SDR2006-00011 NOTICE OF TYPE II DECISION
.1
SITE DEVELOPMENT REVIEW (SDR) 2006 -00011 : s ` :_,
WATER TOWER PLAZA
t
120 DAYS = 8/24/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: WATER TOWER PLAZA
CASE NOS.: Site Development Review (SDR) SDR2006 -00011
PROPOSAL: The applicant is requesting Site Development Review approval to build a 2- story,
5,903 - square foot office building. The existing single - family house will be
demolished.
APPLICANTS/ Richard Hartung & APPLICANT'S Rowell Engineering & Design
OWNERS: Timothy Leslie REP: Ann: James Rowell
11580 SW 67th Avenue 10570 SE Washington Street, Suite 210
Tigard, OR 97223 Portland, OR 97216
LOCATION: Corner of SW Baylor Street and SW 67th Avenue, just west of F Tighway 217 and
adjacent to the two water towers; 11580 SW 67th Avenue; Washington County Tax
Map 1S136DD, Tax Lot 500.
ZONE: MUE: Mixed -Use Employment. The MUE zoning district is designed to apply to a
majority of the land within the Tigard Triangle, a regional mixed -use employment
district bounded by Pacific Highway (Hwy. 99), Highway 217 and I -5. This zoning
district permits a wide range of uses including major retail goods and services,
business /professional offices, civic uses and housing; the latter includes multi - family
housing at a maximum density of 25 units /acre, equivalent to the R zoning
district. A wide range of uses, including but not limited to community recreation
facilities, religious institutions, medical centers, schools, utilities and transit- related
park-and-ride lots, are permitted conditionally. Although it is recognized that the
automobile will accommodate the vast majonty of trips to and within the Triangle, it
is still important to 1 support alternative modes of transportation to the greatest
extent possible; and 2 encourage a mix of uses to facilitate antra - district pedestrian
and transit trips even or those who drive. The zone may be applied elsewhere in the
City through the legislative process.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705,
18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Commun Development Director's designee has
APPROVED the above request subject to certain conditions of approval. The findings and conclusions on
which the decision is based are noted in Section VI.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 1 OF 24
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF SITE /BUILDING PERMITS:
Submit the following to the Current Planning Division (Emily Eng, (503) 718 -2712) and include a
cover letter indicating where in the submittal the condition has been satisfied:
1. The number of proposed street trees is not consistent on the submitted plans. Prior to site /building
permits, the applicant shall indicate the intended number of street trees on both the Site Plan and
Public Street and Utility Plan. Street trees shall be spaced per 18.745.040.B.
2. Prior to site /building permits, the applicant shall revise the site plan to identify the service facilities on
site and indicate that they are screened in compliance with the code. Any service facilities shall be
screened by a solid wood fence or masonry wall between 5 and 8 feet in height.
3. Prior to site /building permits, the applicant shall revise the site plan to show there is 2 feet of
overhang into the landscape island for parked vehicles. This area shall not be included in the percent
of total landscaping on site. The applicant shall revise the landscaping percentage, if necessary. The
minimum landscaping requirement is 15% of the gross site area.
4. Prior to site /building permits, the applicant shall provide a detail of the onsite bicycle parking.
5. Prior to receiving site /building�ppermits, the applicant shall submit a lighting detail to verify whether
the light fixtures are placed at a height so that light patterns overlap at a height of seven feet, sufficient
to illuminate a person. The overallllighting plan shall be approved by the Police Department.
6. Prior to installing a sign, the applicant shall obtain a sign permit. Any sign shall comply with standards
for non - residential developments within the MUE zone.
7. The applicant shall provide a calculation that shows the proposed windows make up 50% of the
ground floor wall area. The ground floor wall area shall be measured from three feet above grade to
nine feet above grade for the entire width of the street - facing elevation. Glass doorway openings to
the ground level may count in the window percentage. Up to 50% of the ground floor window
requirement may be met on an adjoining elevation as - long as all of the requirement is located at a
building corner.
8. The applicant shall revise the landscape plan to show L -1 landscaping on the west side of the parking
lot and landscaping for the rest of the parking lot. All trees shall meet the required size (L -1: 3 '
caliper inches; L - 2: 2 l caliper inches). Section 18.620.070 specifies the requirements for L -1 and L -2
landscaping.
Submit the following to the Engineering Department (Kim McMillan, (503) 718 -2642) and include
a cover letter indicating where in the submittal the condition has been satisfied:
9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this
pro to cover half - street improvements and any other work in the public right -of -way. Six (6) sets
of detailed public improvement plans shall be submitted for review to the Engmeenng Department.
NOTE: these plans are in addition to any drawings required by the Building Division and should only
include sheets relevant to ublic improvements. Public Facility Improvement (PFI) permit plans shall
conform to City of Tigard Improvement Design Standards, which are available at City Hall and
the City's web page (www.tigard- or.gov).
10. The PH permit plan submittal shall include the exact legal name, address and telephone number of
the individual or corporate entity who will be designated as the "Permittee " and who will provide the
financial assurance for the public improvements. For example, specify if the entity is a corporation
limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and
provide the name of the corporate contact person.. Failure to provide accurate information to the
Engineering Department will delay processing of project documents.
11. The applicant shall provide a construction vehicle access and parking plan for approval by the City
Engineer. The purpose of this plan is for parking and traffic control during the public improvement
construction phase.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 2 OF 24
12. Prior to issuance of the Site Permit, the applicant shall pay the addressing fee. (STAFF CONTACT:
Bethany Stewart, Engineering).
13. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart,
Engineering Department. If the applicant is not sure how many suites will be used, they must
estimate a number. The City will- then assign suite numbers and the address fee will then be
calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF
CONTACT: Bethany Stewart, ngineenng)
14. The applicant shall submit construction plans to the Engineering Department as a part of the Public
Facility Improvement permit, which indicate that they will construct a half - street improvement along
the frontage of Baylor Street and the frontage of 67th Avenue. The improvements adjacent to this
site shall include:
A. City standard pavement section for a local (Triangle) street from curb to centerline equal to 18
feet;
B. pavement tapers needed to tie the new improvement back into the existing edge of pavement
shall be built beyond the site frontage;
C concrete curb, or curb and gutter as needed;
D. storm drainage, including any off -site storm drainage necessary to convey surface and /or
subsurface runoff;
E. 12 foot concrete sidewalk with trees in tree wells;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
FL streetlight layout by applicant's engineer, to be approved by City Engineer;
I. underground utilities;
J. street signs (if applicable)- ;
K. driveway apron (if applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW Baylor Street and SW
67m Avenue in a safe manner, as approved by the Engineering Department.
15. The applicant, if proposing 8 foot wide sidewalk with 4 foot wide planter strip, shall submit a
landscape plan with the size, type and spacing of the street tree and the size, type and spacing of the
ground cover, per 18.620.
16. A profile of both Baylor Street and 67th Avenue shall be required extending 300 feet to the west of
the subject site and 200 feet to the east (where the street ends) showing the existing grade and
proposed future grade.
17. The applicant shall obtain approval from the Tualatin Valley Water District (TVWD) for the
proposed water connection prior to issuance of the City's Public Facility Improvement permit.
TVWD requests that water meters be placed in the planter strip between the curb and sidewalk
18. Final design plans and calculations for the proposed private water quality facility shall be submitted to
the Engineering Department (Kim McMillan as a part of the Public Facility Improvement (PH)
permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan.
19. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit
drawings. The lan shall conform to the "Erosion Prevention and Sediment Control Design and
Planning Manual, February 2003 edition."
