATION-Backwire access on a 3'or 4'outlet box.Top wire access through 3/4' conduit entrance.Feed-thru wiring can be achieved by using a condulet tee. Mount on any flat vertical surface. LISTING-UL 1572 listed for wet locations. NOTES: NOTE-Not recommended for car wash ' Multi-Tap Ballast(120,208,240,277V). 2 May be ordered as accessory.MUST applications. • see Bldg.Mtd.Options 8 Accessories ACCESSORIES(Field Installed) Sheet for ordering information. (order as separate line item) Cal.No. Description PEK Photoelectric Control Kit f. L/THAN/A ■ H/-TEK INDUSTAIAUOUTDOOR LIGHTING A DIVISION OF LITHONIA LIGHTING 2/89 TWP H1 PHOTOMETRIC DATA The charts below provide the most useful data from photometric tests of specific lamp/luminaire combinations.For complete results of any combination shown,or other requirements,contact your LITHONIA HI-TEK representative. TWP 1 00H LAMP: 100...3r M«•vry Lamp Ter.4 4.300 to..... TWP 175 H UM/- 173..•N Mercu• V•y.lamp.sr•4 1.300 l..rn•nF F•..un4lo val...hated.n E' nn,h. hr FooNan.31•valve.M.•4.n I min r'^9 h•. hr T.r Ra�.r•N•. 16121 Too R•}+n 14.. 14974 + INITIAL FOOTCANOLES FLua orsninON INITIAL FOOTCANOLES FLU40rST .TION W Fne 2 DOwNW1FI0 LuIENS ••.OF LAMPS 2 [t DO'M•Y'1.F10 LUMENS •.OF LAMS 1___. MO./ I.]• ].• Y I .•ONT 1 947 ]•• v Mu I•. ]] SSW== •tY 317 •) z ■ TOTAL 1.7.7 ]t 7 Z '`, D�� 1"`■ TOTAL 1.11. 1.t i 1�i�l��l 1 s Allan! r_ firma OEFFICKNTS Of 6 � �� COEFFICIENTS OF UTILIZATION 0.6 i . • ,. 0.7 1ONTeelM g . ERNI 60.3 �� 0 1 2 2 4 3 6 '. 0 1 2 3 4 S 6 i RONT OSSTANCE M 119T3 OF IIOUFrTSlG HEIGHTS / 02 VIM DWTANCE MUSTS OF 130uNTINO IMIGNTS V 03 r w.rn.d.�•wr co44acTIO..ACTOa 0.1 UOL TS•d...•0117 COMMCT»4.•CM. 0.1 ■ n..n....t.....••••awn......F..1 All MN 1 1r.....•.......00.......wn..•waI 0 la Iv • 44 114 • 16 �..aaaa� 104.• 44 III.• ,a u RFAI� 11 4 . 70 4 • I• 0 I 2 3 4 5 • 11 4 • 10 h . 0 1 2 3 4 5 ramp M4• n•N wrS a••.Mn••G•••Inns ••••• 411••1•••V•15 D..O.••■••G...C.•] ■ ELECTRICAL CHARACTERISTICS 111E CU1R@/T MIMART POWER MNIART (AMPS) DROPOUT INPUT FACTOR REGULATION w•TT•GE/6ALLAOT VOLTAGE START:OPEL VOLIAGI WAT15 1%) UM V•LAMP LUMENS 120 1.03/1.03 w 304 .34; .w 104 100 CWA 240 .30/ .32 170 III AO. . 10%•• 5% 777 42/ .43 139 ' 460 23. .26 340 120 1 10,1.40 63 201 1.10/1.10 112 173 CWA 240 .90/ 90 120 205 60. • 10%•.5% 377 .71/ .74 130 - 440 .44/ .44 730 T•SUd to c,Tr•n1 IES and NEMA standards under•lao•'a•d IaDO•ato•T Cor.d11'0A4 Venous 0D••■.n0 lacier,Can C•.r.•0•Ir•••nCal 6•I.4.n I•D0ra10r7 dila and Actual 1.14••.11.1r•m.n1. O.m•ns.ons and ip.C.NCai'on..14 IIts Ca1a100 WI.046.0 on II,••tidal Curr.nl 4•411I131•data and III 116101•CI 10 0an9• • '. L/THON/A _ HI-TEK INDUSTRIAL/OUTDOOR UGHTING A DIVISION OF LITHONIA LIGHTING • P 0 BOX 72 CRAWFORDSVILLE INDIANA 47933-TELEPHONE 317 362.1837•FAX 317 362.9083 TWP H1 m 1989 Lrtnonu GgMing 2189 • Small Vandal-Resistant Wall-Pak Fixture Type: ORDERING SEQUENCE CATALOG NUMBER VOLTAGE rOPTIONS(Factory Installed) TWL._ ,,:., , • ( II I I I HIGH PRESSURE SODIUM ❑ TWL 35S 0 120 Shipped Installed In Fixture 35W O SF Single Fuse 8' to 12' Mounting D PE Photoelectric Cell os 0 L/LP Less Lamp O DBL Architectural Color-Black O OMB Architectural Color-Medium Bronze ❑ DWH Architectural Color White = %'� ❑ RHP 120V Reactor High Power Factor _ Shipped Separately' ❑ WG2 Wire Guard ❑ EP13 Extension Collar,1-1/2'deep 0 EP2' Extension Collar,2-1/8•deep SPECIFICATIONS HOUSING-120V NPF-backplate is heavy gauge steel finished in white thermoset polyester powder electrostatically applied. TWL 120V NPF Unit TWL 120V HPF Unit HPF-housing is rugged,heavy duty cast aluminum finished in dark bronze EPA:0.7 ft 2 thermoset polyester powder electrostati- '..