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MMD2013-00015
City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT 114 ■ ' Request Permit Action 1 I, ; ,, ,, i , 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.718.2439 • www.tigard- or.gov TO: CITY OF TIGARD Building Division Services Supervisor 13125 SW Hall Blvd., Tigard, OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard - or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ❑ City Staff (check one) REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State /Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED ( (): ,P CANCEL /VOID PERMIT APPLICATION. ❑ REFUND PERMIT FEES (attach copy of original receipt and provide explanation below). ❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE /REPLACE CONTRACTOR ON PERMIT (do not cancel permit). Permit #: /`1/ 4:.0 AS - eao /s Site Address or Parcel #: Project Name: Subdivision Name: Lot #: EXPLANATION: 7.-.'9-A/..---/2. / ( n/Z- S /=/fr7 'lMZ)ao /3 — O400/.5 - TO SD/220/ -- o000 h MMD re,\►►e 4 , - The. pirD -0- - trlter - ed o SDR . Signature: 1 ■ Date: 0 S I (:(D l 3 Print Name: \■a( 2 Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80% of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80% of the land use application fee for issued permits. d) not more than 80% of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80% of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 2 -4 weeks for processing refunds. FOR OI:I:ICI. I'S'', ()NI.) Rte to S s Admin: Date B • to to , -_ Admin: Dat- ��A : 7i.7w: 1045f H'rocessed: Dat- 7 / B Z= Invoice Processed: Date B Permit Canceled: Date •i/Ag B df aill 'arcel Ta: Added: Date B Receipt # Date Method Amount $ I:\ Building \Forms \RegPemutAction.doc Rev 05/25/2012 CITY OF TIGARD RECEIPT - 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD C R /Gin14 Receipt Number: 190663 - 03/19/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013 -00015 Minor Modification to an Approved Plan - 100 - 0000 -43117 $81.00 LRP MMD2013 -00015 Minor Modification to an Approved Plan 100 - 0000 -43116 $546.00 Total: $627.00 PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 093517 TLEHRBACH 03/19/2013 $627.00 Payor: LaCie Total Payments: $627.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT q 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 191264 - 05/07/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID M M D2013 - 00015 $ 627.00 Total: $- 627.00 PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 05/07/2013 $- 627.00 Payor: Total Payments: $ - 627.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT • 13125 SW Hall Blvd., Tigard OR 97223 • 503.639.4171 TIGARD J ,v Receipt Number: 191265 - 05/07/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2013 -00003 SDR Under $1,000,000 - LRP 100 - 0000 -43117 $625.00 SDR2013 -00003 SDR Under $1,000,000 100 - 0000 -43116 $2.00 Total: $627.00 PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Fund Transfer DHOWSE 05/07/2013 $627.00 Payor: Total Payments: $627.00 Balance Due: $0.00 I I 0 Accela S ystem Administration r , A k D Finance Department Request Date: _5703 To: Liz Lutz Kathy Gende From: Dianna Howse/ Re: Receipt #: /94&O .S /9 4.2 6 S Please process this request as follows: Journal Entry (route copy of JE to Dianna Howse). Reversal (fees have been reversed on Revenue Account Report). Credit Card Return (fees have been reversed on Revenue Account Report). Other/Explanation: 77Z 4-NS 0E77i)t EA1 Cerst=S — c.4 -E% S >/ 26 VE Thank you! .9 coz tT [:\ Building \Forms \RteSlip- FinanceReq.doc �C:X Page 1 of 1 CITY OF TIGARD FEE AND PAYMENT HISTORY c R • 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD SDR2013 -00003 - 7555 SW TECH CENTER DR A, TIGARD, OR 97223 Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt # Due SDR Under $1,000,000 100 - 0000 -43116 $4,231.00 $4,231.00 $4,229.00 4/25/13 Check 191127 $0.00 $2.00 5/7/13 Fund Transfer 191265 SDR Under $1,000,000 100- 0000 -43116 $4,231.00 $4,231.00 $4,229.00 4/25/13 Check 191127 $0.00 $2.00 5/7/13 Fund Transfer 191265 SDR Under $1,000,000 - LRP 100-0000-43117 $625.00 $625.00 $625.00 5/7/13 Fund Transfer 191265 $0.00 Totals for Fees $9,087.00 $9,087.00 $4,856.00 $4,231.00 Receipt # Payment Method Check # Payor: Receipt Date Receipt Amount 191127 Check 093719 LaCie 04/25/2013 $4,229.00 191265 Fund Transfer 05/07/2013 $627.00 Total Payments: $4,856.00 Balance Due: $0.00 VOIDED MMD2O1 3-000015 (SEE SDR2O1 3-00003) 7555 TECH CENTER DRIVE ' P I s TIGARD March 25, 2013 City of Tigard Group Mackenzie Ryan Schera FILE C 1515 SE Water Avenue Portland, OR 97214 RE: MMD2013= 00015, 7555 SW Tech Center Drive Dear Mr. Schera, Regarding the completeness review of your application for minor modification to 7555 SW Tech Center Drive, I have concluded that I cannot accept this application as a minor modification. I do not concur with your application of TDC18.765, particularly Sections B and C. The applicant is, in fact, proposing a change of use. The previous use was legal non - conforming as determined in MIS2012- 00002, November 21, 2012. The review showed that the use conformed to a permitted use in 1992, the date the business began. Blue Bird Transfer was considered to be Wholesale, Storage and Distribution: Light, as listed in the 1992 edition of Tigard Municipal Code Chapter 18.68, Industrial Parks District. The proposal has three distinctly different uses and their parking demand is greater than that of the previous tenant. The city determines parking minimums from gross square footage of each separate use and based on the table in your narrative 61 spaces would be required. Since criterion #3 of TDC18.360.050.B will occur following the plans and narrative, your proposal is a major modification. I have yet to apply criteria #6 and #7, either of which could have similar results. I have approval from my supervisor to apply the minor mod fees to a major modification. Your application is very thorough and organized and should garner few comments in a Type II review for completeness. The pre - application conference could be waived as well, if you wish, with staff providing you the applicable checklists. Sincerely, il Darrel "Hap" Watkins Livability Compliance Specialist 503 - 718 -2440 hapQtigard- or.gov 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard- or.gov Agnes Kowacz From: Ryan Schera <RSchera @grpmack.com> Sent: Wednesday, March 27, 2013 2:28 PM To: Hap Watkins Cc: Agnes Kowacz Subject: RE: 7555 SW Tech Center Drive Hap, We received your letter in response to our Minor Modification application and would like to further the discussion on your interpretation that the proposal triggers a Major Modification. First off, we disagree with your interpretation that the project consists of a change in use, triggering a Major Modification. As stated in the narrative, the existing primary use is Light Industrial (storage and distribution) with accessory office space. The current project maintains the primary use as Light Industrial (storage and distribution) and maintains the accessory office space. The only difference between what is existing and what is proposed is the conversion of a small portion of square footage to accessory office space. From one tenant to another there is always minor changes in the allocation of building square footage. This project does not propose a change significant enough to justify a "change in use" interpretation. As stated before, the primary use is still Light Industrial and the accessory use is still office. Secondly, the applicant is proposing to bring the site into conformance with current parking and landscape requirements with this application and proposes to do so primarily by striping the existing pavement and adding islands. Because the applicant is voluntarily bringing this site closer to conformance with code, it should not be an impediment to the applicant and require a Type 2. If the proposal is this much of an issue, the applicant would be content to revise or withdrawal their application and just utilize the existing site /parking (25 spaces) and building as -is and withdrawal their proposal for exterior or interior improvements to the building. As stated in the narrative, the project is not a change in use and should be able to utilize the site and parking as -is. Ryan Schera, LEED AP Land Use Planner I Project Manager GROUP MACKENZIE Architecture I Interior Design I Structural Engineering Civil Engineering I Landscape Architecture Land Use Planning I Transportation Planning RiverEast Center I Ste. 100 1515 SE Water Avenue Portland, OR 97214 T: 503.224.9560 I F: 503.228.1285 www.groupmackenzie.com I ward This email is confidential, may be legally privileged, and is intended solely for the addressee. If you are not the intended recipient, access is prohibited. As email can be altered, its integrity is not guaranteed. From: Hap Watkins [mailto:HAPCatigard- or.gov] Sent: Monday, March 25, 2013 12:08 PM To: Ryan Schera Subject: 7555 SW Tech Center Drive 1 Good afternoon, Ryan, I have discussed your application with my supervisor and have come to the decision stated in the attached letter. I regret I hadn't been further along in the initial review when we last spoke on Thursday. I will be available from 2:30 until 5:00 this afternoon if you have questions. DISCLAIMER: E -mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail • may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E -mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City Geneva) Records Retention Schedule." • • { 1 2 1 III City of Tigard M Modification — Type I Application r1GARD J 1 �� GENERAL INFORMATION Property Address /Location(s): 7555 SW Tech Center Dr. In addition, the Director must find that the proposed Tigard, OR 97223 change is in compliance with all applicable requirements of Tax Map & Tax Lot #(s): 2S101DC4500 Title 18 of the Tigard Development Code. To complete this review, the Applicant's proposal must include a Site Size: 217,960SF / 5 Acres discussion indicating how the site expansion /change will continue to com p l } y with the maximum setback, building Applicant *: Group Macken7ip height, parking, landscaping standards. Other Address: 1515 SE Water Avenue requirements of this title such as clear vision, solid waste City /State: Portland. OR Zip: 97714 storage, non - conforming situations, signs, and tree Primary Contact: Ryan Sehera removal may also be applicable depending on the type and Phone: 503.224.9560 Fax: 503 228.1285 location of the proposed modifications. E -Mail: rschera a()grpmack.com Property Owner/Deed Holder(s) *: (Attach list if more than one) Summit Properties Attn. Yoshio Kurnsaki REQUIRED SUBMITTAL ELEMENTS Address: 5550 SW Macadam Suite 205 Phone:503.227.5663 (Applications will no be accepted without the City /State: Portland, OR Zip: 97239 following required submittal elements) * &'hen the owner and the applicant are different people, the Y[j Application Form applicant must be the purchaser of record or a lessee in [ Owner's Signature/Written Authorization possession with written authorization from the owner or an Title Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a 01: _Site Plan (4 Large Plans & One — Reduced to 81/2" x 11") written authorization with this application. /Applicant's Statement /Narrative (4 copies) Filing Fee $627.00 Minor Modifications: Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion , or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) — Site Development FOR STAFF USE ONLY Review or Section 18.330.020(B)(2) — Conditional Use. If the M 41D Z003 p 0 0 1-5 modification exceeds the maximum allowed under any one or Case No.(a): more of the criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a Other Case No.(s): new Site Development Review or Conditional Use Permit. Receipt No.: I of n 663 Applicant's Statements Date: 3 -lg- /3 The applicant's statement must include a summary of the Application Accepted B y: Ju , (...at ex) changes. Criteria in either 18.360.050(B) or o 18.330.020(B)(2) must be addressed with a detailed response Date Determined Complete: to each criterion. Failure to provide the information needed Revbcd• 7/1/12 to process the application would be reason to consider an r\cutiin \mutcn \land we ' \narutr 'dtricatam app.dt" application incomplete and delay review of the proposal. City of Tigard I 13125 SW Hall Blvd., Tigard, OR 97223 I 503 -718 -2421 I www.tigard - or.gov I Page 1 of 2 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. { (Deta iled Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) � i q P 9 t3'P • PP ) 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. e 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. e All of the above statements and the statements in the site plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, and 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 19 day of (N .,)\ , 20 1 0 0 . Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd., Tigard, OR 97223 I 503 -718 -2421 I www.tigard- or.gov I Page 2 of 2 RECEVED MAR 19 2m3 FIE copy CITY OF TIGAFi PLANNINGIENG GR MACKENZIE' TABLE OF CONTENTS Project Summary 2 II. Introduction 3 III. Approval Criteria 5 IV. Development Standards 8 V. Conclusion 20 VI. Exhibits 21 Type I Minor Modification To City of Tigard For LaCie, LLC Tenant Improvement Submitted March 19, 2013 Project Number 21 30079.00 GROUP MACKENZIE Since 1960 RiverEast Center 1 1515 SE Water Avenue, Suite 100 I Portland, OR 97214 T 503.224.9560 I F 503.228.1285 I www.grpmack.com GROUP - MACKENZIE I. PROJECT UMMARY Owner /Applicant: LaCie, LTD Attention: Melissa Cahill 22985 NW Evergreen Parkway Hillsboro, OR 97124 Tax Map /Lot: Tax Lot 2S101DC4500 Site Address: 7555 SW Tech Center Drive Tigard, OR 97223 Site Size: 217,960 SF (5 acres) Zoning: Industrial Park (I -P) Request: Type I Minor Modification Review Project Contact: Group Mackenzie 1515 SE Water Avenue, Suite 100 Portland, OR 97214 Phone: (503) 224 -9560 Fax: (503) 228 -1285 Ryan Schera, Planner (Primary Contact) rschera@grpmack.com Ext. 384 Erica Jankowski, Architect Robin Laughlin, Landscape Architect Brent Nielsen, Civil Engineer 2 H:\ Projects \ 213007900 \WP \133319 -Minor MOCification Review.doc GROUP MACKENZIE II. INTRODUCTION Existing Development The 5 -acre project site is located entirely on Tax Lot 4500 of Map 2S- 1 -01DC in the Industrial Park (I -P) zone. The site is bounded by existing industrial development to the north, east, and south, and undeveloped industrial property and the WES train tracks to the west. The site is currently developed with a tilt -up concrete building with asphalt paved parking and truck circulation aisles on all sides. The western portion of the site is developed as an open gravel pad which is used primarily for outdoor storage. Project Description The property tenant and applicant, LaCie Corporation, is proposing to make minor modifications to the existing industrial building and site located at 7555 SW Tech Center Drive in Tigard, Oregon. LaCie is a French computer hardware company specializing in external hard drives, RAID arrays, optical drives, flash drives, and computer monitors. LaCie intends to modify the building and site in order to better accommodate their needs for assembly of hard drives, storage of product /material and shipping /receiving operations. More specifically, the applicant is proposing to remodel the interior of the existing building by converting approximately 6,181 SF of existing storage space into office space and converting 8,855 SF of existing storage space into production /assembly space. The total conversion of square footage is summarized in Table 1 below. AI At Table 1: Building Use and Square Footage Existing Storage (S -1) 46,076 SF -23. j First Floor Office (B) 2,700 SF 7 51 Mezzanine Office (B) 2,594 SF 7. J Total: 51,370 SF 3:7,3_3_ Proposed Storage (S -1) 31,040 SF / c/ 5 Z • Production /Assembly (F -1) 8,855 SF I Lid 7 First Floor Office (B) 8,881 SF . 3 ' i Mezzanine Office (B) 2,594 SF 7 i Total: 51,370 SF (o 0 In addition, modifications to the exterior of the building are proposed and will consist of: ■ Converting solid man -doors to glazed man -doors on the east and south elevations. • Converting an existing drive -in overhead door into a new loading dock door on the south elevation. ■ Converting an overhead door into a storefront window as well as adding a new storefront window on the south elevation. ■ Adding four new fire doors. One on the north and south elevations and two on the west elevation. • Adding two dock pit levelers on the south elevation. 3 HNPrtlech\ 213: 0790U\WP\130319- MinorMOCiicafion Review.doc GRQUP MACKENZIE Site modifications will consist of restriping the existing parking area, removal of two landscape islands to accommodate truck loading and unloading and approximately 10,044 SF of new paving in the gravel yard area in order to accommodate additional parking. Additional site improvements consist of new landscape islands, a vegetated stormwater swale and ADA improvements and pedestrian connections to the street in the parking area. The new truck dock area on the south side of the building will consist of a new dock pit and retaining wall. 4 H: \Rnjecls\ 213007900 \WP\133319- MinaMocflcalion Review.dOC GROUP MACKENZIE III. APPROVAL CRITERIA CHAPTER 18.360 SITE DEVELOPMENT REVIEW 18.360.030 Approval Process B. Minor modifications. Minor modifications of an approved plan or existing developments, as defined in Section 18.360.060, shall be processed as a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.360.060. Response: The applicant is seeking approval of a Minor Modification, Type I Review. The criterion of Section 18.360.050 has been addressed below in order to show the criteria for a Minor Modification (Section 18.360.060) is more applicable to this application. 18.360.050 Major Modification(s) to Approved Plans or Existing Development B. Evaluation criteria. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; Response: Residential development is not proposed. The criterion does not apply. 2. A change in the ratio or number of different types of dwelling units; Response: Dwelling units are not proposed. The criterion does not apply. 3. A change that requires additional on -site parking in accordance with Chapter 18.765; Response: The existing site was developed as a Light Industrial (storage, production and distribution) building with accessory office and 25 parking spaces. The applicant intends to maintain the building as Light Industrial (storage, production and distribution) with accessory office. Therefore, no changes are proposed by the applicant that would require additional on -site parking. Since this building was permitted with only 25 parking spaces, it appears the existing number of parking spaces is out of conformance with current parking requirements /ratios and that the only change that has occurred is the parking requirement of Chapter 18.765. Therefore, although parking is proposed as part of this application it is to bring the proposed site closer into conformance with the zoning code which has not changed the use or site. The applicable provisions for on -site parking as listed in section 18.765.020(B) does not apply to the proposed site because the applicant is not proposing to enlarge the so.- ' • use which would tri::er an increase in on -site vehicle parking. Also, based on secti • 18365: a ' ) e a • • • an • not • sing to change the use, therefore no additional parkin: - • • - 2. " is criterion does not apply. - 7`s D l � 070 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Response: No changes to the type of industrial structure as defined by the Uniform Building Code are proposed. The primary use is proposed to remain as storage. This criterion does not apply. 5. An increase in the height of the building(s) by more than 20 %; Response: No changes to the height of the building are proposed. This criterion does not apply. 6. A change in the type and location ofaccess ways and parking areas where off -site traffic would be affected; Response: No changes to the existing access ways and parking areas where off -site traffic would be affected are proposed. This criterion does not apply. H: \Projects\213007900 \WP\ 130319 -Minor Mocificaficn Review.doc 5 GROUP MACKENZIE 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Response: The existing building is a storage and distribution building with accessory office. The applicant is not proposing significant changes to the existing use or to the building footprint which would add more than 100 vehicle trips per day. Parking is being added to bring the site closer to conformance with applicable parking requirements. This criterion does not apply. 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Response: No increase in floor area is proposed. All modifications to the building will be done within the existing footprint. This criterion does not apply. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10 %; Response: The applicant does not propose any reductions to areas reserved for common or usable open space. This criterion does not apply. 10. A reduction of project amenities below the minimum established by this code or by more than 10% where specified in the site plan: a. Recreational facilities; b. Screening; and/or c. Landscaping provisions. Response: There are no recreational facilities on -site. Two existing parking islands are proposed to be removed; however, multiple new parking islands and with landscaping will be installed and disbursed throughout the site. At time of project completion, the total overall landscape area for the site will increase from 25% to 29 %, 4% greater than the minimum 25% requirement for the I -P zone and in compliance with the landscape provisions. Therefore, this criterion does not apply. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of Subsections B.1 through 10 above of this section. Response: The applicant is requesting approval at this time; no approval has been made yet. This criterion does not apply. 18.360.060 Minor Modification(s) to Approved Plans or Existing Development A. Minor modification defined. Any modification which is not within the description of a major modification as provided in Section 18.360.050 shall be considered a minor modification. B. Process. An applicant may request approval of a minor modification in accordance with Section 18.360.030.B and as follows: 1. Providing the Director with three copies of the proposed modified site development plan; and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in Section 18.360.050.B. C. Approval criteria. A minor modification shall be approved, approved with conditions or denied following the Director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title; and 2. The modification is not a major modification. Response: As discussed above in Section 18.360.050 of the narrative, the application does not meet the criteria for Major Modification; therefore it falls under Minor Modification as stated in this Section 18.360.060. The application includes all submittal requirements and is consistent with City of Tigard code. The applicant has identified the relevant approval criteria and development standards in 6 Haleck\ 2130079p0 \WP\130319- Minc(Maificafien Review.doc :\ R GRQU MACKENZIE this code and other applicable law. The applicant has also provided all applicable documentations and plans to support the proposed modifications. 18.390.030 Type I Procedure A. Pre - application conference. A pre - application conference is not required for a Type I action. Response: The applicant is requesting a Minor Modification review which, according to Section 18.360.030, is processed as a Type I Review and does not require a pre- application conference. This criterion is met. B. Application requirements. 1. Application forms. Type I applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1. 2. Application requirements. Type I applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; and c. Be accompanied by the required fee. Response: The applicant has prepared an application consistent with the review requirements in this section. By submitting the application for review and paying applicable review fees, the applicant has complied with the review procedures and timelines in this section. C. Administrative decision requirements. The Director's decision shall address all of the relevant approval criteria. Based on the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. Response: The applicant is submitting with this application all relevant approval criteria for the director's decision requirements. The modifications will comply with all applicable regulations as described in this narrative. 7 H: \Prciecls\ 213007900 \WP \1 3331 nar Modfication Review.doc GROUP MACKENZIE IV. DEVELOPMENT STANDARDS CHAPTER 18.530 INDUSTRIAL ZONING DISTRICTS Section 18.530.020 List of Zoning Districts A. I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services andfitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odor, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well - integrated, attractively landscaped, and pedestrian friendly. Response: The applicant is remodeling an existing warehouse for the production/assembly of exterior cases for external hard drives. The applicant is also remodeling office space within the structure to support the accessory business operations. The proposed modifications will comply with all applicable laws and regulations of the City of Tigard code to ensure no off -site impacts. Section 18.530.040 Development Standards Table 2- Development Standards in Industrial Zones I -P (Table 18.530.2) Standard Required Proposed Minimum Lot Size None No Change Minimum Lot Width 50 feet No Change Minimum Setbacks - Front yard 35 feet No Change - Side facing street on corner & through lots [1] 20 feet No Change - Side yard 0 /50 feet [3] No Change - Rear yard 0/50 feet [3][4] No Change - Distance between front of garage & property line abutting a public or private street Maximum Height 45 feet No Change Maximum Site Coverage [2] 75% [5] 59% - No Change Minimum Landscape Requirement 25% [6] 29% (increase of 4 %) [1] The provisions of Chapter 18.795 (Vision Clearance) must be satisfied. [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 50 feet shall be required where the zone abuts a residential zoning district. [4] Development in industrial zones abutting the Rolling Hills neighborhood shall comply with Policy 11.5.1. [5] Maximum site coverage may be increased to 80% if the provisions of Section 18.530.050.B are satisfied. [6] Except that a reduction to 20% of the site may be approved through the site development review process. Response: No changes are proposed for the building footprint or height. The site coverage will be maintained at 59% of the total site and is below the 75% maximum required. The applicant proposes 29% of landscape which is above the minimum landscape requirement of 25 %. The criterion is met. 8 H: \Projects\ 213007900 \WP\133319- Minar Modfication Review.doc S IL GROUP MACKENZIE 18.530.050 Additional Development Standards B. Reduction of lot coverage requirements. Lot coverage may be increased from 75% to 80% as part of the site development review process, providing the following requirements are satisfied: 1. The minimum landscaping requirement shall be 20% of the site. 2. The applicant shall meet the following performance standards with regard to the landscaping plan approved as part of the site development review process: a. Street trees, as required by Section 18.745.040.C. I are to be installed with a minimum caliper of three inches rather than the two inches as measured at four feet in height; b. The landscaping between a parking lot and street property line shall have a minimum width of 10 feet; c. All applicable buffering, screening and setback requirements contained in Section 18.745.050 shall be satisfied; d. The applicant shall provide documentation of an adequate on -going maintenance program to ensure appropriate irrigation and maintenance of the landscape area. Response: The site coverage is well below the maximum coverage of 75 %. The applicant is proposing to maintain the site coverage at 59 %. An increase in site coverage is not requested. This criterion does not apply. CHAPTER 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on -site parking or loading requirements or which changes the access requirements. Response: The applicant is proposing modifications to an existing structure as well as additional parking. As described above in Section 18.705.020, the provisions of this section will apply. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. Response: The primary use of the existing building is storage and distribution with accessory office space. The applicant is proposing to remodel the building and maintain the primary use as storage and distribution with accessory assembly and office space. Therefore, increased access and egress requirements should not apply. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. Response: As discussed in Chapter 18.360 of the narrative Site Development Review is required for Minor Modification review and Type I process. This criterion does not apply. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Response: The applicant is not proposing development which would conflict with the subdivision requirements of this title. This criterion does not apply. 9 H: \Prcleds \213007900\ W P\ 130319 -Minor Mocificction Review.doc GROUP MACKENZIE 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Response: Although the applicant is not proposing any changes to the access and egress of the proposed parcel, the property owner, at time of project completion, will maintain the existing access and egress as stipulated in this title. This criterion will be met. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: The applicant is submitting plans showing pedestrian circulation and existing access and egress of the proposed site. See Sheet C2.1 -Site Plan for further details. This criterion is met. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: The structure and parking occupy the entire parcel and does not share access with any other use. This criterion does not apply. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: No changes to the vehicular access and egress are proposed. The existing access and egress connect to SW Tech Center Drive (Public Street). This criterion is met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N Response: No new curb cuts are proposed. This criterion does not apply. F. Required walkway location. On -site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi - building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Response: A walkway connection is proposed from the building ground floor entrance to the parking area and SW Tech Center Drive. There are no other structures to connect to on the proposed site. This criterion is met. 2. Within all attached housing (except two-family dwellings) and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Response: The applicant is not proposing a residential use. This criterion does not apply. 1 0 H:\ Projects\ 213007900 \WP \130319- MinorModfication Review.doc GROUP MACKENZIE 3. 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 -inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Response: The pedestrian walkway distance crossing the drive aisle is proposed to be approximately 34' which is below the 36' maximum distance allowed. The walkway will be 6' in width, exceeding the 4' minimum requirement, and will be clearly marked with white pavement striping. This criterion is met. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well- drained. 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. Response: The walkway proposed will be paved with asphalt and physically separated with thick painted white stripes. This criterion is met. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Ifdirect access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (IVTA4) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction ofa vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design ofthe service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single - family and duplex dwellings are exempt from this requirement. Response: The applicant intends to use the existing access. No changes are proposed. The existing access points are adequate for the proposed use of the building/site and do not pose a hazardous situation. This criterion does not apply. H. Access management. 1. 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 (depending on jurisdiction offacility.) 2. 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 11 Ft Proiechs213oo 79ao\wPl130319- MincrModr icn ReAew.ctc GROUP MACKENZIE greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street 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. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: The applicant intends to utilize the existing access points, no changes are proposed. This criterion does not apply. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2; Response: A residential use is not proposed with this application. This criterion does not apply. J. Minimum access requirements for commercial and industrial use. 1. Vehicle 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 Vehicular Access /Egress Requirements: Commercial and Industrial Uses Required Minimum Existing Minimum Existing Minimum Proposed Parking Number of Number of Access Access Pavement Pavement Spaces Driveways Driveways Width Width Required 0 - 1 2 30' 34.8' (No 24' curbs East change required access proposed) 33.5', west access 35' (No change proposed) 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; Response: The applicant is proposing to keep the existing access to the building, which is approximately 94 feet, from the primary ground floor entrance. The existing entrance meets the needs of the tenant/user, therefore no new access is proposed. CHAPTER 18.745 LANDSCAPING AND SCREENING E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) 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; (2) Landscape planters may be used to define or screen the appearance of off - street parking areas from the public right -of -way; Response: Currently the parking and loading areas are screened from the adjacent properties and the right -of -way by existing trees and shrubbery on all sides of the subject site. Currently the site appears to be in conformance with this criterion, therefore no additional screening is proposed. This criterion is met. 12 H: \Prefects\ 21300 /YW\WP\130319- MinorModficalion Review.doc GROUP_ MACKENZIE (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and Response: Low lying shrubbery as well as vertical shrubbery and trees are proposed to be planted within the vegetated swale and the new landscape islands distributed within the parking area, 87 parking stalls are proposed with the remodel project. Therefore, 12 trees (87 total spaces /1 tree per 7 spaces) are required. As shown on Sheet L2 -1, 12 Red Sunset Maple trees are proposed to be planted in the landscape islands in the parking area. Sheet L2 -1 also shows a variety of shrubs and groundcover to be planted on site as well as the plantings designated for the Water Quality Swale. The new vegetation is being planted in addition to the existing shrubbery and trees which already exist on -site. This criterion is met. (See sheet L2 -1 for a full list of shrubs and groundcover to be used as well as their location on site.) (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Response: The islands proposed as a minimum are 6 feet in width by 16.5 feet in depth exceeding the minimum dimension of 3 feet. This criterion is met. CHAPTER 18.765 OFF - STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: A Site Plan (Sheet C2.1) has been submitted with this application which meets all applicable City of Tigard code requirements. The criterion is met. B. Location of vehicle parking. The location of off- street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). 2. Ofstreet parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line 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 500 feetfrom the primary site; b. The 40 parking spaces which 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. Response: All parking is located on the subject site. Disabled - accessible spaces are located in front of the ground floor main entrance of the building. This criterion is met. 13 H: \Projects\ 213007900 \SNP \130319- MinorMaification Review.doc GROUP MACKENZIE C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Response: No joint parking is proposed with this application. This criterion does not apply. D. Parking in mixed -use projects. In mixed -use projects, the required minimum vehicle parking shall be determined using the following formula: 1. Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2. Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3. Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4. The maximum parking allowance shall be 150% of the total minimum parking as calculated in Subsection D.1 -3 above. Response: This project proposes to maintain the primary use as light industrial and the secondary use as office. Table 3 below summarizes compliance with this criterion and the minimum and maximum parking ratios for bicycle and vehicle parking. This criterion is met. The existing primary use is light industrial and office. The proposed primary use will remain light industrial and the secondary use is office. Section 18.765.070 in the narrative further explains how the parking is calculated between the two uses. This criterion is met. E. Visitor parking in multifamily residential developments. Multi - dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. Response: No residential uses are proposed with this application. This criterion does not apply. F. Preferential long -term carpool/vanpool parking. Parking lots providing in excess of20 long- term parking spaces shall provide preferential long -term carpool and vanpool parking for employees, students and other regular visitors to the site. At least five percent of total long- term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools /vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full -sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. Response: As shown on Sheet C2.1, 5% (or 4 spaces) of the parking spaces has been designated for carpool /vanpool use. This criterion is met. 14 H:\ Projects\ 21300 /903 \WP\13D319-Iv1inorModficahcn Review.doc GROUP MACKENZIE G. Disabled - accessible parking All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: Based on the International Building Code (IBC), the required number of ADA parking spaces required is 4 spaces per 76 -100 parking stalls. The applicant proposes 4 ADA spaces meeting the requirement. The spaces are sized as required and will be signed accordingly. See Sheets C2.1 and C8.1 for further details. This criterion is met. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: 1. Acquire an Indirect Source Construction Permit; 2. Investigate the feasibility of installing all and grease separators. (Ord. 09 -13; Ord 02 -13) Response: The applicant is proposing 87 parking stalls. This criterion does not apply. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Response: The parking area maintenance for the proposed project site is the responsibility of the Owner. Appropriate care and maintenance of parking area on -site will meet city standards. This criterion is met. B. Access drives. 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 marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, 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. Response: The applicant is not proposing to modify any of the previously constructed access or egress points. The existing access points appear to meet this criterion. C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. Response: The site is a school or meeting place. Therefore, a driveway for continuous forward flow is not proposed. This criterion does not apply. 15 H:\Prciects V13007900\ WP\ 133319-lvtincr Mocificction Review.doc GROUP MACKENZIE D. On -site vehicle stacking for drive -in use. 1. All uses providing drive -in services as defined by this title shall provide on the same site a stacking lane for inbound vehicles as noted in Table 18.765.1. Response: No drive -in uses are proposed with this application. This criterion does not apply. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Response: No new curb cuts are proposed with this application. This criterion does not apply. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow- moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop -off edges. Response: As stated above, a walkway connection is proposed from the building ground floor entrance to the parking area and SW Tech Center Drive. There are no other structures to connect to on the proposed site. The pedestrian walkway distance crossing the drive aisle is proposed to be approximately 34' which is below the 36' maximum distance allowed. The walkway will be 6' in width, exceeding the 4' minimum requirement, and will be paved with asphalt and clearly marked with white pavement striping. This criterion is met. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Response: As stated above, low lying shrubbery as well as vertical shrubbery and trees are proposed to be planted within the vegetated swale and the new landscape islands distributed within the parking area. 87 parking stalls are proposed with the remodel project. Therefore, 12 trees (87 spaces/7 spaces) are required. As shown on Sheet L2- 1,12trees are proposed to be planted in the vegetated swale and landscape islands in the parking area with this application. These trees are being planted in addition to the existing shrubbery and trees which already exist on -site. This criterion is met. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well-drained; Response: The existing parking area is paved with asphalt and will be restriped to accommodate additional spaces. As well, a portion of the gravel area is proposed to be paved with asphalt to also accommodate additional parking. As shown on Sheet C2.1, a new vegetated stormwater swale and new water quality catch basins are proposed throughout the parking area and have been designed to CWS standards in order to ensure these areas are well - drained. This criterion is met. 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well- drained; Response: No residential uses are proposed with this application. This criterion does not apply. 