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
Su.nut e o owing to e Engineering Department Kim McMi an, 503 718 -2642 an. inc u• e
a cover letter indicating where in the submittal the condition has been satisfied:
20. Prior to a final building inspection, the applicant shall complete any work in the public right -of -way
(or public easement) and obtain approval from the Engineering Department.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATE R TOWER PLAZA PAGE 3 OF 24
21. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the
public improvements as foIlows: 1) 3 nil mylar, 2) a diskette of the as- builts in "DWG" format, if
available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's
GPS network. The applicant's engineer shall provide the City with an electronic file with points for
structure (manholes, catch basins, water valves, hydrants and other water system features) in the
development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
22. Additional right -of -way shall be dedicated to the Public along the frontage of Baylor Street and 67th
Avenue to provide the radius return at the intersection. The description shall be tied to the existing
right -of -way centerline. The dedication document shall be on Cityi orms. Instructions are available
from the Engineering Department.
23. The applicant shall either place the existing overhead utility lines along SW Baylor Street and SW
67th Avenue underground as a part of this project, or they shall pay the fee in -lieu of
undergrounding. The utility lines must be placed underground unless the fee -in -lieu is requested, in
writing, and approved by the City Engineer. Only the frontage from which power is taken is
considered. The fee, if approved, shall be calculated by the frontage of the site that is parallel to the
utility lines and will be $ 35.00 per lineal foot. If approved, the fee amount will be $ 5250.00 for 67th
Avenue or $3,500.00 for Baylor Street and it shall be paid prior to final building inspection.
24. Prior to a final building inspection the applicant shall pay the funds for the future signal installation at
72nd Avenue /Dartmouth in the amount of $712.00 and at 68th Avenue /Dartmouth in the amount
of $2,005.00.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18)
MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION.
SE CTION III. BACKGROUND INFORMATION
Site and Vicinity Information:
The site is located at the northeast corner of SW 67 Avenue and SW Baylor Street, just west of Highway
217. The subject property is 15,000 square feet (0.34 acre) with an existing single-family dwelling. The
relatively flat, sloping down about 4.8% westward, and mostly grass. There is one fruit tree.
The subject site is in the Tigard Triangle, a commercial zone where there is a mix of commercial uses and
pre - existing single-family dwellings. There are two water towers on the adjacent property to the east, which
is owned by the Tigard Water District.
Site History:
The City granted Site Development Review (SDR) approval in 2003 to the same applicant for a similar
office building (SDR2003- 00006). However, the conditions of approval were never met and the approval
expired. This SDR approval in 2003 was intended to correct the illegal office use within the single - family
dwelling. The dwelling was converted to an office building but without land use approval. There are no
other land use decisions related to the subject property. Today, the office use remains an illegal use.
Proposal:
The applicant is requesting Site Development Review approval to build a 2 -story 5,903- square foot office
building The existing single - family dwelling will be demolished. SDR approval will correct the existing
illegal office use upon all conditions of approval being met.
SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET
Staff sent public notice to property owners within 500 feet of the site and received no comments.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 4 OF 24
SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The proposal's consistency with these Code Chapters is reviewed in the following sections:
A. Commercial Zoning Districts
18.520
B. Applicable Development Code Standards
18.705 Access Egress and Circulation
18.725 Environmental Performance Standards
18.745 Landscaping and Screening
18.755 Mixed SolidAVaste and Recyclable Storage
18.765 Off - Street Parking and Loading Requirements
18.780 Signs
18.790 Tree Removal
18.795 Visual Clearance
C. Specific SDR Approval Criteria
18.360
18.370
D. Specific Tigard Triangle Approval Criteria
18.620
E. Street and Utility Improvement Standards
18.810
F. Impact Study
18.390 Impact Study
SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS
A. ZONING DISTRICTS
Commercial Zoning District: Section 18.520.020
Lists the description of the Commercial Zoning Districts.
The subject property is in the Mixed Use Employment (MUE) Zone. The proposed office use is permitted.
Development Standards:
Section 18.520.040.B States that development standards in commercial zoning districts are
contained in Table 18.520.2 on the following page:
TABLE 18.520.2
DEVELOPMENT STANDARDS IN COMMERCIAL ZONES
STANDARD .MUE Proposed
Minimum Lot Size None 15,000 ft
Minimum Lot Width 50 ft 100 ft
Minimum Setbacks
- Front yard 0 ft 52 ft
- Side facing street on corner & through lots - 2 ft
- Side yard Oft 56 ft
- Side or rear yard abutting more restrictive zoning district 20 ft NA
- Rear yard Oft lO ft
- Distance between front of garage & property line abutting a public or private - -
street.
Maximum Height 45 ft 32 ft
Maximum Site Coverage 85% 74%
Minimum Landscape Requirement 15% 25.9%
Maximum Floor Area Ratio (FAR) (18.520.050.C.1) 0.4 _ 0.39
FINDING: As shown in the table above, the proposed office site meets the development
standards in the MUE zone.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 5 OF 24
B. APPLICABLE DEVELOPMENT CODE STANDARDS
Access, Egress and Circulation (18.705):
Public Street Access (18.705.030.D):
All vehicular access and egress as required in Sections 18.705.030H and 18.705.030(I) shall connect
directly with a public or pnvate street approved by the City for public use and shall be maintained at
the required standards on a continuous basis.
The subject site fronts on SW Baylor Street and SW 67 Avenue, both local streets. The proposed driveway
is on SW Baylor Street.
Curb Cuts (18.705.030.E)
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be regulated during the Public Facility Improvement Permit review.
Walkways (18.705.030.F):
On -site pedestrian walkways comply with the following standards: Walkways shall extend from the
ground door 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 shah provide convenient connections between buildings in multi- building
commercial, institutional, and industrial complexes. Unless impractical, walkways shall be
constructed between new and existing developments and neighboring developments;
Only one building, is proposed. The proposed walkway extends from the ground floor entrance to the
sidewalk on SW 67 Avenue, which provides the required pedestrian access and egress.
Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone,
brick, etc. Walkways may be required to be lighted and /or signed as needed for safety purposes.
Soft - surfaced public use pathways may be provided only if such pathways are provided in
addition to required pathways.
The required walkway is paved with concrete, thereby meeting the criterion. No soft- surface pathways are
proposed.
Access Management (18.705.030.H):
Section 18.705.030.H.1 states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicant has submitted preliminary sr ht distance certification prepared by Geoffrey A. Judd P.E, for the
proposed access on SW Baylor Street. Tere is no posted speed limit on SW Baylor Street; however, the
statutory speed limit is 25 mph. The required sight distance is 280 feet in each direction. Sight distance to the
west was measured to be 300 feet. Sight distance to the east was measured to 200 feet; however, Baylor Street
does not continue past the 200 feet since it is cut off by Highway 217. Therefore, the applicant's engineer has
determined that the proposed access conforms to the sight distance requirements.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area
of collector or arterial street intersections. Influence area of intersections is that area where queues
of traffic commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet, measured from the right -of -way line of the
intersecting street to the throat of the proposed driveway. The setback may be g�reater depending
upon the influence area, as determined from City Engineer review of a traffic impact report
submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of
street frontage, the applicant must explore any option for shared access with the adjacent parcel. If
shared access is not possible or practical, the driveway shall be placed as far from the intersection as
possible.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 6 OF 24
The nearest collector is SW 68 Parkwaay, which is about 300 feet away from the proposed driveway on SW
Baylor Street. Therefore, the proposed dnveway is not within the influence area of a collector intersection.
Minimum Access Requirements for Commercial and Industrial Use (18.705.030j):
Vehicular access, egress and circulation for commercial and industrial use shall not be less than
as provided in Table 18.705.3.
Table 18.705.3 indicates that the required access width for developments with fewer than 100
parking spaces is one 30 -foot accesses with 24 feet of pavement. Vehicular access shall be
provided to commercial or industrial uses, and shall be located to within 50 feet of the primary
ground floor entrances; additional requirements for truck traffic may be placed as conditions of
site development review.
The proposed driveway is on SW Baylor Street. There is 100 feet of vehicular access on SW Baylor Street.
The site plan indicates the pavement width of the driveway is 25 feet.
FINDING: Access, egress and circulation standards have been met.