� ∎ig T sally applied. Electrical components are mounted to the cast housing for maximum T , I 10-12- ■ I 1I 10-3/4 ■ heat dissipation. ii-______777:__..,_ _____ ____ ____....„ 28.7tm 27.3 cm _ OPTICS-Front cover/refractor is injection- _ — molded,one piece,UV stabilized polycar- bonate.= bonate.The optical system is sealed and gasketed(EPDM)to inhibit the entrance of — :` � — contaminants.Standard finish on opaque I— 6.3/4* 1_,3-718• ,.718- I__7.11/18" I portion of front cover is dark bronze 17.2 cm 9.8 cm 18.1 tm 19.5 cm polyester enamel. Front View Side View Front View Side View LAMP Medium base lamp included with fixture. Weight: NPF 4 Ibs(1.8 kg) 71/8 BALLAST-Reactor normal power factor or HPF 8 lbs(3.6 kg) 1--- 181 cm —4 reactor high power factor,100%copper 1 , 1 1-7,• I--- 10 2 cm —I wound and factory tested. is INSTALLATION-HPF units may be 0 a ¢,r ( � horizontally wall or post mounted.3/4' 1o.stm threaded hub provided for surface conduit. II 7.3 ca 1 NPF surface conduit mount requires 103 cm o 0 o 1 3.9/� 111 / extension collar accessory.Closed cell I tee=\I I 9.1 cm EPDM gasketing between the backplate/ 1 housing and the mounting surface seals the junction.Stainless steel external Backview Top View hardware includes slotted and tamper- NOTES: proof fasteners. ' May be ordered as an accessory. LISTING-UL 1572 Listed for wet locations 2 N/A with'HPF,TWL MB or EP. ACCESSORY(Field Installed) ' 120V NPF units only. and CSA Certified. N (order as separate line item) Cat.No. Description SOCKET-Porcelain,medium-base socket with copper alloy nickel-plated screw shell PEK Photoelectric Control IOt(120V NPF only) and center contact. UL Listed 660W-600V, TWL MB Cast Aluminum Mounting Box 4 KV pulse rated. Y '.L/THON/A H/-TEK 5/92 wousrwnt rournoon ucrm++c TWL S1 • PHOTOMETRIC DATA • The charts below provide the most useful data from photometric tests of specific lamp/luminaire combinations. For complete results of any combination shown,or other requirements,contact your LITHONIA representative. Vertical Lamp Orientation Horizontal Lamp Orientation TWL35S LAMP 35..n ISyn PH.4.Sao,.n Lamp trod 2250 Lam., 1 rY L 35S LAMP' b-.wc Her Pftioun Sox*Um moo 2250 Loons Foctay.roots Wood m a'monnq n.St Tau R.pet N0 11927.371 Foosa+d.vWua 215.0 on a meunt.ng 4“2,11 Tas Repel Na'9W7 INITIAL FOOTCANDLES FLUX DISTRIBUTION INITIAL FOOTCANDLES FLUX DiSTF1BUTION 2 22 2 • t DOWNWARD LU.ET4 %OF LAMPS 1 DOWMNARO LLMEN$ •.CF LAMPS = FRONT 390 as 0 i FRONT t.'.;2 1 12; i REAR 3sa '27 `�`_�■ REAR 227 I 12.3 0 TOTAL 1276 567 0 Mall TOTAL 1,409 62,5 ' 1 8 CWF1C94TS OF unQATtON 8 I$ t Mr. 3 aM l _�� MORROW'S CF VtaIIAT7CN 3 7 /', 5 07 i i I I t...-7 2��■■ _ QS l L ©� I� I j soft 5 I =E.I�• t as o a ' 0.1 I i S a OS 0 I 2 3 a S 9 2 1 0 t 2 1 a S ,r`. at I I , e DISTANCE IN UNITS OF MOUNTING HEIGHT 0 1 2 3 a 5 DISTANCE IN UNITS OF MOUNTING HEIGHT • TRANSVERSE WOrm N LOOS CF WOWING HEIGHTS 6,171 0 1 2 3 a 5 „a.w ,QArwO•1 Yt[d4Cid fK•d. - 70 0. aa =aA�;.c 41.,CtAerna rICON TamoNERSE W27rN N LOFTS CF 10WWNG HEIGHTS ,r a-.. rr...n.0 t w e. 0. l.. ..1 179. u tHr.r w=,..