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area: (a) within a specified period of time after establishment of the parking area; or (b) if there is a change in the types or weights of vehicles utilizing the parking area; or (c) if there is evidence of adverse effects upon adjacent roadways, water courses, or properties. Such an agreement shall be 16 H \ Ppechs\2130079CO\WP\ 133319-Minor MocfficcrhonReview.doc GROUP MACKENZIE executed as a condition of approval of the plan to establish the gravel parking area. Gravel- surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially - zoned or residentially - developed area, b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course, c. Gravel parking areas shall not be allowed within 100 feet of any public right -of- way, and d. A driveway which connects a gravel parking area with any public street shall be paved; and Response: A gravel area exists on the west portion of the site. However, the applicant does not intend on using this area for parking. This criterion does not apply. 4. Parking areas to be used in conjunction with a temporary use may be surfaced in gravel when authorized by the approval authority at the time the permit is approved. The approval authority shall consider the following in determining whether or not the gravel - surfaced parking is warranted: a. The request for consideration to allow a parking area in conjunction with the temporary use shall be made in writing concurrently with the Temporary Use application per the requirements of Section 18.385.050, b. The applicant shall provide documentation that the type of temporary use requested will not be financially viable if the parking space surface area requirement is imposed, and c. Approval of the gravel - surfaced parking area will not create adverse conditions affecting safe ingress and egress when combined with other uses of the property. Response: No temporary uses are proposed with this application. This criterion does not apply. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the offstreet parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction offlow and maintain vehicular and pedestrian safety. Response: The existing parking area will be restriped with a 4" white stripe. The proposed new parking area will be paved with asphalt and striped with a 4" white stripe. This criterion is met. J. Wheel stops. 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. Response: Protective curbs and wheel stops are provided adjacent to landscaped areas and sidewalks. See Sheet C2.1 for wheel stops locations and see sheet C8.1 for details on curb dimensions. This criterion is met. K Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences, off - street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Response: Drainage will be controlled within the site and will be routed so that adjacent private property, public property and the receiving system are not adversely impacted. Water quality catch basins will be installed at existing catch basin locations and a new vegetated swale will be installed 1 7 H: \Prciech\ 213007900 \W P\ 133319 -Minor Modficafion Review.doc GR 1J F MACKENZIE adjacent to the parking area along the west portion of the site. See Sheet C8.2 for further details on the proposed water quality catch basins. This criterion is met. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Response: The project site is not located adjacent to a residential area. This criterion does not apply. M Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Response: No signage is proposed at this time. This criterion does not apply. N Space and aisle dimensions. (see Figure 18.765.1) Response: The proposed parking stalls will follow the provisions of the 90° standard stalls. The proposed stall depth is 18.5', stall width is 9', aisle width is 26', and module width is 63'. See Sheet C2.1 -Site Plan for further details. This criterion is met. 18.765.050 Bi I P rkin Design Standards cyc e Parking Des g Sta da ds A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within S0 feet ofprimary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. 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; 4. Bicycle parking may be located inside a building on afloor 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. Response: No bicycle spaces currently exist on -site. However, 10 bicycle parking spaces are proposed in order to bring the site into compliance. This criterion is met. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. Response: The bicycle parking spaces will be located approximately 24 feet of the main entrance. Because no parking structures are proposed, the bicycle parking does not need to be covered and is proposed to be uncovered. See Sheet C2.1 and C8.1 for detail on location and construction of the bicycle parking stalls. This criterion is met. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. 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; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 2% feet by six feet long, and, when covered, with 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; 18 H: \Project\ 213007900 \WP \133319- Mina" MOdficahon Review.cbc GROUP MACKENZIE 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. 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; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Response: Sheet C8.1 shows the design and dimensions of the proposed bicycle parking spaces. The proposed spaces will be securely anchored to the 8' x 16' concrete pad. In addition, as shown on Sheet C8.1, the bicycle spaces have an access aisle of at least 5 feet. This criterion is met. D. Paving. Outdoor bicycle parkingfacilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well- drained. Response: As shown on Sheet C2 -1, 10 bicycle spaces are proposed to be located approximately 24 feet from the main entrance. The surface will be a concrete surface. This criterion is met. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Table 3 - Minimum and Maximum Off- Street Parking Requirements (18.765.070) Maximum Maximum Maximum Minimum Proposed Bicycle Required Proposed Use Vehicle Vehicle Vehicle Zone B Vehicle Bicycle Bicycle Office (11,475 SF) 2.7/1,000 4.111,000 27 0.511,000 6 6 30 spaces 45 spaces (SECONDARY USE) 27 spaces @ 40 spaces @ 90% per 90% per 18.765.030.D 18.765.030.D Warehouse 0.5/1000 None 15 spaces 0.1/1,000 3 3 (31,040 SF) 15 spaces Light Industrial 1.61/1,000 None 45 spaces 0.111,000 1 1 (8,855 SF) 14 spaces (PRIMARY USE) Total 56 spaces 136 spaces 87 10 10 Response: Based on the information provided in Table 3 above. This criterion is met. 9 H: \Prciech or \ 213007900 \WP\133319- MinMOd ie ficolionRe' wbcc GROUP MACKENZIE V. CONCLUSION Based on the information presented and discussed in this narrative and the attached supporting documents and plans, the proposed project meets the established standards and is consistent with the applicable criteria required for Minor Modification Review. The project provides additional opportunity for employment and commercial services in the region and is therefore in the public interest, and merits approval. 20 HN \213:0 WP 130319- Minor nnoar n«l Review.doc ■ tI /w /C - TIII' p NOLL•01:11001 W - 33000113 3111 10 0]5011/1/11 pl ..I 3x :35 3B 12005 SWId ]Nl Ol 50110 03 101Ttl110J 331 A0 1s11103tl T NV� 1 e ocreaosz t., 60f 531010,13/0510 /W JO 13331643 A3101 '1101111313 O. 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Location Map ' 4, p4 ..�• , ,, ;t" r?. Clark I ■ �. S. 1 . Mill I I I I I I I I I I I I I 1Pt®� 1 Multnomah 41 K ♦ t , Washington .� • f e • ♦ $. ,- # 0 _' _ • a : — Clackamas S 1 � >_� ii ♦ F , , i • 'i` V — r. x k '• f U " • i Marion/ ♦ z G ,` ,.. ., h - : � M �A C K E N Z I E ■ PORTLAND. OR I SEATTLE, WA I VANCOUVER, WA ♦. `' : RiverEast Center 1 1515 Water Avenue. Suite 100 I Portland, OR 97214 \ P.O. Box 14310 I Portland OR 97293 a T: 503.224.9560 I F: 503.228.1285 I www.groupmackenzie.com ♦ ` "w '4:15 t ♦ r ' GROUP MACKENE 2006 ♦ „' �� "' * © ALL RIGHTS RESERVED ce_^ —y��a ` r �" Dte. 03'15'3 1 Map ate0 y. RO CA • ." File LaC eTI_Tigar Aeral mxC I project NO. 21e300]D900 GROUP MACKENZIE TABLE OF CONTENTS Introduction 1 Existing Site Conditions 1 Proposed Site Development 2 Conclusion 2 ATTACHMENTS 1. Exhibit 1 - Simplified Site Assessment Site Plan 2. Exhibit 2 - Site Photographs with Keyed Site Plan Simplified Site Assessment Narrative To Clean Water Services For La Cie, LLC Tenant Improvement Submitted March 1, 2013 Project Number 2130079.00 GROUP MACKENZIE Since 1960 RiverEast Center I PO Box 14310 I Portland, OR 97293 1515 SE Water Ave, Suite 100 ( Portland, OR 97214 T 503.224.9560 I F 503.228.1285 I www.grpmack.com Or 4 GROUP MACKENZIE INTRODUCTION The property tenant and applicant, LaCie Corporation (LaCie) is proposing to re- develop the existing industrial development at their property in Tigard, Oregon. The 5.00 -acre project site is located entirely on Tax Lot 4500 of Map 2S- 1 -01DC. The site is bounded by existing industrial development to the north, east, and south, and by undeveloped industrial property and the WES train tracks to the west. The purpose of this report is to document the existing and proposed site conditions with regard to the sensitive areas on and near the site, as required for the Service Provider Letter application process. EXISTING SITE CONDITIONS The site is currently developed with a tilt -up concrete building with asphalt paved parking and truck circulation aisles on all four sides. The western portion of the site is developed as an open gravel pad which is used primarily for outdoor storage. The existing site is generally level around the building, but the areas outside the developed portions of the site are sloped. The adjacent topography generally slopes down to the southwest corner of the site. The northern edge of the asphalt paved lot is cut into the existing slope, which is retained by a concrete wall approximately 4 to 5 feet high. The southwest corner of the site slopes down steeply about 10 feet from the edge of the parking lot to Tech Center Drive. The existing site contains approximately 2.70 acres of impervious surfaces, plus approximately 0.88 acre of gravel surfacing. Current GIS mapping indicates boundaries of potential sensitive areas along the western edge of the site, as well as near the southwest corner of the site. The western sensitive area contains approximately 4,750 sf of primarily tree canopy vegetated area on the subject site. The canopied area extends approximately 50 ft into the neighboring property. Beyond the edge of the tree canopy, the adjacent property has been recently logged. The photographs below demonstrate this area. le 1 . if ,: _ _ �6jF" : Mil. • . il _ y t . Photograph 1: Western Site Boundary Photograph 2: Adjacent Lot Trees The sensitive area at the southwest corner of the site consists of the vegetated corridor setback for a tributary channel of Fanno Creek that extends from an outfall of the storm main located within SW Tech Center Drive. While the channel itself is located across the street from the site, the mapped boundary of the vegetated corridor extends into southern edge of the site by approximately 5 feet. Approximately 112 sf of the vegetated corridor is shown by GIS mapping to extend onto the subject site. As H: \Projects \213007900 \PLANNING \Simplified Site Assessment Narrative.docx 1 r GROUP MACKENZIE shown in the photographs below, this area is generally low - quality vegetated corridor that primarily consists of the paved area of Tech Center Drive. d 414 4.V a la a Photographs 3 -4: Mapped Vegetated Corridor Area PROPOSED SITE DEVELOPMENT LaCie proposes to remodel the existing building and expand the existing paved parking lot to accommodate additional trucks and passenger cars. The site re- development will include addition of approximately 8,500 sf of new impervious surface, which will primarily be located within the existing gravel- surfaced storage yard. As shown in the attached Exhibit 1, the proposed development does not encroach into the mapped boundaries of the on -site sensitive areas. No off -site improvements are proposed for this development. CONCLUSION LaCie proposes to re- develop their existing industrial property on SW Tech Center Drive in Tigard, Oregon. As described in the preceding narrative, the proposed development will primarily occur within existing developed areas on site and will not impact the mapped on -site sensitive areas. Therefore, the proposed development meets the applicable Clean Water Services protections for the nearby sensitive areas and warrants approval for a Service Provider Letter. H:\ Projects \213007900 \PLANNING \Simplified Site Assessment Narrative.docx 2 • r ffit GROUP ACKENZIE TECHNICAL PORTLAND. OR I SEATTLE, I VANCOUVER, WA MEMORANDUM RiverEast Center 1 1515 Water Avenue, e, Suite 10 100 I Portland, OR R 9 97214 PO. Box 143101 Portland, OR 97293 T: 503.224.9560 I F 503.228.1285 I www.groupmackenzie.com PROJECT NUMBER: 2130079.00 DATE: March 18, 2013 PROJECT NAME: LaCie Tenant Improvement TO: File FROM: Brent Nielsen, PE SUBJECT: Site Improvement Stormwater Management Report — Design Review Submittal The proposed LaCie Tenant Improvement site redevelopment includes improvements to the existing industrial development at 7555 SW Tech Center Drive in Tigard, Oregon. The proposed construction includes installing new pavement, new sidewalk, and stormwater treatment facilities associated with the site expansion. The proposed stormwater treatment facilities are designed to meet the guidelines presented in the current Clean Water Services Design and Construction Standards (R &O 07 -20). The following paragraphs summarize the proposed stormwater management facilities at the site. EXISTING DRAINAGE CONDITIONS The project site is currently developed as an industrial warehouse and office building, with asphalt paved parking on all sides of the building. The western portion of the site is covered with a gravel outdoor storage yard. The site generally slopes to the south and west, and stormwater runoff from the paved areas is collected in trapped catch basins which lead to a piped stormwater collection system that discharges to the public storm system in SW Tech Center Drive. The public system discharges to a tributary channel of Fanno Creek