Environmental performance standards (18.725):
These standards require that federal and state environmental laws, rules and regulations be applied
to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates:
Noise, visible emissions, vibration and odors.
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of
the Tigard Municipal Code shall apply.
Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning
district, there shall be no use, operation or activity which results in a stack or other point- source
emission, other than an emission from space heating, or the emission of pure uncombined water
(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for
visible emissions (340 - 21 - 015 and 340-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted
in any given zoning district which is discernible without instruments at the property line of the use
concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable
at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors
(340 -028 -090) apply.
Glare and heat. No direct or sky reflected glare, whether from floodlights or from high
temperature processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these regulations shall not apply to signs or
floodlights in parking areas or construction equipment at the time of construction or excavation
work otherwise permitted by this title.
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
maintained in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
The proposed office site will comply with the environmental performance standards above through the
required permits and continuing obligation of the property owner. Therefore, this criterion is met for the
purposes of this decision.
Landscaping and Screening (18.745):
Street Trees (18.745.040):
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 7 OF 24
Protection of existing vegetation (18.745.040.A):
All development projects fronting on a public street, private street or a private driveway more than
100 feet in length approved after the adoption of this title shall be required to plant street trees in
accordance with the standards in Section 18.745.040.C.
The site plan indicates 2 new street trees along SW Baylor Street and 5 new street trees along SW 67 Avenue
for a total of 7 street trees. However, the _ublic Street and Utility Plan shows 10 street trees total. The
number of proposed street trees is not consistent on the submitted plans. The applicant shall indicate the
intended number of street trees on both the Site Plan and Public Street and Utility Plan. Street trees shall be
spaced per 18.745.040.B.
Street tree planting list (18.745.040.B):
Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.
Approval of any planting hst shall be subject to review by the Director.
The Public Street and Utility Plan indicates the street trees will be Akebono Flowering Cherry, which is a
variety of the Flowering Cherry tree approved by the City.
Size and spacing of street trees (18.745.040.C):
Street trees shall be spaced between 20 and 40 feet apart depending on the size classification of the
tree at maturity (small, medium or large).
The street trees chosen (a medium-size tree) shall be spaced no greater than 30 feet apart. The site plan shows
the five street trees on SW 67 Avenue are spaced 30 feet apart. The street trees on SW Baylor Street are
spaced appropriately from the intersection and proposed driveway.
Screening of Parking and Loading Areas (18.745.050.E.1):
Screening of parking and loading areas is required. Landscaped parking areas shall include special
design features which effectively screen the parking lot areas from view. Planting materials to be
installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees
shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the
basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The
minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall
be protected from vehicular damage by some form of wheel guard or curb.
Based on the 17 spaces, there should be 3 trees in the parking lot spaced evenly apart. The site plan shows 10
trees spaced evenly apart in and along the perimeter of the parking area. The landscaped step around the
parking lot is 7 feet wide including 2 feet for overhang. The landscaped island within the parking lot is 6 feet
wide. There is a curb protecting the landscaping from vehicular damage.
While landscaping of the parking area meets general requirements, it will be also be reviewed using the Tigard
Triangle landscaping standards later in this decision.
Screening Of Service Facilities (18.745.050.E.2):
Except for one-family and two-family dwellings, any refuse container or disposal area and service
,P Y Y g P
facilities such as gas meters and air conditioners which would otherwise be visible from a public
street, customer or resident parking area, any public facility or any residential area shall be
screened from view by placement of a solid wood fence or masonry wall between five and eight
feet in height. All refuse materials shall be contained within the screened area;
While the waste storage area is screened by a 6-foot high wall, it is unclear whether service facilities are
screened per the code. The applicant indicates elsewhere in the narrative that equipment on the roof will be
screened by a parapet wall, but does not say whether this the rooftop equipment will be the only service
facilities on site. The applicant shall revise the site plan to identify the service facilities on site and indicate that
they are screened in compliance with the code. Any service facilities shall be screened by a solid wood fence
or masonry wall between - 5 and 8 feet in height.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 8 OF 24
Screening of refuse containers (18.745.050.E.4):
Except for one- and two- family dwellings, any refuse container or refuse collection area which
would be visible from a public street, parking lot, residential or commercial area, or any public
facility such as a school or park shall be screened or enclosed from view by placement of a solid
wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened
area.
The waste storage area is on the north side of the parking lot along the property line. The site plan shows a 6
foot high CMU screen wall with a locked gate.
Buffer Matrix (18.745.050.F):
The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths
of buffering /screening and required improvements to be installed between proposed uses and
abutting uses or zoning districts.
No buffering is required because the subject site is abutting similar uses in the same zone.
FINDING: Landscaping and screening standards have not been fully met.
CONDITIONS: The number of proposed street trees is not consistent on the submitted plans. The
P applicant shall indicate the intended number of street trees on both the Site Plan and
ublic Street and Utility Plan. Street trees shall be spaced per 18.745.040.B.
The applicant shall revise the site plan to identify the service facilities on site and
indicate that they are screened in compliance with the code. Any service facilities shall
be screened bya solid wood fence or masonry wall between 5 and 8 feet in height.
Mixed Solid Waste and Recyclables Storage (18.755):
Chapter 18.755 requires that new construction incorporates functional and adequate space for on -site
storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-
up and removal by haulers.
The applicant must choose one (1) of the following four (4) methods to demonstrate compliance:
Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised 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 wntten sign -off from the franchise hauler regarding the facility location and compatibility.
The waste storage area design has been reviewed using the Minimum Standard Method below. The applicant
has provided written approval from the franchise hauler, Pride Disposal, dated December 22, 2006.
Minimum Standard Specific Requirements (18.755.040.C):
Non - residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4
square feet / 1,000 square feet gross floor area (GFA).
The applicant has indicated there is 128 square feet of waste storage area. Based on the above formula and
the proposed building square footage of 5,903 square feet, the required waste storage area would be 23.6
square feet. Therefore, the proposed storage area exceeds the minim standard.
Location Standards.
To encourage its use, the storage area for source - separated recyclables shall be co- located with the
storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with
Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied
with a single location or multiple locations, and can combine both interior and exterior locations;
Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage
areas shall not be located within a required front yard setback or in a yard adjacent to a public or
private street; Exterior storage areas shall be located in central and visible locations on a site to
enhance security for users; Exterior storage areas can be located in a parking area, if the proposed
use provides at feast the minimum number of parking spaces required for the use after deducting the
area used for storage. Storage areas shall be appropriately screened according to the provisions in
18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and
NOTICE OF TYPE II DECISION SDR2006-00011 /WATER TOWER PLAZA PAGE 9 OF 24
located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or
on public streets adjacent to the site.
The waste storage area is located behind the building in the side yard behind landscaping. It is not in a yard
adjacent to a public street. The waste storage area is in a central and visible location and will not be
displacing parking spaces because the site will be newly developed. The storage area is screened per Chapter
18.755.050.0 as discussed below. The storage area is accessible for collection vehicles as verified by the
written approval from the franchise hauler. Lastly, as it is located at the far end of the parking lot abutting an
interior property line, it will not obstruct vehicle traffic movement on the site or on public streets adjacent to
the site.
Design Standards.
The dimensions of the storage area shall accommodate containers consistent with current methods
of local collection; Storage containers shall meet Uniform Fire Code standards and be made and
covered with waterproof materials or situated in a covered area; Exterior storage areas shall be
enclosed by a sight - obscuring fence wall, or hedge at least six feet in height. Gate openings which
allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum
of 10 feet wide and shall be capable of being secured in a dosed and open position; Storage area(s)
and containers shall be clearlylabeled to indicate the type of materials accepted.
While Tualatin Valley Fire and Rescue endorses the entire site plan, the applicant has not indicated whether
the storage containers will comply with the Uniform Fire Code. However, the applicant shall indicate on the
site plan whether the storage containers would be made and covered with waterproof material or situated in a
covered area
The waste storage area is enclosed by a sight - obscuring wall 6 feet in height. The gate opening is 20 feet.