�w.....r,, • • ELECTRICAL CHARACTERISTICS UNE CURRENT PRIMARY POWER PRIMARY (AMPS) DROPOUT INPUT FACTOR REGULATION WATTAGEASALLAST VOLTAGE START/OPER VOLTAGE WATTS (%) LINE V•LAMP LUMENS HPS 35 R-NPF 120 1.35/.85 96 46 45 s 5%=:12% R-HPF 120 .68/.40 96 46 90 s5%=:12% Tested to current TES and NEMA standards under stablllzed laboratory conatCta.VarloUs operating factors can Cause dltterence5 between hboratory data and ac11a1 f1eld measurements.Dimensions and SpeCIt Icallons In tIES catalog are based on Me 77051 Current avaaable data and are subiect to change. r aLITHONIA is H/-TEK TWL Si INDUSTRIAL/OUTDOOR UGHTING —20S PO BOX 72,CRAWFORDSVILLE,INDIANA 47233,TELEPHONE717 362.1837 ©1992 LITHONIA LIGHTING 5/92 FAX 317 362.9083,A DIV OF LITHONIA LIGHTING•IN CANADA'1100 50TH AVE. • LACHINE.QUEBEC HAT 2V3.A DIV OF N.S.I.HOLDINGS,INC • 3i f STAI t OF OREGON SS County of Washington 15 I, Jerry R. Hanson, Director of Assess- ment and Taxation and Ex-Officio County Clerk for said county, do hereby certify that the within instrument of writing was received Gand recorded in book of records of said county. }` Jerry R. Hanson, Director of Assessment and Taxation, Ex- Officio County Clerk Doc : 97085007 Rect: 194011 23. 00 09/12/1997 10: 40: 29am RETURN RECORDED DOCUMENT TO: CITY HALL RECORDS DEPARTMENT, CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 INDIVIDUAL File No. ��'\1- Z DEDICATION DEED FOR ROAD OR STREET PURPOSES James Castile . Audrey Castile _ Frna Fsau do hereby dedicate to the public a perpetual right-of-way for street, road, and utility purposes on, over, across, under, along, and within the following described real propety in Washington County, Oregon: • Attached Exhibit "A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenants that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is S 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF, I hereunto set my hand o s 1 77 day of A„rj n s t , 19 a 7 . Signature Signature 15715 S . W . 74th 8100 S . W . Durham Rd Tax Statement Address Mailing Address Tigard . Oregon 97224 Tigard , Oregon 87724 STATE OF OREGON ) ) ss. County of Washington ) This instrument was acknowledged before me on 2.41,2_/_9.2____(date) J a m e c CA c t i 1 P Audrey Castile , Erna Esau (name of person(s)). �w� OFFICIAL SEAL l Notary's Signature 1 : VIVIAN L.NIMMO ) NOTARY PUBLIC-OREGON 1 Ivly Commission Expir.:s: ti i•r c/ 1 COMMISSION NO.061885 ( - ,•, MY COMMISSION E�IRES FEB.18.2001 1, Accepted on behalf of the City of Tigard this � of At. )' , 1947 . I 3 p City Engineer August 11. 1997 EXHIBIT "A" 5.0 FOOT WIDE RIGHT OF WAY DEDICATION TO BE ADDED TO S W 74Th. AVENUE. THE FOLLOWING DESCRIBED STRIP OF LAND BEING A PORTION OF THAT LAND AS DESCRIBED IN DEED RECORDING No. 96-080369, ALSO BEING A PORTION OF LOTS 4, 5, AND 6 OF THE DULY RECORDED PLAT OF "FANNO CREEK ACRE TRACTS", SITUATED IN THE S E QUARTER OF SECTION 12, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. BEGINNING AT A POINT ON THE NORTH LINE OF SAID LOT 6 AT THE INTERSECTION WITH THE WEST 20 FOOT RIGHT OF WAY LINE OF S W 74Th AVENUE; THENCE ALONG THE 20 FOOT RIGHT OF WAY LINE, S 02°05'16" E 361.05 FEET TO THE SOUTH LINE OF SAID DEED; THENCE S 89°51'48" W 5.00 FEET; THENCE PARALLEL WITH THE SAID 20 FOOT RIGHT OF WAY LL�'E N 02°05'16" W 361.05 FEET TO THE NORTH LINE OF SAID LOT 6; THENCE N 89°51'48" E 5.00 FEET TO THE POINT OF BEGINNING. CONTALNLNG 1805 SQUARE FEET. THE BASIS OF BEARINGS FOR THIS DESCRIPTION IS WASHINGTON COUNTY SURVEY No. 23,888. I ou og >p n{p 2 y O ORS ELECTRIC RAILROAD Ex) � D co r m r z 72ND AVE 1 � V Iry►is II ii 12750 S. . Pacific Hwy. n ET:IA OF '{I nQll�Jel1VU0�n tt�P L� n1 Lrl] /n1 I