located at the western end of the street, approximately 100 feet southwest of the site. No existing stormwater treatment facilities are present on site, and the runoff currently flows un- detained to the public storm system. PROPOSED DRAINAGE CONDITIONS The proposed site improvements include addition of approximately 3,800 sf of new asphalt paving, and redevelopment of approximately 4,280 sf of existing paving. The new asphalt paving will be located along the west side of the parking area, in an area that is currently covered with gravel surfacing. Stormwater runoff from the new paving will be treated with a new vegetated swale, which will provide water quality and flow control for the new paved area. The swale overflow will connect to the existing on -site piped storm system. Clean Water Services standards require that the site redevelopment include water quality treatment for the redeveloped paving areas, as well as 25% of the total impervious area on site. The proposed redeveloped paving areas are located in the truck loading and handicap parking areas on the south side of the building. Water quality treatment for the re- developed paving areas and for the additional existing pavement requiring treatment will be provided in two Stormfilter water quality catch basins, which will be installed at the existing catch basin locations on site. The water quality catch basins will include a single filter cartridge in each structure to meet Clean Water Services treatment requirements. CONCLUSION The proposed LaCie site redevelopment includes adding new paving and redeveloping portions of the existing paved parking lot at the existing industrial development. The proposed stormwater treatment system utilizes a vegetated swale and filter catch basins to provide water quality and flow control for the new and redeveloped paved areas, plus 25% of the remaining impervious surface on site in accordance with Clean Water Services standards. H:\ Projects \213007900 \CALCS \STORM\Design Review Technical Memo.docx TM tor loca Q \ / uN T. -I. a,nr: VW SL O nr. wv as-t -moc waa i' I PAVED a ` • l– ra.xr –Sn .. . -, ' 4.:.. f , t 1 Q r s_ 3 , fir" C v,, LOT rt IAX for r &ti. I 1111 1111 IS -t : ' — – I EXISTING . At vno__ - BUILDING . I` `: I f p11� 9 EE ■ 40,000 SF 1 r j ■ fl � t ( i •I� Ii r t. nrcav ii Wir ll Ithi, � REDEVELOPED DOCK • I ' s--- i...,.,v Pl it i cio. . , ' Fmk .0 4:4, ' , , , r / . .441 .. ' ,,,, rzz #. s'11 A .iJ. s . �� ' "'t' lr"� \ s�iy9' \ _• ST ST C.. ' _ Sr ST _- f SW TECH CENTER DRIVE a / / - -- -- - -- / 1 \, Water Minimum Design Drainage Quality Size Facility Facility Impervious Area Flow (cfs) Required Size LIDA Swale New Paving 3,800 0.01 228 sf Existing Paving 8,380 0.02 503 sf Total 12,180 0.03 731 sf 1,100 sf Catch Basin 1 Truck Dock Paving 2,540 0.01 Existing Paving 9,860 0.02 Total 12,400 0.03 0.78 1 cartridge Catch Basin 1 ADA Parking 1,740 0.004 Existing Paving 13,960 0.03 Total 15,700 0.03 0.99 1 cartridge Total Existing Impervious Area: 117,640 sf Treatment Provided for Existing Area: 32,200 sf (27 %) GROUP LaCie Tenant Improvement Stormwater Treatment Summary M A C K E N Z I E Project No. 2130079.00 BY: BDN DATE: 3/18/2013 r. li �© CleanWater Services March 15, 2013 SPL expires March 15, 2015 GROUP MACKENZIE 1515 SE WATER AVE PORTLAND OR 97293 RE: Parking Lot Improvements CWS file 13- 000426 (Tax map 2S101 DC Tax lot 04500) Clean Water Services has received your Sensitive Area Certification for the above referenced site. District staff has reviewed the submitted materials including site conditions and the description of your project. Staff concurs that the above referenced project will not significantly impact the existing Sensitive Areas found near the site. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 07 -20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This letter does NOT eliminate the need to protect Sensitive Areas if they are subsequently identified on. your site. If you have any questions, please feel free to call me at (503) 681 -3639. Sincerely, Laurie Harris Environmental Plan Review Attachment (1) 2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 Phone: (503) 681 -3600 • Fax: (503) 681 -3603 • cleanwaterservices.org 0 N N s 0 APPED SIGNIFICANT LEGEN 3 e w HABITAT (4.750 SF ON SITE) 6S PROPERTY BOUNDARY -- ii a �,y. LOT LINE __ Na a i CENTERLINE OF ROAD la ' 1' CONTOUR —255 5 i • oi ' CONTOUR 255 m a MAPPED SIGNIFICANT HABITAT AREA • 1� LIGHTLY LIMIT 1.. '::1 4,750.5 SF (0.11 AC.) °"` _ _ 2012 GIS DATA PROVIDED BY CITY sancrit 321.1' OF TIGARD AND METRO Pl'� p vrx '' Z Lft"."'":''''''''''' MAPPED VEGETATED CORRIDOR 1.11 2012 GIS DATA PROVIDED BY CITY 112.5 SF (0.003 AC.) m" OF TIGARD AND METRO I MAPPED SIGNIFICANT HABITAT AREA i MODERATELY LIMIT j /110.0 SF (0.003 AC.) +_ _ 1, 20120 GiS DATA PROVIDED BY CITY d. '.1T� I; OF TIGARD AND METRO TOTAL SENSITIVE LANDS: 4,9725 SF V j �/ p � � ( N s VAAC - iZ0� : r R o r. `. Cw5 8S 0 0S (�� 0 01 - 207 5cT ti:* 5.03.2 / ��a b IiillM 7® �°" .ao EXISTING BUILDING f �� `� - 1 ' ei ,ked C. Iry C 4�rs as opt -e X. Eevvi- b Ci ; o tv 1 e c i e t - H t ''t frte• gi N .1 1 ,, ed, N� A CANS i It" 140' 0 - 00 0 i4VP `. Appr oved , ��.• � _ I MittiorMLO A ,s;: CBen i�1Vi IrUvl Water mefrtfid Services v�:l A r - Y H. Date oVi7 /13 DER 11TTE EOM] COW= 3i \ // �. 1 MIME utae NL5TB']7'p - l \ �' o a� 117114 - I ei.Var@A" - -- 641•1 I* IMAM R�IIIdS' I 01 VT tle — — MAPPED VEGETATED CORRIDOR SW TECH CENTER DR �— (110 SF ON SITE) -- - -�. _ .. . -. EX1 El \ Na 21900800 ' 0 ' ° : °' R1BANARY ON-Y - 2!21/13 W • NOTICE OF TYPE I DECISION TECH CENTER DRIVE NONCONFORMING USE DETERMINATION TIGARD 120 DAYS = 2/26/2013 SECTION I. APPLICATION SUMMARY FILE NAME: TECH CENTER DR. NONCONFORMING USE DETERMINATION CASE NO.: Miscellaneous Permit (MIS) MIS2012 -00002 PROPOSAL: The applicant requests a nonconforming use determination for a wholesale warehouse and distribution use (Blue Bird Transfer) located at 7555 SW Tech Center Drive in order to continue the use in this location. APPLICANT & OWNER: Summit Properties, Inc. 5550 SW Macadam Blvd., Suite 205 Portland, OR 97201 APPLICANT'S Stoel Rives, LLP REP: Attn: Steven W. Abel 900 SW Fifth Ave., Suite 2600 (Al\ Portland, OR 97204 COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DESIGNATION: I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odors, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well - integrated, attractively landscaped, and pedestrian- friendly. LOCATION: 7555 SW Tech Center Dr.; WCTM 2S101DC, Tax Lot 04500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.760.020(A). SECTION II. DETERMINATION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the legal status of a nonconforming use, subject to the findings and conclusions on which the determination is based, noted in Section W of this decision. MIS2012- 00(X12 1BCI1 CF:NIER NONCONFORMING USE PAGE I OF 4 I. SECTION III. BACKGROUND INFORMATION Summit Properties, Inc. purchased the property in 1986. Blue Bird Transfer has been operating at the property since 1992. The applicant requests a nonconforming use determination for a wholesale warehouse and distribution use (Blue Bird Transfer) located at 7555 SW Tech Center Drive in order to continue the use in this location. The subject site is zoned I -P Industrial Park. Adjacent properties are zoned I -P to the east and west, R -3.5 (low density residential) to the north, and I -L (Light Industrial) to the south. Development and uses within the area reflect the various zoning districts. According to Washington County assessor records, the 5.01 acre site is developed with a 218, 235 square foot building. No records could be found to determine when the building was built. Aerial photographs show the site vacant in 1960 and developed in 1986 with the current structure. City zoning and comprehensive plan maps dating back to 1981 and 1977 respectively show that the subject site was zoned /designated Industrial Park (M -4 or I -P) since that time. City permit history shows building, mechanical, and electrical permit activity for Blue Bird Transfer at this location as far back as 1992. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.760.020 Determination of Nonconforming Use Status A. Director's determination. The Director shall make a determination regarding the legal status of a nonconforming use by means of a Type I procedure, governed by Section 18.390.030, using the following criteria: 1. Proof that the use was permitted by this title at the time it was established, by any of the following: a. Copies of building and /or land use permits issued at the time the use was established; b. Copies of zoning code provisions and /or maps; c. Demonstration that the use was established before the first development code for the community was adopted. The applicant provided copies of zoning maps from 1988 and 1993 (Exhibits A & B) both showing the site zoned as Industrial Park (I -P). This indicates the site was zone I -P in 1992. A copy of the Industrial Park District chapter (18.68) of the 1992 code was also provided (Exhibit C), which shows Wholesale, Storage, and Distribution: Light as a permitted use within the I -P zone. Staff reviewed the use classification chapter (18.42) from the same time period. This use is described as: wholesaling, storage, and warehousing services within enclosed structures. Typical uses include wholesale distributors, storage warehouses, or moving and storage firms. The applicant states that Blue Bird Transfer has used the property for wholesale, storage, and distribution with warehousing and distribution as the primary use since its establishment in 1992. FINDING: Based on the information provided, the applicant has proved that the existing use of warehousing and distribution (Wholesale, Storage, and Distribution: Light) was a permitted use at the time it was established. MIS2012 -00002 TECH CENTER NONCONFORMING USE PAGE 2 OF 4 2. Proof that the use has been maintained over time. This includes copies of one or more of the following evidence for every other year from the time the use was established until the current year. Standard evidence that the use has been maintained over time includes: a. Utility bills; b. Income tax records; c. Business licenses; d. Listings in telephone, business and Polk directories; e. Advertisements in dated publications, e.g., trade magazines, and /or; f. Building, land use or development permits. The applicant states that the provided documentation demonstrates that Blue Bird Transfer's use of the property has been maintained since it was established in 1992. This documentation includes the following: • 1992 City of Tigard Mechanical Permit issued to Blue Bird Transfer (Exhibit D) • 2006 City of Tigard Mechanical Permit issued to Summit Properties with Blue Bird Transfer listed on the permit (Exhibit E) • White Pages and Yellow Pages listings for Blue Bird Transfer at 7555 SW Tech Center Drive from 1992 — 2011 (Exhibits F & G) • Cole Directory listings for Blue Bird Transfer at 7555 SW Tech Center Drive from 1999- 2003, 2006 -2012 (Exhibit H) FINDING: Based on the information provided, it can be determined that storage and distribution uses have been maintained over time. CONCLUSION: The existing warehousing /distribution use at 7555 SW Tech Center Drive is a legal, non - conforming use that has been maintained over time. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to the applicant and /or owners. Final Decision: The determination of the Director on a Type I procedure is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's determination may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON NOVEMBER 21, 2012 AND BECOMES EFFECTIVE ON NOVEMBER 22, 2012. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 718 -2437. November 21, 2012 PREPARED BY: Cheryl Caines Associate Planner MIS2012 -00002 TECH CENTER NONCONFORMING USE PAGE 3 OF 4 notific41 359_ 8d33673cbfc948afa0df3717ed696bda .pdf http:// tiggissvr /arcgisoutput/HiResMaps /notific 41359_ 8d33673cbfc948afa0df3717ed696bd ... N4/ 'iiiiiiiii ■ �; w Area Notified (500 Ft) ' � �i� Group Mackenzie -� R Schera S PHIL _ 1 : 7555 SW Tech Center Dr ■■ ■ mummi • II:iiu.. = Ge ` ■ ■■. P a 4 i 0. a ® S lbje ct Site liguithiona No izANIIIIII-No.• IA olot:ses, a. MI ••••••• ••••••• ••• IIMIk Property owner rom Ine date Information is valid Tar 3 months f • • . from the tle pn rated on I ' In /� ��■a.-..a,�■■a ►,. MK map "111 :mall IIIIII■ us Al I MN gimp V■ •1t•I .ei ,, 1 11 ' . \� \ � �' +.. �"'�"�,1 �.� + `,,, „ 0• 1►7!...rEase Mac Printed 25-Mar-13 WEI _ 't" ' rb�.tn o� ma+uc. ape*ea 4, - x.' � � myna Pam o. area :t ae Draeenr•t ru, E 1=p,,,g1 ' �'(. 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OR 9 - 223 2S101DCO5900 2S101DC01900 BEC KERS, RICHARD J & SHELLY L HERMANSON, PATRICIA M 135° SW - 4TH AVE 7 530 SW CHERRY DR TIGARD, OR 9 - 223 TIGARD, OR 9 25112BA06400 25101DC 04800 BONITA COURT -36 LLC JOLLY, WAYNE RAY & JOYCE YVONNE 6 SW AMBER LN - 410 SW CHERRY DR PORTLAND, OR 97225 TIGARD, OR 9'223 25112BA06000 2S101DC 01300 BONITA LLC JOLLY, WAYNE R " OYCE YVONNE 5320 NE HIGHWAY 99 - 410 SW - Y DR V ANC OU VER, WA 98665 T _ • D. OR 9'223 25101 DC 05500 25107 DC O1 BRINGHU RST, LARRY R & SU SAN M SRI ICIRXAK FAMILY REVOCABLE 13530 SW - 5TH PL LIVING TRUST TIGARD OR 9 - 223 BY MIME. &CLAIRE KIRNAKTRS 7 490 SW CHERRY DR TIGARD, OR 97223 2S101DCO2900 25101DC01100 CHICK, MARIBETH A LACHENMEIER LLC 11575 SW PACIFIC HWY 7298 SW TECH CENTER DR PMB #120 TIGARD, OR 9 - 223 TIGARD, OR 9 -223 25101DC 01800 25112AB00400 CONANT, TAMES & ALISSA LANDMARKLANELLC - 510 SW CHERRY DR ATTN GLE■IN HATTER TIGARD, OR 9'223 23643 SW STAFFORD HILLS DR WEST LINN, OR 9 - 068 2S101DC 03000 2S1 O1DC 07400 DIMIC K HEATHER M & DAMON R MAC KAY, ROBYN LAND BRUCE E - 545 SW CHERRY DR - 430 SW CHERRY DR TIGARD, OR 9 TIGARD, OR 9 251010001100 25101DCO5600 FIELDS, FRED W REVOCABLE LIVING MAGEE, WILLIAM IAN & SUSAN VERA 1149 SW DAVENPORT 13492 SW 75TH PL PORTLAND, OR 97201 TIGARD, OR 97224 2S101DC 05800 2S 101 DC 0500 GARLAND, CASEY H & GAIL D \DYER. KENNETH D AND 14220 SW 128TH PL TANIC E K TIGARD, OR 9'224 - 650 SW CHERRY ST TIGARD, OR 97223 1 of 4 3/25/2013 4:52 PM enter.cfin http: / /tiggisiw /mox6 /enter.cfin ?action —mwx6 broker data &cmd= expor... 