FINDING: Standards for mixed solid waste and recyclables storage have been met.
Off-Street Parking and Loading (18.765):
Location of vehicle parking (18.765.030.B):
Off -street parking spaces for single - family and duplex dwellings and single -family attached
dwellings shall be located on the same lot with the dwellings. Of street parking lots for uses not
listed above shall be located not further than 200 feet from the building or use that they are
required to serve, measured in a straight line from the building with the following exceptions: a)
commercial and industrial uses which require more than 40 parking spaces may provide for the
spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site;
The 40 parking spaces winch remain on the primary site must be available for users in the
following order of priority: 1) Disabled - accessible spaces; 2) Short-term spaces; 3) Long -term
preferential carpool and vanpool spaces; 4) Long -term spaces.
The proposed parking lot is directly adjacent to the building. Therefore, it is not further than 200 feet from the
building.
Disabled- Accessible Parking (18.765.030.G):
All parking areas shall be provided with the required number of parking spaces for disabled persons
as specified by the State of Oregon Uniform Building Code and federal standards. Such parking
spaces shall be sized, signed and marked as required by these regulations.
The Building Code specifies that one disabled- accessible space shall be provided for a parking lot of up to 25
spaces. The site plan shows one disabled- accessible space sized, signed and marked as required by the
regulations.
Access drives (18.745.040.B):
With regard to access to public streets from off-street parking: 1. Access drives from the street to off -
street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and
provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of
access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and
Circulation; 3. Access drives shall be clearly and permanently masked and defined through use of
rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 10 OF 24
drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5.
Access drives shall be improved with an asphalt or concrete surface; and 6. Excluding single - family
and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking
spaces shall be served by a service drive so that no backing movements or other maneuvering within
a street or other public right -of -way will be required.
The proposed driveway is marked to facilitate the flow of traffic. Table 18.705.3 indicates that the required
access width for developments with fewer than 100 parking spaces is one 30 -foot accesses with 24 feet of
pavement. The proposed driveway has 100 feet of access and 25 feet of pavement, thereby meeting the
criterion for the 17 -space parking lot. The proposed driveway is marked through the use of landscaping and
curbs on both sides. The site plan shows a vision clearance mangle for the proposed driveway. The driveway
will be improved with asphalt. No backing movement or maneuvering within a -public right-of-way will be
required. The driveway aisle will serve the purpose of backing and maneuvering. The above criteria are met.
Curb Cuts (18.745.040.E):
Curb cuts shall be in accordance with 18.810.030.N.
Ciirb cuts will be regulated during construction plan review before the issuance of a site permit.
Parking Lot Landscaping (18.745.040.G):
Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745.
Parking Lot Striping (18.745.040.I):
Except for single- family and duplex residences, any area intended to be used to meet the off-street
parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and
all interior drives and access aisles shall be clearly marked and signed to show direction of flow and
maintain vehicular and pedestrian safety.
The site plan shows that the parking spaces are clearly marked and that the interior drive is marked with two
arrows to indicate the direction
Wheel Stops (18.745.040.J):
Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or
sidewalks shall be provided with a wheel stop at least four inches high located three feet back
from the front of the parking stall. The front three feet of the parking stall may be concrete,
asphalt or low lying landscape material that does not exceed the height of the wheel stop. This
area cannot be calculated to meet landscaping or sidewalk requirements.
The site plan does not show wheel stops. The applicant has indicated that the proposed curb will act as a
wheel stop allowing 2 feet of overhang into the landscape island. Since the affected landscape islands exceed
the standard for width (they are 7 feet wide versus the required 3 feet), the applicant shall revise the site plan
to show there is 2 feet of overhang into the landscape island for parked vehicles. This area shall not be
included in the percent of total landscaping on site.
E Space and .Aisle Dimensions (18.765.040.N):
xcept as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions
for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a
compact space "; aisles accommodating two direction traffic, or allowing access from both ends,
shall be 24 feet in width. No more than 50% of the required spaces may he compact spaces.
All parking spaces are 9 feet by 19 feet, which meets the dimensional standard. There are no compact parking
spaces. The aisle is 26 feet wide, which meets the standard parking spaces angled at 90 degrees.
Bicycle Parking Location and Access (18.765.050.A):
Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to
structures; bicycle parking areas shall not be located within parking aisles, landscape areas or
pedestrian ways- outdoor bicycle parking shall be visible from on -site buildings and /or the street.
When the bicycle parking area is not visible from the street, directional signs shall be used to
located the parking area; and bicycle parking may be located inside a building on a floor which
has an outdoor entrance open for use and floor location which does not require the bicyclist to use
stairs to gain access to the space. Exceptions may be made to the latter requirement for parking
on upper stories within a multi-story residential building.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 11 OF 24
The proposed office building requires three bicycle parking spaces. The site plan shows three bicycle spaces
just outside the entrance and visible from the building. The bicycle spaces are on a concrete surface and away
from the pedestrian path. Therefore, the above criteria are met.
Bicycle Parking Design Requirements (18.765.050.C):
The following design requirements apply to the installation of bicycle racks: The racks required
for required bicycle parking spaces shall ensure that bicycles may be securely locked to them
without undue inconvenience. Provision of bicycle lockers for long -term (employee) parking is
encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other
structure; bicycle parking spaces shall be at least 2 feet by six feet long, and when covered, a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided
and maintained beside or between each row of bicycle parking; each required bicycle parking
space must be accessible without moving another bicycre; required bicycle parking spaces may
not be rented or leased except where required motor vehicle parking is rented or leased. At -cost
or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for
required bicycle parking must be clearly reserved for bicycle parking only.
The applicant has not provided a detail of the onsite bicycle parking. The applicant shall provide this prior to
a building permit.
Paving (18.765.050.D):
Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers,
asphalt, concrete or similar material. This surface must be designed to remain well drained'.
The outdoor bicycle parking facility is surfaced with concrete. Water will drain from this surface into the rain
garden which will serve the entire site. The rain garden is about 12 feet to the south.
Minimum Bicycle Parking Requirements (18.765.050.E):
The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in
Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces.
The parking requirement for the 5,903 square foot office building is 3 spaces (0.5 spaces per 1,000 square
feet). The site plan shows three spaces. Therefore, this criterion is met.
Minimum Off -Street Parking (18.765.070.H):
The minimum and maximum parking shall be as required in Table 18.765.2.
The minimum parking spaces required for the 5,903 square foot office building is 16 (2.7 spaces per 1,000
scuare feet). There are 17 total spaces, including 16 standard spaces and 1 disabled accessible space.
Therefore, this criterion is met.
FINDING: Off- street parking and loading standards have not been fully met.
CONDITIONS: The applicant shall revise the site plan to show there is 3 feet of overhang into the
landscape island for parked vehicles. This area shall not be included in the percent of
total landscaping on site. The applicant shall revise the landscaping percentage, if
necessary. The minimum landscaping requirement is 20% of the gross site area.
The applicant has not provided a detail of the onsite bicycle parking. The applicant
shall provide this prior to a building permit.
Tree Removal (18.790
18.790.030, Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared
by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels
for which a development application for a subdivision, partition, site development review,
planned development or conditional use is filed. Protection is preferred over removal
wherever possible.
NOTICE, OF TYPE II DEQSION SDR2006- 00011 /WATER TOWER PLAZA PAGE 12 OF 24
There is one fruit tree on the subject site which will be removed. Fruit trees are considered ornamental trees
and are not significant to the City for the purposes of mitigation. There are no other trees on the site.
Therefore, no tree plan is required.
Visual Clearance Areas (18.795):
Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property
adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A
clear vision area shall - contain no vehicle, hedge, planting, fence, wall structure, or temporary or
permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that
may be located in this area sha be visually clear between three (3) and eight (8) feet in height (8)
(trees may be placed within this area provided that all branches below eight 8) feet are removed). A
visual clearance area is the triangular area formed by measuring a 30 -foot distance along the street
right -of -way and the driveway, and then connecting these two (2), 30 -foot distance points with a
straight line.