Tigard, Oregon 97223 DATE JOB NO O and Construction Services, Inc. (503) 620-2086 q 4(oo8ecv ATTENTION WILL TD'ArOogc-.1} AE TO _ C I 'Ltd,. G -Tho3 ckrA- 7`1 — I nd.u.C#1- ca. Petrk RECEIVED OCT 0 21997 GENTLEMEN: COMMUNITY DEVEINMEN WE ARE SENDING YOU ❑ Attached D Under separate cover via the following items: ❑ Shop drawings JS(Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO DESCRIPTION 3 /0-/ -9) 1 PAT\ \-A)A`( EIS EVV) EN F 3 !o-f - 9) t Co►. )cvArio &m8NT- 1 /o-1 -q) l Ems eio A-e,Q. me 1g- -PAT-Ft- 10-! -9) I IZ t�t S e1D L A-N p,v-APE P L•4-u THESE ARE TRANSMITTED as checked below: X For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections El Return corrected prints ❑ For review and comment 0 ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: en 1 0)(-11-0(-0-- ! I ` l 114.k' I _ _ . k III,. ,g,_ - i ' , ! . : ,, 1 1 _ . ' 1 . ._. . M. ANL . I and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784•Tigard, Oregon 97223 January 5, 1998 (503) 620-2086•FAX (503) 684-3636 William D'Andrea `r Vv City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 Re: 74th Avenue Industrial Park Water Quality Pond Dear Mr. D'Andrea: On January 5, 1998 a site visit was performed by Nicoli Engineering, on the water quality pond. The pond has been constructed as shown on the plans and specifications. To date the outfall has not been constructed. The construction of the outfall is not necessary for the pond to functional properly. We are recommending to hold off on the construction of the outfall so the soil can dry out and become workable. The final grading, construction of the outfall, and landscaping will be comple d toward the middle •f tre summer. Sin r= Y, 1,101 11135 9 01(m Nicoli, P.E. cp& C a„,w, c..e �\ `Nsc►r`'� '\r ,�c\ �� cs>,.� V,(.4".1 \-\\n Yew►\� OREGON N.,- � \\N� a�� \\ ✓-41MFS R.N,GO\. i\-o C.- A `\ \\ ” v‘■c \� I EXPIRES. 12-31-98 -QN"\ . Lcxndsccxping .Inc it ettikakigilits 8100 SW Durham Road • Tigard, Oregon 97224 • (503)639-1395 • FAX (503) 624-8280 January 5, 1998 City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 ATT: Will D'Andrea Agreement between S & L Landscaping Inc. Jim Castile and City of Tigard regarding property located at 15615 S.W. 74th. Tigard, Oregon. We agree to complete the landscaping, curbing, and parking lot striping as per Nicoli Engineering Drawings dated 7/28/97. Sheets 1.1 through 1.6 as designed for buildings constructed. We are providing a proformance bond for $10,000.00 Thank you, Jim Castile Owner �,.-- S & L Landscaping Inc. Jim Castile Supt. Of IMPLEMENTING GROWTH FOR OCR ENVIRONMENT .E RFORMANCE BOND Bond P2809723 KNOW ALL BY THESE PRESENTS, That we, S & L LANDSCAPING, I NC. 8100 S.W. DURHAM ROAD, TIGARD, OREGON 97224 (hereinafter called the Principal), as Principal, and REL I ANCE NAT I ONAL I NDEMN I TY COMPANY , a corporation duly organized under the laws of the State of WISCONSIN (hereinafter called the Surety), as Surety, are held and firmly bound unto CITY OF TIGARD, OREGON , (hereinafter called the Obligee), in the sum of TEN THOUSAND AND NO/ 100 ($ 10,000.00 N « « ) Dollars, for the payment of which sum well and truly to be made, we, the said Principal and the said Surety, bind ourselves, our heirs, executors, administrators, successors and assigns, jointly and severally, firmly by these presents. Sealed with our seals and dated this 5TH day of JANUARY , 19 98 WHEREAS, said Principal has entered into a Contract with said Obligee, dated diz, 