2S101DC04602 2S101DC06100 MCCORMACKPROPERTIES LP SHRADER, DAMON R 7190 SW SANDBURG ST - 4 - 5 SW CHERRY DR TIGARD, OR 97223 TIGARD, OR 97223 2S101DCO2400 2S101DC01500 MEiMOVICH, BARBARA J TR STEWART, CAROLEJ 7630 SW CHERRY DR -450 SW CHERRY DR TIGARD, OR 97223 TIGARD, OR 97223 251010001200 2S101DCO2100 METRO STEWART, MARTIN D & CARLA E TIGARD, CITY OF 7570 SW CHERRY DR 600 NE GRAND AVE TIGARD, OR 9-223 PORTLAND, OR 97232 23101CC00100 2S101DC04500 METRO SUMMIT PROPERTIES INC AWN OFFICE OF THE METRO ATTORNEY 5550 SW MACADAM BLVD STE 205 600 NE GRAND AVE PORTLAND, OR 97201 PORTLAND, OR 97232 15135CB00800 2S101DCO2300 OREGON DEPT OF TRANSPORTATION TAKAHASHI, WAYNE H RIGHT OF WAY SECTION SHARON S 355 CAPITOL STREET NE, RM 420 7610 SW CHERRY ST SALEM, OR 97301 TIGARD, OR 97223 25101DCO3302 25101DC06500 OTTO, WALTER L &LORRIE MAY TIGARD, C 7 435 SW CHERRY DR 13 HALL TIGARD, OR 97223 TIGARD, OR 97223 2S101DC06000 25112BA06100 PACIFIC RIDGE S OF LOTS 3 -S TIGARD. CI , 00000 13 HALL IGARD.OR 9 "223 2S101DC 02800 2S101DC 06400 PAYNE, KEVIN M TIGARD F 7615 SW CHERRY DR F' HALL TIGARD, OR 97223 TIGARD, OR 97223 25101DCO2600 25112BA06200 POWELL, JAMES WALTER TRUST TIGARD, C BY POWELL, JAMES W TR 13 HALL 7660 SW FIR ST GARD, OR 97223 TIGARD, OR 97223 2S101DC 03200 2S101DC01600 SHRADER. 6 R TRUMBULL, DONALD K 74 - 5 S MERRY DR TRUMBULL, FRANCES E ARD, OR 9 - 223 7470 SW CHERRY DR TIGARD, OR 97223 2 of 4 3/25/2013 4:52 PM enter.cfm http: / /tiggisiw /mox6 /enter.cfm? action= mox6_broker_data &cmd= expor... 251010001500 UNION PACIFIC RAILROAD CO 1 FARNHAM ST, 10TH FL SOUTH OMAHA, NE 68102 25101DC 02200 V ANDERBU RG, JOHN SCOTT - 590 SW CHERRY DR TIGARD, OR 9 - 223 25101DC 04000 WALTON CWOR SOUTHWEST 12 LLC BY CTMT -WALTON RE TAX 46 - 8 WORLD PARKWAY CIR ST LOUIS, MO 63134 25101DC 03101 WEATHERFORD, BETTY L - 495 SW CHERRY DR TIGARD, OR 9 25101DC 02000 WIDML9N, THOMAS G - 550 SW CHERRY DR TIGARD, OR 9 - 223 2S1 OIDC 05200 WILLARD, SHAWN P 13469 SW - 5TH AVE TIGARD, OR 9 - 223 25101DC 05300 WORZ IAK,DENNI5 &NANCY 13493 SW - 5TH PL TIGARD, OR 9 "223 25101DC 04601 WPC TIGARD LLC 30 LEWERS ST 6TH FL HONOLULU, HI 96815 25101DC 04603 WPC TIGAR 30 L SST 6TH FL . OLU LU , HI 96815 3 of4 3/25/2013 4:52 PM Persons listed below want to be notified about EAST side development ONLY: DAYLE D. & EVELYN O. BEACH 11530 SW 72 AVENUE TIGARD OR 97223 Jim Long, Chair, CPO 4M 10730 SW 72 Ave Portland, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i: \curpin \setup \labels \CIT East.docx) UPDATED: 08 21 2012 • - _ _ - - �� °a1DEII IEtyo1G till tttl 4• © 0 tr1141tm IRE a a © o OrYP. <o O I $ o 3 m /' _ _ _ m t 30 0 15 30 60 120 0 . a + 1_ y o I . a. , 13a$ mo 1 • 12' � ' 0 ' Cl N I , n �� O 1 I RD I fi 1 j { _ 2 b' t0.6' 0 :A-„� 0 _ KEYNOTES NOTES O 3 I ? ' r & Y �•� • p0r1 . , -- T 1. REINSTALL MAILBOX ON NEW 4 PT WOOD SUPPORT • i r0 i 0 ® N � % ' � j / /// , F 2. PAINTED PARKING STALL STRIPE, 4• WHITE * e c C m .I O IM // / /- fi x - 3. 6 CONCRETE SIDEWALK c m m 6 .[ I� ' 0 r 4. ADA ACCESSIBLE CURB RAMP - o c a t � I 0 �.� en i 5 E2 •, I I 5 FACE COMPLIANT PARKING STALL INSTALL VAN - ACCESSIBLE c c o < o � f/ SIGNING WHERE NOTED BY "VAN ON PLAN • w� 0 1L m 1 '• i 0 iL ®1e�i p 6. INSTALL PRECAST CURB STOP 3' FROM FACE OF CURB WALL, TYP. .1,__, n 0 m V • m N EXISTING GRAVEL �� 7. A PAVEMENT 1' MIN. FROM EDGE OF PAVEMENT, OR 3' MIN. FROM _ OC I . c FACE CE O OF NEW CURB. WHICHEVER IS GREATER « 2 m `0 0 4 LOT 9' 1 � �/ © ,_ a 8. 2' CURB BREAK WITH 3'x1' CONCRETE SPLASH PAD. m ~ q b . , j J INSTA BOLLARDS EH NEW !d EXISTING BUILDING EXISTINLL G ( FII2) RE HYDRANT B TO IND REMAIN. CURB TO PROTECT CI.oni 1 0 . 'N 1 0 . 'N , OW 1 812 SF 1 ID. AALLL WATER QUALITY CATCH BASIN AT EXISTING CATCH BASIN I I ® g�' 4TYP. SF TRUCK REITAININGWWALL TO REMAIN. 12. 1 13 PEDESTRIAN CROSSWALK STRIPING, PAINTED I' WHITE, ® { '® L'GIIC MIN. SPACING 6 FT. 11 II + 1��/ E5 WALLA 9. 14. 5 CONCRETE SIDEWALK © �% MAN � 15. 1,108 SF VEGETATED WATER QUALITY SWALE I L... er , I / F 4• 16. PROTECT EXISTING EXTRUDED CURB TO REMAIN ETE STAIRS WITH NI 18. CONSTRUCT NEW AC p VINAGIIDRAIL i ' I rd , J � « i i i i� / , / „/ _ kW 19. PROTECT EXISTING WALL TO REMAIN O I CM= .:/ x 7,27/X52: ,' / J ` 20. INSTALL NEW TERMINAL FENCE POST AT END OF NEW CURB. t Y . OF 7 1 .. � .. ` .� �� _ __ ��� r:'1 . i l r� / � , , TIP ^ 1 REMOVE EXISTING FENCE NORTH OF POST, IMYUDINC GATE. _ 7� r' I 21. CONCRETE SIDEWALK RAMP WITH HANDRAIL Project - -- - -- ' 22. EXISTING CONCRETE STAIRS TO REMAIN L6� TENANT `\ \ s • R ....-+ NI '•7 ' 0 23. SIDEWALK RAMP IMPROVEMENT I y / is , � - 24. REMOVE EXISTING SIGN Weil 4,1) 7 ����� 25. REMOVE EXISTING PAVED OR GRAVEL SURFACING, EXCAVATE AND BACKFILL ` ' ' - / I - s I WITH TOPSOIL IN LANDSCAPE ISLAND AREA. SEE LANDSCAPE PLANS FOR • I PLANTING DETAILS AND TOPSOIL DEPTH REQLIREMENTS. 7555 $W TECH CENTER DR ` ©�I 0 0 SEE DETA 2 C2 - _ � � _ I 26. BIKE RACKS MOUNTED ON CONCRETE PAD, 5 RACKS PROVIDING 10 SPACES. TIGARD, OR ' . 11 ENLARGED IL ENTRY .1 PLAFOR N L et>• _ ee� _ ii - , _ _ 0 I . \ ' I 27. 4' CONCRETE SIDEWALK LANDING AT EXIT D. 0 234 ' , - LEGEND I r. • • ��� F %ISTING MEOW �' + r - 0 [[[ CONCRETE CURB O ea MOUNTABLE CONCRETE CURB ` 0 .. . FENCE - - _ 0 _ _ EDGE OF GRAVEL ' ,' GROUP RIGH'S RESEAVED 13 MAOIENZ,E 20 _ -. ... ALl TECH �', LIGHT DUTY ASPHALT PAVING THESE DRAWINGS ARE THE PROPER a ENTER DR MATCH CURB � 2)i AC OVER 8 CRUSHED ROCK BASE �y O UAOIENZI U IN ARE AN YANNER, MW W c� p� H €AVY DUTY ASPHALT PAVING TNI PR, *NI OEN r000ISs:ON O IT E 1 PLAN 4 AC OVER 10 CRUSHED ROCK BASE CONCRETE PAVING ' ///�/ • ` ,tee. SIONS: • ' P ■ � / e�1a N• 're?" R OSII O lE • ? DO g OSp IO c OeTE �F�/ GENERAL NOTES �' w 4: ` • �¢, 1FX / CATCH BASIN ® / ' 1 . ALL WORK SHALL CONFORM TO THE STANDARD SPECIFICATIONS AND THE - / REQUIREMENTS OF THE CITY OF TIGARD, CLEAN WATER SERVICES W LUMINAIRE MAR 19 313 •DS 1 r MAN DOOR AND THE CURRENT AMERICAN PUBLIC WORKS ASSOCIATION STANDI,R[1S FOR PUBLIC WORKS CONSTRUCTION. � / / / / / 2. THE WORKING DRAWINGS ARE GENERALLY DIAGRAMMATIC. THEY DO NOT SHOW SITE COVERAGE DATA CITY 0 RvI EVERY OFFSET, BEND OR ELBOW REQUIRED FOR INSTALLATION IN THE SPACE I•, ; a r ,, D PROVIDED. THEY DO NOT SHOW EVERY DIMENSION. COMPONENT PIECE SEDTION, PLANNING /ENGiivEERINQ- JOINT OR FITTING REQUIRED TO COMPLETE THE PROJECT. ALL LOCATIONS FOR EXISTING CONDITION FINAL CONDITION in 19.5' L WORK SHALL BE CHECKED AND COORDINATED WITH EXISTING CONDITIONS IN THE PAVED AREA: 67.996 SF (1.56 AC) 71,103 SF (1.63 AC) 11 { FIELD BEFORE BEGINNING CONSTRUCTION. EXISTING UNDERGROUND UTILITIES i LAYING WITHIN THE LIMITS OF EXCAVATION SHALL BE VERIFIED AS TO SIDEWALK AREA: 832 SF (0.02 AC) 1,780 SF (0.04 AC) stir" 1! Ilk A TITLE: in ��. � CONDITION, SIZE AND LOCATION BY UNCOVERING, PROVIDING SUCH IS o• PERMITTED LOCAL PUBLIC AUTHORITIES WITH JURISDICTION. ENGINEER BUILDING FOOTPRINT: 48,812 SF (1.12 AC) 48812 SF (1.12 AC) RAN BEFORE ,. Q BEGININNING ING CONSTRUCTION. CONNTRACTOR RACTOR TO NOTIFY ENGINEER IF THERE ARE r 7 l � � q 16' ■ - rill o © ANY DISCREPANCIES. IMPERVIOUS AREA: 117,640 SF (2.70 AC) 121,695 SF (2.69 AC) • _ I " 0 24 EFFECTIVE EROSION PREVENTION AND SEDIMENT CONTROL IS REQUIRED. EROSION CONTROL DEVICES MUST BE INSTALLED AND MAINTAINED TO MEET CITY OF TIGARD AND GRAVEL AREA: 38,517 SF (0.88 AC) 32,806 SF (0.75 AC.) O - = IM 3 . CWS RE QUIREMENTS. THE GOVERNING JURISDICTION MAY AT ANY TIME, ORDER CORRECTIVE r ID �. • I_ in FLUSH WITH AC ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE EROSION CONTROL LANDSCAPE AREA: 61,803 SF (1.40 AC) 63.459 SF (1.46 AC) ��i�� 1 O m M�' 9 13 67• I aL I 4. EFFECTIVE DRAINAGE CONTROL IS REQUIRED. DRAINAGE SHALL BE CONTROLLED TOTAL SITE AREA 217,960 SF (5.00 AC) 217,960 SF (5.00 AC) 1 WITHIN THE WORK SITE AND SHALL BE ROUTED SO THAT ADJACENT PRIVATE �� �® PROPERTY, PUBLIC PROPERTY, AND THE RECEIVING SYSTEM ARE NOT ADVERSELY CIZ ' •i •i tii`. .i ii ��� ®� IMPACTED. THE GOVERNING JURISDICTION MAY, AT ANY TIME, ORDER CORRECTIVE • ' ��® �.' ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE DRAINAGE CONTROL I] BY: MH m - �' FINISH PARKING SUMMARY PLANNIw ._ _, N�rt C a S II 5. CONTRACTOR SHALL ADJUST ALL STRUCTURES IMPACTED BY CONSTRUCTION 1 1 ee�.� ': ► 1 1 1 IMPROVEMENTS TO NEW NISH GRADES, CHECKED BY MWB ' '4104 1 1 6 6. EXCAVATION: EXCAVATE FOR SLABS, PAVING, AND OTHER IMPROVEMENTS TO EX(SI1"1Q PR(IPOSFR SHEET: SIZES AND LEVELS SHOWN OR REQUIRED. ALLOW FOR FORM CLEARANCE AND FOR PROPER COMPACTION OF REQUIRED BACKFIWNG MATERIAL 74 EXCAVATOR (((S'� M COMPLY W17H O.R.S. 757.541 THROUGH u 757.571; SEVENTY - $ TOUR (72 HOURS (MINIMUM) a TO START OF WORK. DAMAGE TO HANDICAP STALLS 24 1 4 1 �� � ` . . . I �� UTILITIES SHALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE. ONE CALL PARKING STALLS: • EXISTING PARKING STALLS TO RE 8 C2� . �� .� . I ®., ,, �'-�. I � �� �� LOCATE UTILITY NOTIFICATION CENTER - PORTLAND METRO AREA 246 -6699, a ri�� CO V _ -¢ _ 1 -6- t - 4 ' -- r -4! - • 91 ¢ - OREGON 696 -4848, ALL OTHER AREAS 1- 800 -332- 2344). TOTAL 25 87 F• l I . � 7. WH CONNECTING TO AN EXISTING PIPE, AND PRIOR TO ORDERING MATERIALS, BIKE PARKING: 0 10 THE CONTRACTOR SHALL EXPOSE THE END OF THE EXISTING PIPE VERIFY THE LOCATION, SIZE, AND ELEVATION. NOTIFY ENGINEER OF ANY DISCREPANCIES. ENLARGED ENTRY PLA R FOR CHANGES TO THE PLANS MUST BE 10B N0 2130079.00 O SCALE. 1 >< 1 8. REQUEST BY THE CONTRACTOR La PY APPROVED BY THE ENGINEER. MINOR MODIFICATION SUBMITTAL - 3/18/13 \ - - o GRADING NOTES ' 588 "E 321.15 - c < o _ %' � - ' 1. RDIIGH pARRgEpi g BRING ALL FINISH GRADES TO APPROXIMATE LEVELS INDICATED WH ERE o 0 3 m - r• ' WTM J it CURBS, OR THE OBVIOUS GRADE OF ADJACENT ST STRUCTURE. GRADE TO UNIFORM A LEVVELS C OR SLOPES SIDEWALKS, o . - ' 'Y�1'[�� BET POINTS MERE GRADES ARE GIVEN. ROUND OFF SURFACES, AVOID ABRUPT CHANGES IN LEVELS. 0 O e o �I�r�� ROUGH GRADE TO ALLOW FOR DEPTH OF CONCRETE SLABS. WALKS, AND THEIR BASE COURSES. GRADE FOR c O co Cl A99Y1T I - . '�. /" PAVED DRIVES AND PAVED PARKING AREAS AS INDICATED AND SPECIFIED HEREIN, AND PROVIDE FOR 1 f 1Yz • 1 a 1/ 1 �, I I .401 SURFACE DRAINAGE AS SHOWN, ALLOWING FOR HICKNESS OF SURFACING MATERIALFINISH GRADING: v o Es • I f - , �. ►` AT COMPLETION OF JOB AND AFTER BAC BY OTHER CRAFTS HAS BEEN COMPLETED, REFILL AND c i ,,� COMPACT AREAS ICH HAVE SETTLED OR K EROD ERODED TO BRING TO FINAL GRADES.GRADING TOLERANCES: ` - 1 Q iY,�� , 1 ROUGH GRADE AT PAVED OR LANDSCAPED AREAS: 30.1 FT. < „y'I t fIIx AC MATCH a - :FAT'S FINISH GRADE PRIOR TO PLACING FINAL SURFACING 30.03 FT. 3 Ao S : I EX. A • EX. ft/ II/v.4.'11 II/v.4.'11 • . �- \ I WH 2. FXQ MATERIAL E %CATAEVR p{, EXCAVATE TOR(S) FOR MUST COM SLABSPL, PAVING, Y WITH O.R. AND S. OTH 757. ER 541 TH IMPROVEMENTS WCN 757.571 TO SIZES AND LEVELS is. i / " _ DC. iIA!- SHOWN 6R REQU VA IRED. ALLOW FOR FORM CLEARANCE AND FOR PROPER COMPACTION OF REQUIRED BACKFlLLING m v -- _ WJi J AC ry '� •_ R • o ro 1 1 MATCH a (1A� "` • EJL ' EXCAVATORS) SHALL NOTIFY ALL UTILITY COMPANIES FOR LINE LOCATIONS o o ; m I 111. '1 - - - Y n• 7 IYA4 C GE - , 72 HOURS (MINIMUM) PRIOR TO START OF WORK. DAMAGE TO c c L_7 -a .- 1 1 UTIUTIES S ALL BE CORRECTED AT THE CONTRACTOR'S EXPENSE. •`o a NM , �� t ' % 3. EFFECTIVE EROSION PREVENTION AND SEDIMENT CONTROL IS REQUIRED. EROSION CONTROL DEVICES MUST <� o • a t �; :I I iY / �� • �� // ' "If , BE INSTALLED AND MAINTAINED MEETING THE CITY OF TIGARD AND CWS REQUIREMENTS. THE GOVERNING 5 c• c JURISDICTION MAY, AT ANY TIME. ORDER CORRECTIVE ACTION AND STOPPAGE OF WO TO ACCOMPLISH o c .2 < O ' I iY1R' - 1 EFFECTIVE EROSION CONTROL o w ¢ m MA • '' ' EX. / iRFT 4. EFFECTIVE DRAINAGE CONTROL IS REQUIRED. DRAINAGE SHALL BE CONTROLLED WITHIN THE WORK SITE ° e o • • ii ' EXISTING GRAVEL LO I / MATCH EX. AC • g AND SHALL BE SO ROUTED THAT ADJACENT PRIVATE PROPERTY, PUBLIC PROPERTY. AND THE RECEIVING - UI .4 a e Cl i -' SYSTEM ARE NOT ADVERSELY IMPACTED. THE GOVERNING JURISDICTION MAY AT ANY TIME. ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE DRAINAGE CONTROL o m N : 1 > 2 m o S. SITE TOPS SMALL BE STOCKPILED DURING CONSTRUCTION AND USED FOR LANDSCAPING. I- J a e : H 8. THE SURVEY INFORMATION SHOWN AS A BACKGROUND SCREEN ON THIS SHEET IS BASED CAI SURVEY BY Chant SURVEYING. INC., AND IS SHOWN FOR REFERENCE ONLY. CONTRACTOR TO VERIFY ALL - :,I $ EXISTING CONDITIONS WITH HIS OWN RESOURCES PRIOR TO START OF ANY CONSTRUCTION. b 0 7. CONTRACTOR TO COORDINATE GRADES AT ENTRANCE WITH ARCHITECTURAL PLANS PRIOR TO CONSTRUCTION. i I MAIM EXISTING • 9. 5% MAX SLOPE BUILDING B. 2% MAXIMUM SLOPE AT AU. ADA- COMPLIANT PARKING SPACES AND LOADING ZONES. LU • ' 1 ; (E .W XCLUDING RAMPS) AT PEDESTRIAN SIDEWALK CONNECTIONS BETWEEN PUBLIC R.O. AND • a s rl T. �� F 171.99 FI iF7B . I .n BUILDING NTRA CES. ■ „ 7 '.1. 10. WHERE SLOPES ARE STEEPER THAN 3:1, CONTRACTOR SHALL INSTALL JUTE MATTING. SLOPE SHALL BE I irLIF: t PREPARED TO ENSURE COMPLETE AND DIRECT CONTACT OF MATTING WITH SOIL FOLLOW MANUFACTURER'S 1 RECOMMENDATIONS. I ib1•l AC 1 Y i . • • 1 iG7T iI. AC l RTAMIG Ir3:x 18 / 1 �I. 1 filTF' � illi. 1WU UTILITY NOTES Ac ' _ 1. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE CITY OF TIGARD, CLEAN WATER SERVICES, 1 �- I LYl•1FA AC YIN ' CARNAL J• AND THE CURRENT EDITION OF THE UNIFORM PLUMBING COOS AND THE INTERNATIONAL BUILDING • I , ..1 . {[� TC SEE DETAIL 2/C2.2 FOR CODE. ALL WORK WITHIN THE PUBLIC R.D.W. REQUIRES A PUBLIC 'NEWS PERMIT. . I MATCH EX. ENLARGED GRADING PLAN i 1 t I AC 17 AC / ' GENERALLY 2. THE PARKING DRAWINGS ARE GERALLY DIAGRAMMATIC. THEY DO NOT SHOW EVERY OFFSET, BEND 'fI:. MA � AC i4i� -Tl AC • OR ELBOW REQUIRED FOR INSTALLATION IN THE SPACE PROVIDED. THEY DO NOT SHOW EVERY e / ATCH E %. A H E %. R,; 7� BOTTOM WALL DIMENSION, COMPONENT PIECE, SECTION, JOINT OR FITTING REQUIRED TO COMPLETE THE PROJECT. 1 f17T, ALL LOCATIONS FOR WORK SHALL BE CHECKED AND COORDINATED WITH EXISTING CONDITIONS IN ,�;,•�� •79 1 A C Fr 1 aP W WWI OOOIL 4 THE FIE D B E F O E E CBEG IN N I $H ON 5 TO CO STRUCTION.EXISTING UNDERGROUND UTIUTIES LAYING WITHIN P ' i BE VERIFIED DITION SIZE AND LOCATION BY LA , j - - '� I UNCOVERING,PROVIDING SUCH IS PERMITTED BY LOCAL PUBLIC AUTHORITIES WITH JURISDICTION, Lade \ .. 8" OVERFLOW RISER 4I ■ \- /v�i.iL'711 �/,W��r .d ' ' j)_ ` ,y"•' „ r BEFORE BEGINNING CONSTRUCTION. CONTRACTOR TO NOTIFY ENGINEER IF THERE ARE ANY d. , , ' , _ 1 DISCREPANCIES. �� ill TENANT IMPROME \ 3. PROVIDE CLEAN AS REQUIRED IN THE CURRENT UNIFORM PLUMBING COOS CHAPTER 7, SECTIONS 8 STORM LATERAL CONNECT �w ♦ 1 707 AND 719, AND CHAPTER 11, SECTION 1101.12. 