The applicant's Public Street and Utility Plan (Sheet 1 of 3) shows a clear vision detail at the corner of SW 67t
Avenue and SW Baylor Street and also for the driveway on SW Baylor Street. The clear vision triangles are
draw correctly per 18.795. There are no objects in the clear vision areas other than landscaping and street
trees. Landscaping must be kept no higher than three feet. Street trees must be pruned so that the branches
will be no lower than 8 feet. The ongoing maintenance of landscaping and trees in clear vision areas will be
the property owner's responsibility. Violation of the clear vision area will be enforced by the City's Code
Enforcement staff.
FINDINGS: Visual clearance requirements have been met.
C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS
Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review
approval standards not necessarily covered by the provisions of the previously listed sections. These
additional standards are addressed immediately below with the following exceptions:
The following sections have been discussed elsewhere in this decision and, therefore, will not be addressed in
this section:
18.360.090.A.4 (Buffering, Screening and Compatibility_ Between Adjoining Uses); 18.360.090.A.12.
(Landscaping); 18.360.090.A.13 (Parking); 18.360.090.A.15 (rainage); and 18.360.090.A.14 (Provision for the
Disable
Relationship to the Natural and Physical Environment (18.360.090.A.2):
Buildings shall be: located to preserve existing trees, topography and natural drainage where
possible based upon existing . site conditions; located in areas not subject to ground slumping or
sliding; located to provide adequate distance between adjoining buildings for adequate light, air
circulation, and fire- fighting; and oriented with consideration for sun and wind. Trees shall be
preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter
- 18.790, Tree Removal.
The applicant indicates that the proposed design for the office site reserves to ooraphyto the greatest extent
possible, in particular through the use of an extended dry basin rail garden) res to mitigate adverse
impacts of development, such as increased stormwater runoff. e applicant indicates that, otherwise, the
placement of the building was determined by the Tigard Triangle standards. There are no trees on the site
other than a fruit tree; therefore, there are no trees to preserve on the site.
Demarcation of Public, Semi - public and Private Spaces for Crime Prevention (18.360.090.A.9):
a. The structures and site improvements shall be designed so that public areas such as streets or
public gathering places, semi -public areas and private outdoor areas are clearly defined to establish
persons having a right, to be in the space, to provide for crime prevention and to establish
maintenance responsibility; and b. These areas may be defined by, but not limited to: (1) A deck,
patio, low wall, hedge, or draping vine; (2) A trellis or arbor, (3) A change in elevation or grade; (4) A
change in the texture of the path material; (5) Sign; or (6) Landscaping.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 13 OF 24
The proposed office site is demarcated with a strip of landscaping along the perimeter of the property.
Therefore, this criterion is met.
Crime Prevention and Safety (18.360.090.A.10):
A. Windows shall be located so that areas vulnerable to crime can be surveyed by the
occupants;
B. Intenor laundry and service areas shall be located in a way that they can be observed by
others;
C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic;
D. The exterior lighting levels shall be selected and - the angles shall be oriented towards areas
vulnerable to crime; and
E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in
potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes.
Fixtures shall be placed at a height so that patterns overlap at a height of seven feet,
which is sufficient to illuminate a person.
Subsections A, D and E apply. Regarding A, windows are located across each elevation of the building on
both floors. Regarding D, light fixtures are located on the east, south and north elevations. Lighting is angled
toward the parking lot and entrance, where there is bicycle parking, as well as along the north side of the
building where there is a stairwell. Regarding E, light fixtures have been provided in areas where there is
heavy vehicle and pedestrian traffic. The site plan and elevation drawings show lighting toward the parking
lots, stairs, and ramp by the entrance. There are no abrupt grad changes. The applicant has not submitted a
lighting detail to venfy whether the light fixtures are placed at a height so that light patterns overlap at a height
of seven feet, sufficient to illuminate a person. The applicant shall submit dus detail prior to receiving a
building permit. The overall lighting plan shall be approved by the Police Department.
Public Transit (18.360.090.A.11):
Provisions within the plan shall be included for providing for transit if the development proposal is
adjacent to or within 500 feet of existing or proposed transit route. The requirements for transit
facilities shall be based on: (1) The location of other transit facilities in the area; and (2) The size and
type of the proposal. The f011owing facilities may be required after City and Tri-Met review: (1) Bus
stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters.
The site is within 200 feet of a bus line on SW Haines Street. The site is within 300 feet of the nearest bus
stops on SW 67 Avenue. Tri-Met was given the opportunity to comment on the proposed office site but
did not provide comments. Therefore, no public transit provisions shall be required as part of this land use
decision.
FINDING: The applicable Site Development Review standards have not been fully met.
CONDITIONS: Prior to receiving a building permit, the applicant shall submit a lighting detail to verify
whether the light fixtures are placed at a height so that light patterns overlap at a
height of seven feet, sufficient to illuminate a person. The overall lighting plan shall
be approved by the Police Department.
D. TIGARD TRIANGLE (18.620):
The following sections either do not apply or have been discussed elsewhere in this decision and, therefore,
will not be addressed in this section:
18.620.060 (Entry Portals); and 18.620.080 (Street and Accessway Standards).
Site Design Standards (18.620.030.A):
1. Building placement on Major and Minor Arterials - Buildings shall occupy a minimum of 50% of
all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street
intersections on Major and Minor Arterial Streets.
The proposed building will not be on a major or minor arterial. While this criterion does not apply, the
proposed building does occupy 57% of the street frontage on SW 67 Avenue.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 14 OF 24
2. Building setback - The minimum buildin setback from public street rights -of -way or dedicated
wetlands /buffers and other environmental features shall be 0 feet; the maximum building setback
shall be 10 feet.
The proposed building is set back two feet from SW 67 Avenue. Therefore, the proposed building complies
with the maximum setback of 10 feet from public street right -of -ways.
3. Front yard setback design - Landscaping, an arcade, or a hard- surfaced expansion of the
pedestrian path must be provided between a structure and a public street or accessway. If a building
abuts more than one street, the required improvements shall be provided on all streets. Landscaping
shall be developed to an L -1 standard on public streets and an L - standard on accessways. Hard
surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and
other street furnishings are encouraged. These areas shall contribute to the minimum landscaping
requirement per Section 18.520.040B and Table 18.520.2.
The proposed building abuts SW 67 Avenue. There landscaping a 2 -foot wide strip of shrubs between the
right -of -way and building. L -1 standards do not apply because SW 67 Avenue is a local street and not a
major or minor arterial. Therefore, the proposed landscaping between the building and street is sufficient.
4. Walkway connection to building entrances - A walkway connection is required between a
building's entrance and a public street or accessway. This walkway must be at least six feet wide and
be paved with scored concrete or modular paving materials. Building entrances at a corner near a
public street intersection are encouraged. These areas shall contribute to the minimum landscaping
requirement per Section 18.520.040B and Table 18.520.2.
There is a 7 -foot wide walkway connecting the building entrance to SW 67 Avenue. Therefore, this criterion
is met.
5. Parking location and landscape design - Parking for buildings or phases adjacent to public street
rights-of-way must be located to the side or rear of newly constructed buildings. If located on the
sie, parking is limited to 50% of the street frontage and must be behind a landscaped area
constructed to an L -1 Landscape Standard. The minimum depth of the L -1 landscaped area is five
feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be
landscaped to an L -2 Landscape Standard, except where a side yard abuts a public street, where it
shall be landscaped to an L -1 Landscape Standard
Parking is behind the proposed building and rain garden. While parking is located mostly behind the building,
there is some parkin to the side of the building behind the rain garden. The proposed building covers 57%
of the lot's frontage. therefore, parking does not cover more than 50% of the street frontage.