6-- J'S''' for LANDSCAPING, STRIPING AND CURBS In connection with the 74TH AVENUE INDUSTRIAL PARK PROJECT located at 15615 SW 74TH AVE. , TIGARD, OREGON in accordance with the terms and conditions of said Contract, which is hereby referred to and made a part hereof as if fully set forth herein; NOW, THEREFORE, THE CONDITION OF THIS OBLIGATION IS SUCH, That if the above bounden Principal shall well and truly keep, do and perform each and every, all and singular, the matters and things in said contract set forth and specified to be by said Principal kept, done and performed, at the times and in the manner in said contract specified, or shall pay over, make good and reimburse to the above named Obligee, all loss and damage which said Obligee may sustain by reason of failure or default on the part of said Principal so to do, then this obligation shall be null and void; otherwise shall remain in full force and effect. S & L LANDSCAPING, INC. Principal B y y_s � ,� RELIANCE NATIONAL INDEMNITY COMPANY ✓ :" MEL I SSA C. JONES °A t rney-in-Fact SG-1564/EP 6/90 PRINTED IN U.S.A. THE FACE OF' DOCUMENT HAS A COLORED BACKGROUN I WHITE PAPER RELIANCE SURETY COMPANY RELIANCE INSURANCE COMPANY UNITED PACIFIC INSURANCE COMPANY RELIANCE NATIONAL INDEMNITY COMPANY ADMINISTRATIVE OFFICE, PHILADELPHIA, PENNSYLVANIA POWER OF ATTORNEY KNOW ALL MEN BY THESE PRESENTS, that RELIANCE SURETY COMPANY is a corporation duly organized under the laws of the State of Del- aware, and that RELIANCE INSURANCE COMPANY and UNITED PACIFIC INSURANCE COMPANY, are corporations duly organized under the laws of the Commonwealth of Pennsylvania and that RELIANCE NATIONAL INDEMNITY COMPANY is a corporation duly organized under the laws of the State of Wisconsin (herein collectively called "the Companies") and that the Companies by virtue of signature and seals do hereby make, constitute and appoint Gloria Bruning, Vicki L. Nicholson, John D. Klump, K.C. Kraig,James P. Dooney, Kenneth L. deLooze, Philip Forker, Melissa C. Jones, Gene Dietzman, of Portland, Oregon their true and lawful Attorney(s)-in-Fact, to make, execute, seal and deliver for and on their behalf, and as their act and deed any and all bonds and undertakings of suretyship and to bind the Companies thereby as fully and to the same extent as if such bonds and undertakings and other writings obligatory in the nature thereof were signed by an Executive Officer of the Companies and sealed and attested by one other of such officers, and hereby ratifies and confirms all that their said Attorney(s)-in-Fact may do in pursuance hereof, This Power of Attorney is granted under and by the authority of Article VII of the By-Laws of RELIANCE SURETY COMPANY, RELIANCE INSURANCE COMPANY, UNITED PACIFIC INSURANCE COMPANY, and RELIANCE NATIONAL INDEMNITY COMPANY which provisions are now in full force and effect, reading as follows: ARTICLE VII-EXECUTION OF BONDS AND UNDERTAKINGS 1. The Board of Directors,the President, the Chairman of the Board,any Senior Vice President,any Vice President or Assistant Vice President or other officer designated by the Board of Directors shall have power and authority to(a)appoint Attorney(sl-in-Fact and to authorize them to execute on behalf of the Company,bonds and undertakings,recognizances,contracts of indemnity and other writings obligatory in the nature thereof,and Ibl to remove any such Attorney(sl'in-Fact at any time and revoke the power and authority given to them. 2. Attorney(s)-in-Fact shall have power and authority, subject to the terms and limitations of the Power of Attorney issued to them, to execute deliver on behalf of the Company,bonds and undertakings, recognizances,contracts of indemnity and other writings obligatory in the nature thereof. The corporate seal is not necessary for the validity of any bonds and undertakings, recognizances,contracts of indemnity and other writings obligatory in the nature thereof. 