70 EXIS 8 ST ' i i1 // / • '_ � NOTE: NOT ALL REQUIRED CLEANOUTS ARE SHOWN ON THE PLANS. , IE- 185.03 !i•F Ex � I 4 ./ 4F� 1 , � .Jt, a 4. ALL STORM PIPING IS SIZED FOR A MAN • N • VALUE = 0.013. ALL STORM PIPING IS 7565 9VY TECH CENTER [)R `� iL YA ' ���� I /�,. „ �.. ,!,_ .���� r „ ,. DESIGNED USING CONCENTRIC PIPE TO PIPE IPE AND WYE FITTINGS, UNLESS OTHERWISE NOTED. TIGARD, OR • n��a ��� .� 1 , 5. SEE MECHANICAL DRAWINGS FOR UTILITIES LOCATED WITHIN THE BUILDING AND TO 5' OUTSIDE THE a T s ,• BUILDING. I ' As � TC g • - i g ` ® ® 6. ALL DOWNSPOUT LEADERS TO BE 8" AT 2.01< MIN. UNLESS NOTED OTHERWISE. i•" EX 7. VERIFY LOCATION, SIZE AND DEPTH CF EXISTING UTIUTIES BY POTHOLING PRIOR TO CONSTRUCTION. 1 . 44 _, 1 AC .. JAL,' , I NOTIFY ENGINEER OF DISCREPANCIES. a T _ WW1 ••r.; E7L.� a 1 8. THE SURVEY INFORMATION SHOWN AS A BACKGROUND SCREEN ON THIS SHEET IS BASED ON A SURVEY \ , � _. .44 R I PREPARED BY NORTHWEST SURVEYING, INC., DATED 2/12/2073. �� • 7 . , 4 I a • 9. SEE BUILDING PLUMBING DRAWINGS FOR PIPING WITHIN THE BUILDING AND UP TO 5' OUTSIDE THE t + BUILDING, INCLUDING ANY FOUNDATION DRAINAGE PIPING. •� /�_ �t� • � 10. CONTRACTOR TO MAINTAIN MINIMUM 3 FT OF CCVER OVER ALL WATER LINE. 5 ANY MA _, N86'19'3 " W GRON MALKENZE 2013 T_ � ._ 589'03'00'W s _ - DRAWINGS RI i T RESER co a ' • -. EX: BAS 1 } - ��,,� J. a rNESE DRAWINGS ARE rNE PROPERTY aE INSTALL NEW FILTER C1ITCFT _ J T'17.1 �F� ��'I� GROUP YADOINZIE AND ARE NOT 10 BE • ` � % 8.89' BASIN SE E DETAIL XJcX% - o USED co REPRODUCED IN MANNER, fill0/ , • _ • I€-- J -i5 L- 41' ST ST --0 -- fE- OLLIa15B.3t R= 14t.55'MATQI EL I WITHOUT PRIOR WRITTEN PERMtsvaN CONNECT TO - ER. PIPE I REVISIONS: PROTECT E%ISTINC HYDRANT TO REMAIN, �u �( �}.l f'�L- _►f7•>LJ•, Lig1 II ! f a t REVISION DELTA J• I /91 1 80LLAR_DS_ BEHIND CURB. S ' __^ , CENTER LER I / /// F' CLOSING DATE III Q GRADING AND UTILITY PLAN ST S E r i S 1 V ' 4 °rtOR i I -II v ' - 3° 's 30 AD 120 I I TFR BMW DING 1 fP4L.1 S LI•L1 L:T7LAI )INC, SLOPE 27I MAX Q•7 BS � �� IN FEET FEET I (, Q R l inch ■ 3o n. MA • � ,Y. , i , r7 AC ', , ,•i•16:7 A C LAN DING E. ISER II WZ.7 � I I� 1 S� SHEET �� AiD LEGEND I ' AMP CONCRETE CURB - _ , di ' I ":'►_ ' -. J J __ , A P Y Q ` . ' { , � `( K / I _ f' UTILITY PLAN MATCH s �� I I I7FYl LANDING. SLOPE 27C MAX ti WA' • EX. », �LFii:Ll _ MOUNTABLE CONCRETE CURB `'� ®1���� � ®` - 1 _ ' • V -.. AC FENCE o o 1 ;--'N EDGE OF GRAVEL ..__ _ _. I � ` 0 � ••• .1 1 . • i[. `. � ' <� Rd X• -f G; C n LIGHT DUTY ASPHALT PAVING i:' i' 1 Z � �I 6 P • � � � �J� . • ' i�i� , 1 g CHECKED BY: MRS HEAVY DUTY ASPHALT L!__!__/�l N ifa r . i . :' if' El iI' •is iI'i. -1 rl. " iume n �� � SHEET: • PAVING �a. � ,, - • ! EX . Up! ! ..7 1 .[7 • CONCRETE PAVING Ls I t 1 I - - . . . . ' ■ VL.L 1 I 1 _ CATCH BASIN • ( GRADING ENLARGEMENT - ENTRY SIDEWALK LUMINAIRE lk SCALE: 1 = 10' JOB NO. ��� GN700 9.W MINOR MODIFICATION SUBMITTAL - 3/18/13 O p) 6 UNLESS OTHERWISE < o 1 4 RADIULS 1' RADIUS NOTED ON PLANS Xt TINC c ce to c 3 m _ ' ' PAVING TO m m - •z ° v e '11E-11 III =L I I- o I I1 ,� PAVING SECTION � � REMAIN SAW CUT EXISTING A. ° 4 RD m z PAVING AS SHOWN ON PLANS. - I II =I II NEW PAVING « o ND a i/ CONCRETE RE TE SHALL BE 3000 b' E XISTING AC TO REMAIN c o TAI I . A NRE m I ;::::-:•/::,::,::,..-;/..•-•!,..,.•.- . , PSI AT 28 DAYS. EL SACK > i EXISTING ROCK BASE Q E I MIX, SLUMP: 1 1 2 TO 3 "" AND SUBGRADE -DO NOT II �� •` I / 1' TAPER CURB CONCRETE CURB µS 1 r „ ��_ DISTURB SLOPE PER 3 cI PROPOSED • � . •4 III GRADING PLAN m rs iI • • • ��� • ROCK BASE ROCK BASE COURSE ` Y aa0 0� o� �I III _ II _"., •, ,. 2J¢• CLASS • C A.C. o • _• Iy SEE PAVING SECTION ' o wo oc c — — III ' ' c•-.....r. > to I _ _ \ - a c � _ ' Je {r >5: . -{ i y ti 8 OF By -0 CRUSHED u co CAST IN PLACE ” - 119= III I ITT - III -III ` PAVING SECTION, SEE PLAN SUBGRADE a �o a O O °O o0 °l LE - I - MATCH EXISTING AC THICKNESS 71.= .I =.11: JC= .IC- 1f.= ':II =71. MAX. DENSITY (01557) TO 95% OF o c ti CONCRETE CURB I p o a U ° oo U ° oo b I I I I - I I EATER I GR CTION (WHICHEVER IS - -- SUBGRADE E E u > U) ��I 1II =1,1, =111 o o 2 T i:::: I _ III I I I _ I I I I I _ I I LIGHT DUTY AC PAVEMENT . p d t hoc° e CONCRETE VERTICAL CURB CONCRETE CURB BREAK e SAWCUT DETAIL ROPE PER m g o N .T.S. (9) N.T.S. N .T.S. . GRADING PLAN 0/C OR W ..- w n 4' LEVEL 2 WMAC (2 LIFTS) d• o y m �'! 6' 10• Y •^ ^ - ° -r' - ^^ - (10 j( CRUSHED ROCK BASE E « m .1 `0 0 AC PAVING SECTION I♦ R@ 9d` - -!-- ' ' � � .. '," COMPACT TO 95% OF MAX. DENSITY (D1557) W 0 051= B. n .i M` \ BROOM FINIS1 . 1I 1I:- II: 11' 11=11; PER PLANS AND V, GEOTECH IJ / � j , - 27L CROSS 30PE TIMED EDGE EACH SIDE - - - SUBGRADE Client li 6• •i • %i _ 7,,,,.. ► �1 III - III I v - -s 7 1= III =11 HEAVY DUTY AC PAVEMENT 18 ' • WHEEL BLOCKS. — I —I I in a ,I i -i u — M SEE DETAIL 111 �� I I L I- I I I PER PLANS AND ASPHALT A� - 4 COACT SUB(RADE AND AGGREGATE _ Ill 4' CONCRETE 3.000 PSI loo 3 SUMP W PER PLANS �VV/ TO 95% OF MAXWUY DRY DENSITY NM) CONTROL JOINTS Al 5- 0/C AND MIL_ ��BB REBAR, 18 LONG ?• O. (3' BIN) EPAN5 IN �7 AT 20' -0 • CONCRETE TO HAVE STRENGTH OF 3.000 PSI IN 28 DAYS, 2• TO 4• SLUMP. (2) PER WHEEL BLOCK. Y AGGREGATE )1 MW. DEPTH � • CONTROL CURB JOINTS GUTTER 0/C PRECAST CURB STOP CONCRETE SIDEWALK AC PAVEMENT SECTIONS Y ® N.T.S. ,., €1) N.T.S. „ ® N.T.S. (91 N.T.S. 1 3/6 3/r1 ADA E DDETAI L 1R1 /C8.1 E DETAIL SE 08.1 TOP OF CURB TO 1 0 GALV. 6' MATCH BACK OF �s P STS/RAIL 6' TYP. 5' MIN. SIDEWALK ELEVATION 063 ALUMINUM SIGN PLATE \ � i � R -10)A' BLUE BACKGROUND 1 HIGH i ' ' R n z _ � PROVIDE DIAMOND • 4:311. Mill BAKED (0 R-F6B� \. ! I _ t �������� 1 11 > 1 1 11� � ��V R [ IETAIL R 2/081 ' _�����i h� �� /� . / ti I II o ♦ t � .� 1 1 v11 <. , - � � 1� � 4iw • II `- • CONCRETE PAD ����...14 111. ` SEE DETAIL 6 08.1 wn LA1��111• =��' VAN ACCESSIBLE SIGN - (IXt7 -BB] VAN II, - PROVIDE TACTILE (WHERE CALLED OUT t o PLANS) ACCESSIBLE �' TAPERED CURB ' � SEE WARNING PER A.D.A. Ir. 1 /2• SEE DETAIL 12/08.1 1/4 _ DR �� � % FLUSH WITH AC 7q�, OR CENTER n CONCRETE FOOTING .LO O O A DA COMPLIANT 4 STRIPS IA , PAVEMENT GALVANIZED ST POST ? I O O ✓ AT 2' -0 OC TYP. NOMINAL SYMBOL SEE ti c W - DETAIL 10/08.1 36' TYP. FINISH GRADE 8 . I • D MENSIONS° a • r" •� NUMBER OF POSTS 1 Y 1 A AS SHOWN ON PLANS DIAMOND PATTERN WARNING SURFACE I' ; N O T FS 1. ALL S COMPLIANT STRIPING AND CONCRETE MOUNTING _ N�� N Y N H , 1 �L_ � � CURRENT E JURISDICTIONS PAINT WITH SlG AND C{91EL CURRENT JURISDICTIONS FOOTING _ - • z n 1.PLACE DIAMOND PATTERN WARNING SURFACE ON THE ENTIRE CURB RAMP, INCLUDING l ' j / REQUIREMENTS. 1 . z g . RAMP THROAT, LANDING, AND WINGS. PATTERNED SURFACING TO BE INTEGRAL COLORED EN'..... � / _ - 2 ���� 2 2 D CONCRETE. TEXTURING I TO BE DONE WITH AN EXPANDED METAL GRATE �` -� / 2. ADA COMPLIANT SIGN TO BE MOUNTED - - PAINT STRIPE CENTERED IN DISABLED SPACES. PLACED AND REMOVED FROM WET CONCRETE TO LEAVE A DIAMOND PATTERN AS g' (TYPICAL) I SEE PLANS & CONTRACTOR TO VERIFY LATEST SHOWN. THE LONG AXIS OF THE DIAMOND PATTERN SHALL BE PERPENDICULAR ADA REQUIREMENTS AND REVISE 10 DIA I TO THE CURB. GROOVES SHALL BE )¢' DEEP AND g• WIDE. ANY COMPONENT TO CONFORM GROUP MAIXENZIE 201] MIN. TO CURRENT STANDARD. © ALL RIGHTS RESERVED DRAWINGS OF e ADA COMPLIANT VAN PARKING SIGN BIKE RACK PLAN /ELEVATION a ADA COMPLIANT WARNING SURFACE ® ADA COMPLIANT PARKING STALL THESE CPRGOUGED IN ANY MANNCR, GROUP MACKENZIE AND ARE NOT 70 BE N.T.S. �._ N.T.S. �; N.T.S. �; N.T.S. 11 WITHOUT DEER WRITTEN PERMISSION T 11 6• 7 • REVISIONS: q F REV140N DELTA • a Q0ISR0 DATE ° . �e . ■ 3 WIDE PAINT 4' CONCRETE LANDING . - STRIPE TYPICAL I r . _- 1' -0' 12 TREADS, SEE PLAN • • 1/2' R csi 10• 1 \ ANTI SKID NOSING , , ADA COMPLIANT PARKING SYMBOL A 1 1/4• P IPE RAIL ��' SHEET TITLE: D ® N.T.S. SHEET NOSE BARS it �� PROVIDE TACTILE %• WARNING PER A.D.A. t a SEE DETAIL 10/C8.1 ,4 _ 4' • 4a pia INSTALL EXPANSION MH 4►� 4►���T �p�y °.404. � • JOINT AT FACE OF j DRAWN BY: ' - ���� a a BOTTOM RISER 3 •������♦ 'I CHECKED BY: MWB ♦����� p �c L,a., 1 SHEET: • 1 11 6......................_: ...... � p " t `'' CONCRETE WALK - s 08.1 - 6' ,,, AO ` U 5N , � CURB ••MPACTED FILL 6 TO 0 CURB e ADA COMPLIANT CURB RAMP . CONCRETE STAIR , r; N.T.S. s.; N.T.S. , JOB NO. M00� OMO Gn74NV�.W MINOR MODIRCAI1ON SUBMITTAL — 3/18/13 IF GENERAL 2 GENERAL NOTES co < m I) 9TORMPILTER BY CONTECH STORMWATER SOWRONS: PORTWIC, OR 6500) 540 -4667: SCARBOROUGH, ME (877) CO m 3 m 4'0 OPENING 90-0 7676: BARIOGE (6 MO 66) 740.3315. 0 B 6 f (9[[ ONc7T STUB PERMANENT POOL 2) FILTERS 10 BE 01410N- ACTUATCD AND SEI / IING . 0 m 55 A O G .�. I � 6' ELEVATOR 41 S ORM LT REQUIRES 2.3 P[Cf or DROP PROM RIM OUTLET INLET SHOULD NOT B[ LOWER THAN OUTLET. INLET OP 0 O m W N ..� OVERLAP T 5 4• APPUCABIq AND OUTLET PIPING TO B[ SPECIFIED BY ENGINEER . p WEIR WALL -' • • ► • - 1 YAU 5) CAN B[ MADE USING FUMBLE CDURI MUM OUTLET T L9 15 INDIES IN CARVER CONNECTION TO COLLECTION PIPING a C m 1 � • AND PROVIDED CONTRACTOR _ FOR INLET or IN CAR lE7 AND NNECTI N TO STANDARD IPING V —•••', r 1 6) POR n -20 LOAD RATING. CONCRETE COLLAR 0 REQUIRED. CONCRETE COLLAR Wan QUANTITY (2) D REINIVRONG BARS TO 2' -3 SIB' MAX 2' -3 5/D BE PROVIDED BY CONTRACTOR ; m -- — • I 7) All STORMRL•IIt5 REQUIRE REGULAR MAINTBIM'C[. REM OPERATION AND MNNTC•W1C[ GUmO1NB FOR MORE m • 6 �/ .• • - INFORMATION. IV O P L71; �.. \ Q CO . r I - CARTRIDGE CATCHBASIN m CO \1i\ ` !� 4 0 ` STORAFILTER DATA v _c ° g c o • m® 9(]1M BAFFLE .. . ..N - /� '. [ . '� (r1T) INIFT 511.113 OUTLET STUB STRUCTURE ID CO C C p ��� (OPf10NA0 (S[! MOTES 41 5) WATER MALAY FLOW RATE ld9) %30t O m r ' • I 1. (SEE NOTE 44 5) - 111 RETURN PERIOD PEAK FLOW RAT[ (< I cf5) %,10( O C C p O` PEAK CLOW (YT9) )DO( C 0 } • ' • • 2 ' 0 OWLET RR CARTRIDGE FLOW RATE (15 OR 7.5 Rpm) )5 c O G O .. L - •. •.. i, :. 2 M TYPE (C5F. PELIT RE. LPG) 10000! m W CC ' •4 , - '-0 12' FROM UNDERDRAIN MEDIA MEDIA . • . WINCE RIM ELEVATION )00I3(R C 0 a C m 6• RBNPORPNG BARS PIPE DATA: I.E. DIAMETER W r a INLET STUB �( 6) 1- CARTRIDGE CATCHBASIN - SECTION VIEW B �, _ u , n O OUTLET TST )001.%% )OP m d 2 CURET STUB I fOIX .IOC 101• > Y m C W CO TES 4.5) CONFIGURATION (SP2 NOTES MS) I OUR ET OUTLET U fD 1- J 4 b 1- CARTRIDGE CATCHBASIN - PLAN VIEW O 1 INLET INLET Picot LIFTING T SLOPED UD YESV1O 4'O SOLID COVER YF3W0 INLET GRATE OFDNING � COVER ∎— _— (RP OF 41 NOTE PECIAL REQUIREMENTS: I_ 2 I /2' 11 ,^ 6' INLET GRATE ACCGSS COVER W V III N OUTLET STUB CONCRETE COLLAR FO ELEV S OM NOTES 4451 / \ (SEC NQR 6) 3' -7 j POOL ELNAOpN I JedIL. , - • -� illllllllllltl ED -__ BTDRMRLTER ` 1 I I I I I I I I I I d � •''- • : :: 4 :1: -" GRTRICQ 1-6' V �� I�OE'a DARTRIGQ (TYF) 'I .�� I 24• Ulie CLEANOUT PC�S (SEE NOTE 2) SUPPORT • _ i1 ill I I I I I I I I I »...�...�_._q • , INSIDE RIM • P W G ON WEIR WALL u u ♦ 1 1 1 1 • ♦ ♦ ♦ ♦ . - UNQRDRAIN 11111111 i ?� ,e�c�1 • MANIFOLD (1 2-4. D[�� -IN90[ 1 1- CARTRIDGE CATCHBASIN- SECTION VIEW O C . - 4'4 y4' OUTSIDE 2 22 2'4• I ' 1 DR 9TCRRNAR0. ww Giwr MTR QN6 INSIDE RIM NSIGE RN M[9 ocwa[RwWYCr Project 1- CARTRIDGE CATCHBASIN •SECTION VIEW OA m °ems U 9w 5tld © 4Ay4 ..M /gyp In9 y meat �22.G29. U •J. PATINE Nu 5.92;629. OUTSIDE RIM U9. PAMT Xa G29. W j ' b O2],W No. S.TOI , NU5 02],W •' . 910. uZl. l kL Nu 6.4113.045.. X.. 6.49.0.06. z Gn N7c, 2.5]c. 1 - CARTRIDGE CATCHBASIN - TOP VIEW O IMPROVEMENT N90i1Q U.9. MD MM. MDO ImtU.S MO KM. No. 4. Mu •576, 02036 CONTECH Sbnewater SoiutIom PATENT, 17. 02000 CONTECH Stamm 8014/.3,40 MIME MCA. 02006 CONTECH SbmmYeler SDlutbm 3 M •A MU H. CC:MEC STEEL CATCHBASIN STORMFILTER — STEEL CATCHBASIN STORMFILTER — c�° ' STEEL CATCHBASIN STORMFILTER 57OR11A4YAhR PLAN AND SECTION VIEWS . SECTION VIEWS 2 TOP VIEW, NOTES AND DATA 3 7r5 5W TECH CENTER DR STANDARD DETAIL - 1 CARTRIDGE UNIT � STANDARD DETAIL - 1 CARTRIDGE UNIT � STANDARD DETAIL - 1 CARTRIDGE UNIT T SOLUTIONS_ r6 — SOLUTIONS_ Tn SOLUf10N5. we mmum..rmn air nA I Hm NiGREINPNE IBlewwecmpr4an IIAA'AH:R,Ie I0cX9 DATE l■lm Iscv.P:NONE I BLG roam CavI4wn I mAwx.NNN I OFSaaAno mteammnormX DATE 1lolne Isc'+enwa: IBa.vUw°ciss.14wn lowam.ww Iarnan.Aro VINYL CLAD CHAIN LINK FENCING SEE STD. DETAIL NO. 740 4N APPROVED /`s - EC N � -AVER PARKING MATTING LOT ;A . A 4 RIVER ROCK 2 -3/4' _ � ••, 2.5'- 3' DEEP -i' -A .:z � � I F �:,',.,, - CROUP YAIXENZIE 2013 1 +- " , ,I - - SWALE BOTTOM I ' r ��� © ALL S ARE RESER 2' MIN. I 1� THESE DRAWINGS ARE THE PROPERTY OF � / - WOW MADCENZiE AND ARE NOT TO BE USED OR REPRODUCED IN ANY RANNIR, ■ /l i l i ----(4.1-' WTHWT PRIOR WRITTEN PERRISSON � ` h /* 'ii - ' 0 REVISIONS: �— ` 1 ` 1• i11i �% i � / 2' DRAIN 244 A � CLOSING DELTA 0 405p0 DATE 18' GRCWING MEDIU 6' MIN, 6' MIN. SWALE AREA FREEBOARD TREATMENT AREA FREEBOARD BUFFER/MITIGATION SEA - 6' MINIMUM WIDTH AREA AREA EC MATTING ECONOJUTE. OCONUT FIBER OR GEOJUTE PLUS ECONOJUTE• ECONOJUTE. (S> 2G%) • SEED MIX LOW GROW MIX NONE LOW GROW MU AS APPROVED BY ' SEE NOTE 15 SEE NOTE g5 DISTRICT OR CITY MAX. SLOPE 3:1 3:1 I FLAT BOTTIBI I 4:1 4:1 NA OR AS APPROVED NOTES 1. REFER TO APPD( A. CWS DESIGN & CONSTRUCaON STANDARDS, FOR LANDSCAPING SHEET TITLE: END REDUILERENTS INCLUDING TREE PLACEMENT. TOPSOIL AND PLANTING SPECIRCAa0NS DETAL T 2. PROVIDE IRRIGATION AS APPROVED BY CRS 1 JUTE MATTING- CIQMTE PLUS IN TREATMENT AREA, ECONOJJTE FOR ALL OTHER AREAS, OR SWIUAR FABRICS COCONUT FIBER IS ALSO ACCEPTABLE 4 12- INCHES OF TOPSOIL SHALL BE PLACED THROUGHOUT THE WATER DUALITY TRACT. S FREEBOARD AREA SEED NIX. DWARF TALL FESCUE 40; DWARF PCEHIAL RYE 30; CREEPING RED FESCUE 25)C COAXIAL BENT GRASS 5i APPLY AT A RATE OF 120/ / A. ED LIDA SWALE N.T.S. LI DRAWN BY: MH CHECKED BY: MWB SHEET: C JOB NO. MINOR MODIRCAIION SUBMITTAL - 3/18/13�� 1 2130079.00 T OI a C Q C E 3 o _ moa m i m a 0 m m rs O m m 0 «O (ON PLANT MATERIAL SCHEDULE L ` ' c O'ETE RETA�WINS WALL VNRI 4' CYCLOI= ^"..Y Q E - _ - I SYMBOL M BOTANICAL NAME - SIZES I - " -' I '�� W BARBED WIRE nl iW C OMMON NAME SPAC ING Q I A° ' -- _- a ce -0- P TREES m P 1 I c a d I m O m i 103 I EXISTING TREE TO REMAIN AS SHOWN c c y c O m m m i ? m a p ,[ I - f 0. 