The landscaping surrounding the parking lot does not meet the requirements of L -1 or L -2 landscaping
standards. L -1 landscaping is required to screen the portion of parking lot visible from SW 67 Avenue. the
landscaping plan shows that the proposed trees do not meet the required size 3 1/ caliper inches. L -
landscaping is required for the rest of the site. The landscaping plan shows that the proposed trees do not
meet the required size of 2 / caliper inches. The applicant shall revise the landscape plan to show L -1
landscaping on the west side of the s parking lot and L-2 - landscaping for the rest of the parking lot. All trees
h
shall meet the required size (L - 1: 3 caliper inches; L -2: 2 1/ caliper inches). Section 18.620.070 specifies
the requirements for L -1 and L -2 landscaping.
Building Design Standards (18.620.040.A):
1. Ground floor windows - All street- facing elevations within the Building Setback (0 to 10 feet) along
public streets shall include a minimum of 50% of the ground floor wall area with windows, display
areas or doorway openings. The round floor wall area shall be measured from three feet above
grade to nine feet above grade the entire width of the street- facing elevation. The ground floor
window requirement shall be met within the ground floor wall area and for lass doorway openings
to ground level. Up to 50% of the ground floor window requirement may be met on an adjoining
elevation as long as all of the requirement is located at a building corner.
NOTICE OF TYPE II DECISION. SDR2006- 00011 /WATER TOWER PLAZA PAGE 15 OF 24
Although the elevation drawings show windows distributed evenly and frequently across the building's street
facing elevation on both floors, the applicant has not provided a calculation for the percentage of ground
floor wall area provided with windows. It is not clear whether the windows make up 50% of the ground floor
wall area and the applicant shall provide a calculation. The ground floor wall area shall be measured from
three feet above grade to nine feet above grade for the entire width of the street - facing elevation. The ground
floor window requirement shall be met within the ground floor wall area and for glass doorway openings to
ground level. Up to 50% of the ground floor window requirement may be met on an adjoining elevation as
long as all of the requirement is located at a building corner.
2. Building facades - Facades that face a public street shall extend no more than 50 feet without
providing at least one of the following features: (a) a variation in building materials; (b) a building
off -set of at least 1 foot (c) a wall area that is entirely separated from other wall areas by a projection,
such as an arcade; or (d) by another design features that reflect the building's structural system. No
building facade shall extend for more than 300 feet without a pedestrian connection between or
through the building.
The applicant has not proposed a facade and the proposed building covers 57% of the street frontage.
Therefore, this criterion does not apply.
3. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and arcades,
shall be provided at building entrances. Weather protection is encouraged along building frontages
abutting a public sidewalk or a hard- surfaced expansion of a sidewalk, and along building frontages
between a building entrance and a public street or accessway. Awnings and canopies shall not be
back lit.
The site and elevation plans show a metal canopy over the main entry for weather protection.
4. Building Materials - Plain concrete block, plain concrete, corrugated metal, plywood, sheet press
board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain
concrete or plain concrete block where the foundation material is not revealed for more than 2 feet.
The proposed building will have a masonry finish. Exterior finish materials include split face CMU, masonry
veneer, concrete masonry headers, masonry solder course and concrete masonry caps. None of these
materials are prohibited.
5. Roofs and roof lines - Except in the case of a building entrance feature, roofs shall be designed as
an extension of the primary materials used for the building and should respect the building's
structural system and architectural style. False fronts and false roofs are not permitted.
The proposed building does not have a false front or roof.
6. Roof - mounted equipment - All roof-mounted equipment must be screened from view from
adjacent public streets. Satellite dishes and other communication equipment must be set back or
positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels
are exempt from this standard.
A parapet wall extends from the roof to screen equipment.
Signs (18.620.050.A):
Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the
following standards shall be met:
1. Zoning district regulations - Residential only developments within the C-G and MUE zones shall
meet the sign requirements for the R-25 zone 18.780.130B; non - residential developments within the
C-G zone shall meet the sign requirements for the commercial zones, 18.780.130Q and non
residential development within the MUE zone shall meet the sign requirements of the GP zone,
18.780.130D.
2. Sign area limits - The maximum sign area limits found in 18.780.130 shall not be exceeded. No
area limit increases will be permitted within the Tigard Triangle.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 16 OF 24
3. Height limits - The maximum height limit for all signs except wall signs shall be 10 feet. Wall
signs shall not extend above the roof line of the wall on which the sign is located. No height
increases will be permitted within the Tigard Triangle.
4. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within
required L -1 landscape areas.
The applicant does not propose any signs at this time. Prior to installing a sign, the applicant shall obtain a
sign permit. Any sign shall comply with standards for non - residential developments within the MUE zone.
FINDING: Tigard Triangle standards have not been fully met.
CONDITIONS: Prior to installing a sign, the applicant shall obtain a sign permit. Any sign shall
comply with standards for non - residential developments within the MUE zone.
The applicant shall provide a calculation that shows the_proposed windows make up
50% of the ground floor wall area. The ground floor waif area shall be measured from
three feet above grade to nine feet above grade for the entire width of the street - facing
elevation. Glass doorway openings to the ground level may count in the window
percentage. Up to 50% of the round floor window requirement may be met on an
in
adjoing elevation as long as all-of the requirement is located at a building corner.
The applicant shall revise the landscape plan to show L -1 landscaping on the west side
of the parking lot and L -2 landscaping for the rest of the parking lot. All trees shall
meet the required size (L -1: 3 '/ caliper inches; L -2: 2 1 /2 caliper inches). Section
18.620.070 specifies the requirements for L -1 and L -2 landscaping.
F. STREET AND UTILITY IMPROVEMENTS STANDARDS
Chapter 18.810 provides construction standards for the implementation of public and private facilities
and utilities such as streets, sewers, and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
. Section 18.810.030.J provides for existing rights -of -way. Whenever existing rights -of -way adjacent to
or within a tract are of less than standard width, additional rights -of -way shall be provided at the
time of subdivision or development.
Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Local street to
have a 60 foot right -of -way width and 18 -foot paved section. Other improvements required may
include on -street parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW Baylor Street and SW 67th Avenue, which are classified as local streets on the
City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the
most recent tax assessor's map. The applicant should dedicate the additional ROW at the corner to provide
for the appropriate radius.
SW Baylor Street and SW 67th Avenue are currently partially improved. In order to mitigate the impact from
this development, the applicant should construct half - street improvements along both frontages. The
sidewalk shall be 12 feet wide with the street trees in tree wells. If the applicant proposes an 8 foot sidewalk
with a 4 foot planter st i a landscape plan will be required with the PH submittal. This plan shall include the
size, type and spacing of street trees and the size, type and spacing of ground cover per 18.620.
Grades and curves: Section 18.810.030.N states that: 1. Grades shall not exceed ten percent on
arterials, 12% on collector streets, or 12% on any other street (except that local or residential access
streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2.
Centerline radii of curves shall be as determined by the City Engineer.
NOTICE OF TYPE II DECISION SDR2006 -00011 /WATER TOWER PLAZA PAGE 17 OF 24
The grades on Baylor Street and 67th Avenue do not exceed 12 %. The applicant's engineer submitted
profiles for both streets, but did not provide profile 300 feet beyond site in each direction. The engineer shall
provide the extended profiles with the PFI permit application.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the
average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable
zoning district.
The lot depth is 1.5 times the average lot width (150 ft/100 ft). Therefore, this ratio does not exceed 2.5 and is
permitted.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or
private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which
parcel to either have a minimum 15 -foot frontage or a minimum 15 -foot wide recorded a ni
requires a park g .
n In cases where the lot is for an attached single-family dwelling unit, the frontage
access easement. g y g t, g
shall be at least 15 feet.
The proposed site has 200 feet of combined frontage on SW 67t Avenue and SW Baylor Street, exceeding
the minimum standard.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards
and be located on both sides of arterial, collector and local residential streets. Private streets and
industrial streets shall have sidewalks on at least one side.