3. Attorney(sl-in-Fact shall have power and authority to execute affidavits required to be attached to bonds,recognizances, contracts of indemnity or other conditional or obligatory undertakings and they shall also have power and authority to certify the financial statement of the Company and to copies of the By-Laws of the Company or any article or section thereof. This Power of Attorney is signed and sealed by facsimile under and by authority of the following resolution adopted by the Executive and Finance Committees of the Boards of Directors of Reliance Insurance Company, United Pacific Insurance Company and Reliance National Indemnity Company by Unanimous Consent dated as of February 28, 1994 and by the Executive and Financial Committee of the Board of Directors of Reliance Surety Company by Unanimous Consent dated as of March 31,1994. "Resolved that the signatures of such directors and officers and the seal of the Company may be affixed to any such Power of Attorney or any certificates relating thereto by facsimile,and any such Power of Attorney or certificate bearing such facsimile signatures or facsimile seal shall be valid and binding upon the Company and any such Power so executed and certified by facsimile signatures and facsimile seal shall be valid and binding upon the Company,in the future with respect to any bond or undertaking to which it is attached." IN WITNESS WHEREOF, the Companies have caused these presents to be signed and their corporate seals to be hereto affixed, this August 15, 1996. RELIANCE SURETY COMPANY RELIANCE INSURANCE COMPANY v ►.o.; ` Paz UNITED PACIFIC INSURANCE COMPANY `slut :x \ `�+;;ti "i SEa 't% RELIANCE NATIONAL INDEMNITY COMPANY 1 704 4J, a4/-7,i STATE OF Washington COUNTY OF King } ss. On this, August 15, 1996, before me, Janet Blankley, personally appeared Mark W. Alsup, who acknowledged himself to be the Vice President of the Reliance Surety Company, and the Vice President of Reliance Insurance Company, United Pacific Insurance Company, and Reliance National Indemnity Company and that as such, being authorized to do so, executed the foregoing instrument for the purpose therein contained by signing the name of the corporation by himself as its duly authorized officer. ,,,,,_ In witness whereof, I hereunto set my hand and official seal. tr'`'y'0 Ry F NOTARY 4.1 P;IIOLIC (/y! 12-29.97 (.r `=91� �� Notar' Public in and for the State of Washi gton Residing at Puyallup I, Robyn Layng, Assistant Secretary of RELIANCE SURETY COMPANY, RELIANCE INSURANCE COMPANY, UNITED PACIFIC INSURANCE COMP- ANY, and RELIANCE NATIONAL INDEMNITY COMPANY do hereby certify that the above and foregoing is a true and correct copy of the Power of Attorney executed by said Companies, which is still in full force and effect. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seals of said Companies this 5th day of January 19 98 AIL. A _� 0►'0"• °c /Q.44%. r `"'�, � 't,� 4 Assistant Secretary pi THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK-HOLD AT AN ANGLE TO VIEW