The sidewalk shall be 12 feet wide with the street trees in tree wells. If the applicant proposes an 8 foot
FI
sidewalk with a 4 foot planter strip a landscape plan will be required with the P submittal. This plan shall
include the size, type and spacing of street trees and the size, type and spacing of ground cover per r8.620.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
development and to connect developments to existing mains in accordance with the provisions set
forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted
by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted
policies of the comprehensive plan.
Over - sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of
additional development within the area as projected by the Comprehensive Plan.
The applicant's plans indicate they will use the existing sanitary sewer lateral from the sewer main in 67th
Avenue.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm
water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage
facility shall be large enough to accommodate potential runoff from its entire upstream drainage
area, whether inside or outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction Standards for Sanitary and
Surface Water Management (as adopted by Clean Water Services in 2000 and including any future
revisions or amendments).
There is a public storm line in Baylor Street that extends west across 67th Avenue. There is a public line in
67th Avenue that terminates on the north portion of this frontage. The applicant's engineer has shown the
extension of the public line from this terminus to the public line in Baylor Street.
NOTICE OF TYPE II DEQSION SDR2006 -00011 /WATER TOWER PLAZA PAGE 18 OF 24
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
drainage facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local governments
institute a stormwater detention /effective impervious area reduction program resulting in no net increase in
storm peak flows up to the 25 -year event. The City will require that all new developments resulting in an
increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent
to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted
to discharge without detention.
On -site detention is required and the applicant has shown this on the plans and submitted preliminary-
calculations. A proposed extended dry detention pond will be constructed for both water quality and
detention. Detention is required for all net, new impervious surface area runoff.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in streets by
the developer, shall be constructed prior to the surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under - Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a
fee in -lieu of under - grounding costs when the development is proposed to take place on a street
where existing utilities which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under - grounding the utilities outweighs
the benefit of under - grounding in conjunction with the development. The determination shall be on
a case -by -case basis. The most common, but not the only, such situation is a short frontage
development for which under - grounding would result in the placement of additional poles, rather
than the removal of above -ground utilities facilities. An applicant for a development which is served
by utilities which are not underground and which are located across a public right -of -way from the
applicant's property shall pay a fee in -lieu of under - grounding.
There are existing overhead utility lines along the frontage of SW Baylor Street and SW 67th Avenue. If the
fee in -lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines.
The frontage along this site is 150 lineal feet; therefore the fee would be $5,250.00.
ADDITIONAL CITY AND /OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Traffic Study Findings:
A Traffic Impact Study was prepared by Lancaster Engineering, dated July 2006. The study indicates the site
is expected to generate approximately 9 new trips during the a.m. peak hour and 9 new trips during the p.m.
peak hour. The estimated daily traffic volume for the site is 66 new trips.
NOTICE OF TYPE II DECISION SDR2006-00011 /WATER TOWER PLAZA PAGE 19 OF 24
The intersection of 68th Avenue at Atlanta Street currently operates acceptably during both the a.m. and
p.m peak hours. This intersection will continue to operate acceptably during both the morning and evening
peak hours under both background and background plus site trips conditions.
Lancaster Engineering prepared a traffic impact report for this development, dated July 2006. Lancaster
Engineering analyzed two key intersections:
SW 72' Avenue /SW Dartmouth Street
SW 68 Parkway /SW Dartmouth Street
The two critical intersections have been identified as needing traffic signals. As development has occurred in
the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have
been collected from the developers that will contribute to the future signal installation.
The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was
established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd
Avenue /SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the
developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue /SW
Dartmouth Street, the impact from that project was estimated to be 0.75 %. For this impact, the developer
was required to pay $10,000.00.
Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and
can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it
is necessary to use the same anticipated total entering volumes ( estimated as a part of the Babies R Us
traffic report. That report anticipated more build -out of the triangle area, including the Tn County site at
72nd/Dartmouth.
Lancaster Enginee report shows that this project will generate approximately 1 PM peak hour trips to the
intersection of SW 72nd Avenue /SW Dartmouth Street. With a total entering volume ('lEV) of 2,555
vehicles, the project impact is approximately 0.04 %. Therefore, based on simple proportions, the project
contribution to this intersection is $712.00.
Likewise, the Lancaster Engineering report shows that the project will generate approximately 4 PM peak
hour trips at the intersection of SW 68th Avenue /SW Dartmouth Street. With a TEV of approximately
2,660 vehicles, the impact from this development is approximately 0.04 %. Therefore, based on the same
proportion used in the Babies R Us development, the project contribution to this intersection is $2,005.00.
Funds for both intersections must be paid to the City prior to a final building inspection.
In addition City staff asked Lancaster Engineering to analyze p.m. trips that would travel through the 72nd
Avenue /Highway 217 intersection. Lancaster Engineering has determined that no new p.m. peak trips will
be added to this intersection from this development.
Public Water System:
Tualatin Valley Water District provides service in this area. The applicant must obtain a permit from TVWD
prior to issuance of any City of Tigard permits.
Fire, Life and Safety:
Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and has no comments or concerns
regarding the fire apparatus access or firefighting water supplies.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean
Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No.
00 -7) which require the construction of on -site water quality facilities. The facilities shall be
designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff
generated from newly created impervious surfaces. In addition, a maintenance plan shall be
submitted indicating the frequency and method to be used in keeping the facility maintained
through the year.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 20 OF 24
Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will
meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for
the facility that must be reviewed and approved by the City prior to construction.
To ensure compliance with Clean Water Services design and construction standards, the applicant shall
employ the design engineer responsible for the design and specifications of the private water quality facility
to perform construction and visual observation of the water quality facility for compliance with the design
and specifications. These inspections shall be made at significant stages throughout the project and at
completion of the construction. Prior to final building inspection, the design engineer shall provide the City
Tigard and (Inspection Supervisor) with written confirmation that the water quality facility is in compliance
with the design and specifications.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surface water system resulting from
development, construction, grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required g to submit an erosion control plan for City
review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre of
land. Since this site is over five acres, the developer w' be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with the site and /or building
permit.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the
Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed.
This fee shall be paid to the City prior to issuance of the Site Permit.
For multi -tenant buildings, one address number is assigned to the building and then all tenant spaces are
given suite numbers. The City is responsible for assigning the main address and suite numbers. This
information is needed so that building permits . for tenant improvements can be adequately tracked in the
City's permit tracking system. Based upon the information provided by the applicant, this building will be a
multi-tenant building. Prior to issuance of the site permit, the applicant shalf provide a suite layout map so
suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites
that must be addressed. In multi -level structures, ground level suites shall have numbers preceded by a "1 ",
second level suites shall have numbers preceded by a "2 ", etc.
F. IMPACT STUDY
Section 18.360.090 states, "The Director shall make a finding with respect to each of the following
criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and type of impact,
the study shall propose improvements necessary to meet City 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 is not roughly
proportional to the projected impacts of the development. Section 18.390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the approval
authority shall adopt findings which support the conclusion that the interest in real property to be
transferred is roughly proportional to the impact the proposed development will have on the public.
The applicant has submitted an impact study, which shows, along with staff's findings, that there are adequate
facilities to serve the proposed development.
NOTICE OF TYPE II DEQSION SDR2006- 00011 /WATER TOWER PLAZA PAGE 21 OF 24
Sewer: The nearest sanitary sewer line is an 8 -inch line in SW 67 Avenue. The existing building is already
connected to sewer through a lateral located about midway along the SW 67t Avenue frontage. The
proposed building may connect to sewer using the existing lateral.
Water. The proposed office building will increase the demand for water in the form of general use and short-
term irrigation. The site is currently served b Tualatin Valley Water District (TVWD) and will continue to be
served by TVWD. There is a water line in SW 67t Avenue. The applicant proposes to relocate the existing
water meter and provide a new one, as shown on the Public Street and Utility plan (Sheet 1 of 3).
Storm Drainage: The proposed development will create a total of 11,110 square feet of impervious surface
(includes building footprint, asphalt paving, walkway and sidewalks), adding 6,711 square feet of impervious
surface to the existing development. The applicant i ), q ndicates that the proposed development may cause less
impact than the existing development. The existing impervious surface area is 4,600 square feet with no
treatment and detention systems. The applicant proposes an extended dry basin for water quality and
detention. Detention is designed for a 25 -year storm.
Parks: The applicant will pay a parks system development charge (SDC) at the time of receiving a building
permit.
Transportation: The proposed office building will be located on the corner of SW 67 Avenue and SW
Baylor Street, both local streets. Because the existing right - of -The applicant is dedicating about 31 square feet
of right-of-way for the radius corner and constructing half- street imprrovements for the project's frontage on
SW 67t Avenue and SW Baylor Street for a total of 250 lineal feet. The applicant will also pay a Washington
County Traffic Impact Fee (11F).
The TIF will be paid at the time of building permits and is a mitigation measure required for new
development. Based on a transportation impact study prepared by Mr. David Larson }or the A Boy
Expansion/Dolan II /Resolution 95 - 61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay a 11F of
$25,284 based on the proposed building square footage and office use. The TIF in cludes a credit for the
existing single-family dwelling that will be demolished. the TIF is will increase July 1St.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
ci a fee that would cover 100 percent of this projects traffic impact is $79,013 ($25,284 - 0.32). The
difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street
system. The unmitigated impact of this project on the transportation system is $53,729 ($79,013 - $25,284).
The applicant will be required to mitigate some impacts as shown below:
Dedicate additional right -of -way ................ .........$ 465
SW 72nd Ave /SW Dartmouth St Signalization Fund... ... ..$ 712
SW 68th Ave /SW Dartmouth St Signalization Fund... ... ...$ 2,005
Half - street improvements (250 lineal feet)... ... ........ $50,000
Mitigated Costs... ...
Because the existing right -of -way meets the standard, the proposed development requires no right -of -way
dedication other than for the radius corner The value of the 31 square of right -of -way is $465 based on the
estimate of $15 per square foot for uni roved residential property. The value of hah- street improvements
is estimated at $200 per lineal foot for 2 0 feet of frontage. Based on the City Engineer's findings for the
applicant's traffic study, the applicant will also contribute its fair share toward the signalization funds for two
major intersections in the vicinity. Therefore the total mitigated costs are $53,182. The cost of required
improvements does not exceed the estimated value of unmitigated impacts. There are $547 left over in
unmitigated impacts. Based on the analysis below, the required improvements meet the rough
proportionality test.
Estimated Value of Impacts
Full Impact ......................................... ............................... $79,013
Less 'li Assessment... ... .$25,284
Less Mitigated Costs ..:.......... ............................... $53,182
Estimated Value of Unmitigated Impacts $ 547
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 22 OF 24
SECTION VII. OTHER STAFF COMMENTS
The City of Tigard Building Division reviewed the proposal and has no objections to it.
The City of Tigard Engineering Department reviewed the proposal. Comments and findings are
included in the Access, Egress and Circulation section, Streets and Utility Improvements section of this
decision. Engineering conditions are included throughout the decision. For full comments, see land use file
SDR2006- 00011.
The City of Tigard Police Department reviewed the proposal and requests a more detailed lighting plan.
RESPONSE: A condition of approval requires the applicant to submit a lighting detail. The overall lighting
plan shall be approved by the Police Department.
SECTION VIII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue (TVF &R) reviewed the proposal and has no comments or concerns
regarding the fire apparatus access or firefighting water supplies.
Clean Water Services (CWS) has reviewed the proposal. CWS requirements have been included in the
Engineering conditions and discussed Streets and Utility Improvements section of this decision.
TriMet has been given the opportunity to comment, but did not submit comments.
Tualatin Valley Water District (TVWD) has reviewed the proposal and requests that water meters be
placed in the planter strip between the curb and sidewalk.
RESPONSE: This request has been included in the conditions of approval.
SE CTION IX. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON DATE JULY 5, 2007 AND BECOMES
EFFECTIVE ON JULY 20, 2007 UNLESS AN APPEAL IS FILED.
App eal
The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or
Type III Procedure) is final for purposes of appeal on the date that it is maed. Any party with standing as
provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of
the Tigard Community Development Code which provides that a written appeal together with the required
fee shgl be filed with the Director within ten (10) business days of the date the notice of the decision was
mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall,
13125 SW Hall Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined
to the specific issues identified in the written comments submitted by the parties during the comment period.
Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party
during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time
by the appellate body.
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 23 OF 24
THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON JULY 19, 2007. 1
stlons:
If you have any questions, please call the City of and Current Planning Division at (503) 639 -4171 or visit
the Permit Center at Tigard City Hall, 13125 SW H all Boulevard, Tigard, OR 97223.
.6 / • ` PREPARED : �E' : yE V--67/7
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sistant Tanner
(Signed by Patty Lunsford for Emil))
NOTICE OF TYPE II DECISION SDR2006- 00011 /WATER TOWER PLAZA PAGE 24 OF 24
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TIGARD
April 21, 2008 •
Water Tower Plaza
11580 SW 67 Ave.
Tigard, OR 97223
Attn: Richard Hartung
Re: Permit No. SDR2006 -00011
Dear Mr. Hartung:
The City of Tigard has processed a refund for the deposit of fees on the above referenced
permit for the following:
Site Address: 11580 SW 67 Ave.
Project Name: Water Tower Plaza
Job No.: N/A
Refund: ® Check #56999 in the amount of $150.00.
❑ Credit card "return" receipt in the amount of $ .
❑ Trust account "deposit" receipt in the amount of $ .
Notes: Fee not required to meet compliance agreement.
If you have any questions please contact me at 503.718.2430.
Sincerely,
Dianna Howse
Building Division Services Coordinator
Enc.
I:\ Building\ Refunds \Administration \LtrRefund - Depositdoc 01/16/07
Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard- or.gov . TTY Relay: 503.684.2772
City of Tigard
TIGARD Tidemark Refund Request
This form is used for refund requests of land use, engineering and building application fees.
Receipts, documentation and the Request for Permit Action or Refund form (if applicable) must be
attached to this form. Refund requests are due to Tidemark System Administrator by Friday
at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Tidemark
System Administrator for distribution. Please allow 1 -2 weeks for processing.
PAYABLE TO: Watertower Plaza DATE: 4/3/08
Attn: Richard Hartung •
11580 SW 67 Avenue REQUESTED BY: Kim McMillan
Tigard, OR 97223 Bethany Stewart
TRANSACTION INFORMATION:
Receipt #: 272008 -01060 Case #: SDR2006 -00011
Date: 4/1/08 Address /Parcel: 11580 SW 67th Ave
Pay Method: Check Project Name: Water Tower Plaza
EXPLANATION: Fee is for new building. Currently working on existing building. New Building may be
over a year out. Fee not required to meet Compliance Agreement.
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[EADDRE] Address Fee 100- 0000 - 433070 $150.00
•
TOTAL REFUND: $150.00
APPROVALS:
If under $500 Professional Staff • eaa -
If under $7,500 Division Manager ��� �A
If under $22,500 Department Manager •
If under $50,000 City Manager
If over $50,000 Local Contract Review Board
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Date: n1' t
• Case Refund Processed:
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I:\ Building \Refunds \RcfundRcqucst.doc 05/23/07
CITY OF TIGA.RD 4/1/2008
•
13125 SW Hall Blvd. 9:41:07AM
Tigard, OR 97223 503.639.4171
TIGARD .3
Receipt #: 27200800000000001060
Date: 04/01/2008
Line Items:
Case No Tran Code Description Revenue Account No Amount Paid
SDR2006 - 000I I [EADDRE] Address Fee 100 0000 - 433070 150.00
Line Item Total: $150.00
Payments:
Method Payer User ID Acct. /Check No. Approval No. How Received Amount Paid
Check WATERTOWER PLAZA ST 1235 In Person 150.00
Payment Total: $150.00
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