12 RED SUNSET MAPLE KSRED' AS r CAL B&B SHOWN o tU d Q " III "bbl O: RA7 D3UR� 1 _ _ C - « m O ki ` � � I 2�5;$a //' • - III a . m N ° a u ° Y I . / k :4 . . C7�1+ / . . / L SHRUBS W _ C D of N / / /// m m O O • / .. /WAN o « I 4� 49 BUXUS MICROPHYLLA JAPONICA 'GREEN BEAUTY 1 GAL. CONT. U G) I- J a ce 10 0 GREEN BEAUTY BOXWOOD AS SHOWN I( ' • • S 90 SPIREA X BUMALDA 'GOLDFLAME' 1 GAL. CONT. Client ' E I 0 GOLDFLAME SPIREA AS SHOWN /A, i ' I CROUNDCOVER EXISTING GRAVEL 27 ,� i /,, r; 130 K NNIK UVA - URSI 2 "A C CONT. W , LOT ti r E 1,490 SF LAWN - CELEBRATION SEED MIX SEED Y ' s�4 = m I':•: SUNMARK SEEDS 10 LBS. /1.000 SF 1 ,,, EXISTING BUILDING s WATER QUALITY SWALE - PER CWS ' I ' .0 I i I / a 8 7. il 2 GAL. WONT. ACER CIRCINATUM MIN. H t 4 t,_O VINE MAPLE AS SHOWN I o 22 RI SES SANCUINEUM ® CONC N MIN. HT 1.5'/ w14,411 /� RETAI t;, AS SHO: �' TYP. � wA;L 17 CORNUS SERI • i i% " / /. • ^� a MIN. 1 GAL. HTNi. / 1 ✓ i ' RED -O SIE R D OGWO OD AS SHO i_.I I I ( 1E ° o$$�a 7 la% DOOR � o, ��'SL1' 4 ''. "' : 1,410 JUNCUS PATE 6 SF 1 11 1 ,:�i: , : : ,^ SPREADING RUSH MIN. HT. 6' Proptt ii tit r %y'. .. 778 SF FREEBOA RD AREA SEED MIX SEED T LL 1 �` I - DWARF PERENNIAL U RYE 0Z 120 LBS. /ACRE LaCie TENANT d' 1 / / " 1011 - CREEPING RED FESCUE 25T I ; / / / /� . WAN COOP : ffjj c / /" // (�%�Y!Y - COLO BENT GR 59. WAN DOOR - COLONIAL BENT GRASS SR /�t ■ y WAN ODD./ 7556 8W TECH CENTER DR I::I ti3 OC /�n 11 "' A .9f /.i / / ,, 1/ j / I TIOA I ,) WAD 4 00' 0: 0 ' 0 _0� _ .'6l.' �. Ans '' ,/ 1 U \ \ .., \ \ , , / IAN U Ofi FiD. OR sp��a : GENERAL NOTES An- 3 ➢ -' 1 .'9f'iQl 1. FULLY AUTOMATIC IRRIGATION SYSTEM 70 BE INSTALLED TO MAINTAIN d ALL LANDSCAPE MATERIAL. ,eAonloo /1/6' Ql EDT 2. PROVIDE 14 INCH HEMLOCK BARK MULCH AT A DEPTH OF 2 INCHES THROUGHOUT MlC EQMI -'• _ " al ' e1 / 1 TYPO i%� -' _- 6- PDL NEW LANDS CAPE AREAS, EXCEPT STORMWATER FACILITY. �I 1 , 15 V 3. SEE CIVIL SHEET C8.2 FOR WATER QUALITY SWALE DETAIL a 1 & I KEYNOTES I I / • © , / 1. BIKE RACK -SEE CIVIL 1 \ - -� © GROUP RIGHTS RE GHTS RZSEIE R201YEO 7 I 61 ' �� 2. CATCH BASIN - SEE CIVIL ALL 3. CONCRETE SPLASH PAD - SEE CIVIL DRAWNGS ARE H R GROUP MACKENZIE ANDARENOT RE 1 USED OR REPRODUCED IN ANY WANNER, I [ WITHOUT PRIOR WRITTEN PERMISSION 1 _ - - SITE COVERAGE DATA REVISIONS: - • \_ FXISTING CONDITION FINAL CONDITION a5 REVISOR REVISION DELTA I kLI MS CLOSING DATE TOTAL SITE AREA: 217,960 SF (5.00 AC) 217,960 SF (5.00 AC) SW TECH CE NTER DR I LANDSCAPE AREA: 61,803 SF (1.40 AC) 63,459 SF (1.46 AC) ® LANDSCAPE PLAN SCALE: 1" = 30' SHEET TITLE: 0 LANDSCAPE ' , PLAN 30 0 15 30 60 120 ( IN FEET ) I loch = 30 IL DRAWN BY TEB CHECKED BY: RML ■ SHEET: L21 JOB NO, 2130079.00 MINOR MODIRCAIION SUBMITTAL - 3/18/13 • m o » c < °o oa ;O ,e° .F. INSTALL BACKFLOW PREVENTER AS REQUIRED u • o O BY LOCAL CODES AND HEALTH DEPARTMENT. 501 40 MAINUNE 2 o ' ° N L o - 9 GATE VALVES UNIONS CH. & S 80 NIPPLES V ALVE BO AN D COVER: ` c a - AND ELL TO BE SAME ME SIZE AS VAULT WITH LOCKABLE c m S BACKFLOW PREVENTER. UD AMAETEK 11X17 WITH GREEN ; ° LID IN LAM AREAS AND 4. _ / ISOLATION VAVVE BROWN UD IN SHRU AREAS SCH 80 ADAPTER & FITTINGS TO BE `m ° n FINISH GRADE SAME SIZE AS ISOLATION VALVE. > 1c DOUBLE CHECK VALVE FINISH GRADE VE I c c 0 ,° °- °c1 UNION EACH SIDE T IP. 4_ PVC SLEEVE i LOCKABLE VAL BOX UD W TH I z >1: il_n: n -: c z !V! I M MANUAL DRAIN VALVE FINISH GRADE — IPIICIICIICII" II CIICII- �1 -11- ° 11- 1111- IIC117- 1111'11 -1111 c _ SCH 80 NIPPLES = 11_11= IPII.P 31_Il�u -!!C:: MALE ADAPTER/ REDUCER, o _ _ _ ER 1 . �� � �. 1 11 11 IICll�ll r!:,e �� !;7i1C�!�;� a �' I� rs BOTH SIDES O m u e K O ling 4l.4 r i n SCH EO ELL AND NIPPLE r i� �IICIIOIICIISI 1 :�11�11�11� ` y : n O o 1 .� T 11=11=11=11%11= -1��I DRAIN ROCK- 11- 11211 ; • - ;• -� - •� • IICIPIi -!!.II MAINLINE o m o CATS VALVE 1 '_1, Pi I =_P1 1=11=11=11 = :!._:1,'ll —! I , 3 CU. F7. MIN. - 11 - 1111 - 11�' •- IICII- IICII. m " g + `v 1 c!I I`!. UNION 40 MAINLINE ICIICII�.illl _: '•' 4 c : D 1 ;1 IIC�IC ® -� } � �• ®ICIivIICIICII ISOLATION/ GATE VALVE, d . - c e � , • •-._ _ .- EQUIPPED FOR KEYED L • m o O QUICK COUPLER 1I!�,''i -- - _ .��! -i 11 =IICIICIICIIC,:. 11- 11 11- IICIICIICIICIIC. °IICi.�ll- F 4 n ' 1_ ____ n - BRICK OR CONCRETE ICIICIICIICIICIIr ;!;et_�;!;.IICIICI IPII- IICIICIICIPIICIICIPII�!ICII -:! OPERATION •n _u_noneuenaoelTen�n_:eaueii ii BLOCK TYP. IICIICIICIICIIC ! !;!;!:!;IICIICII - IICIICII IICII IICIICIICIICIICIi�11C 4' Mw. DRAIN ROCK i e11. 11. 11. 11.11.11c11.11c11.11711-:e.11oI 11 Client :ncMe�lcne_�e_icoeoencncnoSeM_ a IC CIICIPIICIIL- ONO_ ;O:HC - 121 DRAIN ROCK 4' DEEP 11- 11 'll'1IC11C0:!;!;e■;I1C11C11 ' 1IC11C11C11C11C11C11C11C11C11i ii i i BRICK OR Cow. BLOCK MAINLINE ICIICII— II.IICII !;!...IICII -1 11- 11- IICIICIICIICIICIPI1- 11-IICIICII IICIICIICIICIICIIa11 -11- 11 -11 -11 - 111211C�ICI�C�I�IICIICIIC�I��IC�112�112 1=11=11=11=11=11= 11C11C CI 112211=11=11=11=11=11=11=11=11=11 . ■ . ■ 0 POINT OF CONNECTION BACKFLOW PREVENTER MANUAL DRAIN VALVE ISOLATION /GATE VALVE Y SCALE: NTS a BELOW GRADE SCALE: NTS a SCALE: NTS ; SCALE: NTS VALVE BOX MTh COVER FINISH GRADE/TOP OF MULCH FINISH GRADE OU1CK- COUPLING VALVE M . •AU70MA 7112 CONTROLLER PVC SCN 80 NIPPLE PAVING CLEAN AND UCHTLY 9 WITH LOCKABLE DOOR Prom et COMPACTED BACKF ILL Q 3 INCH MINIMUM DEPTH Y SCH 40 CONDUIT FOR IVPRONELET'IT M COMMON AND CONTROL jIL INCH WAHED TRACKING TAPE 6' C I/ P8 LrNE T1 _ _ TRACKING TAPE 6ABOE ° ' 1 = - E F PME PIPE I SCH PVC SLEEVE •�• • C • ��� III ∎1.. a ,; g p ELECTRICAL CONDUIT _ II= 111- 1_._:..1d1 -111 -1 i ALL WIRE TO BE PVC SCH 40 ELL = ! f4 . :I I11= III = III= IIIC:IIIC:I i ATTACH IRRIGATION WIRE tl 1i I� INSTALLED AS PER LOCAL — TO MAINUNE AT I „=„! it ELECTRICAL CODE. ■ 2” X Y REDWOOD STAKE NOTE: INTERVALS OF 25' -0' ''' OMI6IM66 ",' VERIFY LOCATION PRIOR WITH STAINLESS STEEL EXTEND IRRIGATION TO INSTALLATION. GEAR CLAMPS SLEEVES 18' BEYOND EACH SIDE OF PAVING. CONTROLLER PER MANUFACTURER'S INSTRUCTIONS. SEE © GROUP MAGKENZIE 2013 SPECS ALL RIGHTS RESERVED e QUICK COUPLING VALVE e IRRIGATION SLEEVES AT PAVING IRRIGATION TRENCH WALL MOUNT CONTROLLER A " SCALE: NTS SCALE: NTS SCALE: NTS SCALE: NTS USED OR i EPRC DM TEN NY M COILED WIRE REVISIONS: WATERPROOF CONNECTION I. 1019015 VALVE BOX WITH COVER MArA FINISH GRADE/TOP OF MULCH PAVEMENT OR CURB REMOTE CONTROL VALVE I' MIN. TOP OF SPRINKLER FLUSH PVC SCH. 80 NIPPLE 3' MAX WITH FINISH GRADE. AFTER _ SETTUNG PVC SCH. 40 ELL. FINISH GRADE • liiii; � C `�jji ®r PVC SCH. 80 NIPPLE :.• •y,/y '••' , ♦ „ . 1 Y VA 4 / /,//\♦/♦ ROTOR POP -UP SPRINKLER ♦ ♦ p ♦ ♦ ♦ 1 BRICK TYP. �T ♦ l / �L�/F 7��A♦ ` POP -UP SPR SHEET TITLE: O ♦♦� J/T ♦ /i0 /r� ♦a�9 H�L rr: ,� �� K / PVC SCH. 40 TEE OR ELL. �1.14%/T /i��0 9rTOb BARBED MARLEX INSERT 6.b.d/ 1:1 / 1 PVC SCH 40 NIPPLE TIDN . 37 / / �j U �Yy dK /TG\H ♦ i/ j`p` k THREADED ELL 1�� 1$1.';' (LENGTH AS REQUIRED) ♦ \C i11 j0 ♦ �0 J ♦ ♦O� J ♦♦0 �T/�8 ♦ \ / \ \ / J �I ��/.• SCH. 80 NIPPLE AND SCH. �d / O J��O J /T /�G ♦ ✓i PVC SCH 40 ELL 6/ � .�!1'■I /i/ % 40 ELL // . / / y Ti /.� POLY SWING PIPE -MIN. 15" \ \ /O/ * I 1 \� `// ♦♦ OJ/N/i` q .4TA,;'' . PVC SCH 40 STREET ELL \ / \/♦ 11 �',/ � / � / O / Q�JO ♦ .m b ♦ LENGTH MAX 30' LENGTH \p \ \/! •.•.. ,,�;� iiii i PVC MAINLINE PIPE 1 ® / ♦♦ /� ♦�� ®�@ ��yt a�!♦�a♦, S� � a. /40 411):/;/ rt ♦ / �I BARBED MARLEX INSERT '■._ `�� ♦ M /G♦!♦ / /♦//a� /a'.a9�//,a�aO�r,W & THREADED ELL ,' PVC SCH 40 TEE OR ELL PVC SCH. 40 MALE ♦Q♦ ♦♦ ♦♦ ♦♦ ♦♦ ♦♦ ♦� ♦♦ ♦♦♦O♦♦OOQ \O♦ ADAPTER SCH. 80 TEE ��31t DRAWN BY TEB PVC LATERAL PIPE LATERAL LINE PVC LATERAL PIPE CHECKED BY Rill ■ 3' MIN. DEPTH OF 3/4" WASHED GRAVEL SHEET. e ELECTRIC REMOTE CONTROL VALVE 0 SPRAY POP -UP SPRINKLER ® ROTOR POP -UP SPRINKLE L8 SCALE: NTS NTS SCALE: NTS JOB N0. 2130079.00 MINOR MODIFICATION SUBMITTAL - 3/18/13 •• E . 1• I C a S. a m ' o 3® mma m a g m = I. °m m® m W N EDGE OF GROUNDCOVER • ., �, AREA/WALK EDGE a c a S AC /'l' 1/2 THE SPECIFIED O.C. cp DISTANCE FROM EDGE IS m \ HOSE CHAFING GUA SET CROWN OF ROOTBALL ► • i b 2" ABOVE FINISH GRADE 0� � SPACING m o _. GUY CABLE AND REMOVE BURLAP AND ROW EDGE OF SHRUB /GROUNDCOVER c z c O o TWINE FROM TOP HALF 1 L c c .. AREA/ EDGE c 0 > W OF ROOTBALL TRI- SPACE, AT SPECIFIED C` Sp m m .m. 2 x 2 x 8 WOOD STAKE • O.C. DISTANCE- 4C /N DISTANCE FROM EDGE IS c c a 1V� EOUIDISTANi `� o \ KE EP CLEAR OF ROOTBALL `. MULCH, 2' DEPTH • ,► C i /2 THE SPECIFIED O.C. o W c o a S I � PLA CENTER � I SPACING m '• CS � 15,70 ,m•, m Ole Z SET CROWN OF ROOTBALL FINISH GRADE ROW c m v o 3" ABOVE FINISH GRADE 1 �� • �� W - m m m N Co la AND REMOVE BURLAP AND i c!x ffiSf4 � 7RACEAT SPECIFIED r MULCH 2 TH FERTILIZER TABLETS LI "'PLANTING OIL 11.= B#B#11 II : 1 . 11- 11 - 11 AMENDED SOIL —II I�1 II n =n= �lm1 1#. . jr ill - I II = � _ = 1 11= 11 =11= 11:=11= 11= 11= 11= 11= 11= 11!1� =1i ! =n =1 _ _ _ _ . FERTI LIZER TABLETS 11=11=11=0=11=11=11=H = 11- 11- 11- 11- 11= 11,�1.IIF_ COMPACT PLANTING SOIL _ _ _ _ _ _ — 1I1 d:10: I - I- _ _ _ _ _ _ _ _ _ _ _ _ _ _ I1 =1I1=1I1=1I1=1 I 1 =1I I- 111E11 I n n n 11 I - I — I — -- -- -- • I I PLANTING SOIL 2 x ROOTBALL 11 111 - 111 111 - 111 111 - 111 111— NATIVE SOIL = I u u III III — III — III — III — Ili a NATIVE SOIL I— I"I"I — III —ITI— III —ITI— III —M — III — \ COMPACT PLANTING SOIL RR NATIVE SOIL O TREE PLANTING - DOUBLE STAKE ® CONTAINER /B+B SHRUB PLANTING ® GROUNDCOVER PLANTING SHRUB /GROUNDCOVER SPACING SCALE: NTS SCALE: NT S SCALE: NTS SCALE NTS Project Laae 'TENANT IMPROVEMENT 7555 8W TECH CENTER DR TIC ARD, OR O GROUP MACKENZIE 2013 ALL RIGHTS RESERVED THESE DRAWINGS ARE THE PROPERTY OF GROUP MACKENZIE AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER. WITHOUT PRIOR WRITTEN PERMISSION REVISIONS: r i F REVISIONS REVISION DELTA co IM T CLOSING DATE WT ■ • , SHEET TITLE PLANTING DETAILS DRAWN BY. TEB CHECKED BY. RML SHEET: /'� L8.2 JOB NO. 2130079.00 MINOR MODIRCAIION SUBMITTAL - 3/18/13 • os co O O G G O 241 9 1 '-0 0 O 1 1 1 Qm a m 3 m m s� 1%-0"----. . 24' -0' 24' -0� / 24' -0" 24' -0' 24' -0 / 24' -0 24' -0 24' -0" 24' -0' 24' -0' « O ° m O m G 3 ceN .c t= D ° m C NEW FIR ACCESS Q DOOR AID STAIR 3 n Wm mn V V FM oW - O A m °o - DW DW DW DW ■ - \ \O c° c « m m � r C C 0 ° m O C W m O Q O 0 m 0 W t O m I W « ° W C N NEW FIRE b LE -` c v i N ACCESS DOOR o PRODUCT/ON ' 67 U W .64! -I R 10 �° I 5 • ,953 SF I Client O - • o o 0 0 0 0 I DW ° DW ° \ O SS INFlLL DRIVE -IN DOOR WITH W STOREFRONT V to WAREHOUSE [ZZ] _ ________________ I - 0 1 125 1 N 31,040 SF o ' 0 - • • • R e iyy _ O I o L _L _L _L _L I N Project I Lagoa TRUANT NEW STOREFRONT IMPROVEMENT J J J L rTTT I TJ WINDOW ACCESS DOOR KM L ,� INFILL DRIVE - IN . 7555 SW TECH TIGARD, OR CENTER DR NU 2,902 , J- J_ J I T T T T DOOR WITH T T T J L + + + STOREFRONT L 1 e • • e o ° • 1 O e e \ 2992 I II NOBrI PSON �. I r -� 8661 SF L J- J_ REPLACE SOLID REMODEL EXISTING � �, I71, DOOR WITH OFFICE MEZZANINE C���_.. uNi IT J r STOREFRONT DOOR �d O F 0$* 3 — P� ° I I I I I OROU 4AfXENLE 2013 I I� -- I E Yif _ F� ' ' i. .L 1 .L © ALL RIO1T5 RESERVED WINGS ° GROUP YA WINGS E AND ARE N01 T O E • — T —T —T— - �� P I ■� - _ - _ - ����I�I�1� MI I ■o: I I, I ��� lll�lll�. ARE THE PROPERTY OF _I UWI OUTHESE DRA T R FRIOR MRIi TEN PERYISSION� Ell m I L 1 J- J- J ' REVISIONS: © • • M1` \ O T T T T T T T T T © b < � DELTA DOS I i I I I I e � 0 91EFf CLOSING DATE I I m O I NEW FIRE INFlLL MI IN NEW DOCK ' 1 1 I m \ \O ACCESS DOOR TO CREATE EW RETAINING WALL DOCK DOOR ' I 1' -0' 24' -0' 24' -0' 24' -O' 24' -0' 24' -0' 24' -0' 24' -0' 24' -0' 24' -0' 24' -O' 24' -0' 24' -0' 24' -0' I � I 0" SHEET TITLE: • O © © O © O O 0 O. m m O O m m FLOVERALL OOR PLAN /' OVERALL FLOOR PLAN 't MEZZANINE FLOOR PLAN 1/i6� =1' -0' 0 1/16 LEGEND _ DRAWN BY: ELJ • CHECKED BY: RCT • A 9'x10' OH DOCK DOOR ■ NEW FULL HEIGHT OFFICE/WAREHOUSE WALL SHEET: SEE DETAIL _ Q DRIVE -IN DOOR _ HL NEW THRU GRID WALL, SEE DETAIL _ A ^ CONCRETE TILT PANEL W/FURRING, SEE NEW TOILET ROOM WALL, SEE DETAIL ® EXISTING BEARING WALL TO REMAIN NEW PLUMBING WALL, SEE DETAIL ESSMZEZISEE EXISTING WALL TO REMAIN - JOB NO. 2130079.00 MINOR MODIRCAI1ON SUBMITTAL - 318/13 N c Q m ti 3m m • -0 my 4. Y® �n I; cis ig O Q 3 °) N u 0 a 5J 1 2 I 7 8 9 10 1 Q m 1 t n > Mi o® c v > m tog mc c is 0 0 - _ `m W OQ O O/ Q Ool m W p m. in N \� \ G7 Om I— -J 610 - 1 � Mont - - ii -i - - IL ■ ■ __ w z _: C -7 C =7 C -7 _ C ■ V L LJ t. U d 4 O m d U 0 0 E_D TYP. SOUTH ELEVATION 7/a".7'-o" Project Laae TENANT IMPROVE I NT 7555 SW TECH CENTER DR 1> E D 1 I 1' T1OAf1D, OR 1 2992 . Cr�j pp nTHDMP50N • � ( PDRRAND, OREGON • A'OF A `� _ �� n� I © ALL RIGHTS 2 01 THESE DRAWINGS ARE THE PROPERTY OF M■ GROUP MACKENZIE AND ARE NOT TO BE ■ USED OR REPRODUCED IN ANY MANNER. _ WITHOUT PRIM WRITTEN PERMISSION \\ I ;�;. Lill \ REVISIONS 1 / I__ � _ _ _ - — - ~ 1� CLOSING REVISION D D ETA 9 EET I I� 1 J 1 _ _I - s 2 d- 7 6 0 0 O 2 EAST ELEVATION S HEET TITLE 0 1/8 DEMOLITION ELEVATIONS GENERAL NOTES KEYNOTES - A. VERIFY AND CONFIRM ALL CONDITIONS NOTIFY ARCHITECT 1. EXISTING OH DOOR TO REMAIN. OF DRAWN BY: ELJ ANY DISCREPANCIES PRIOR TO START OF WORK. 2. EXISTING nr HM DOOR TO REMAIN. PAINT ALL NEW WORK TO MATCH B. PAINT, PATCH AND REPAIR EXISTING CONDITIONS DAMAGED 3. EXISTING STOREFRONT WINDOW TO REMAIN. EXISTING BUILDING SCHEME CHECKED BY: RCT BY NEW WORK TO NEW CONDITION. 4. NEW 9RIO' INSULATED OH DOCK DOOR. C. SAW CUT NEW OPENINGS - CO NOT OVCUT 5. NEW DOCK PIT LEVELER, SEE DETAIL _� SHEET: 1 ei 6. NEW STOREFRONT WINDOW, SEE SHEET A3.3. 7. NEW .3'xr STOREFRONT DOOR. 8. EXISTING CONCRETE STAIR. A3.3 INFILL 9. INFILL WALL. 10. NEW RETAINING WALL 11. SPANDREL GLASS JOB NO. 2130079.00 MINOR MODIFICATION SUBMITTAL — 318/13 3007900V■104070-0,3-.SC CLJ 03/18/13 0151 1 SO CO I It I . . c a a c 3m mmd Y m CI O � m 2 C� r — v °gy Q C J 11 10 I 1 I:2..1-E: 1 <cr, O O C O > W 0 C a E e To c v m W r < O gE p m " m 0 S m v 1 11«$ m S N ■ C7 O d m Client \ /� // \ - _ \_ LU t � L ,_ d �© d d V ® NORTH ELEVATION I/B =1' -0 Project LaC,e TENANT IMPROVEMENT 7555 SW TECH CENTER DR 4 Q Q Q TKIAFID, OR 1 _____. A I I I F _ VC N • • f.% , RAND,OREGON •,. OF OR . © GROUP MAEKENZIE 2013 ALL RIGHTS RESERVID THESE DRAWINGS ARE THE PROPERTY Or GROUP MACKENZIE AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, WITHOUT PRIOR WRITTEN PERMISSION 1 / © REVISIONS: 0,. MISERS REVISION GDSOi6 DATE TA SHEET TITLE ' ® WEST ELEVATION DEMOLJTION ELEVATIONS GENERAL NOTES KEYNOTES A. VERIFY AND CONFIRM AU. CONDITIONS NOTIFY ARCHITECT 1. EXISTING OH DOOR TO REMAIN. i DRAWN BY: ELJ OF ANY DISCREPANCIES PRIOR TO START OF WORK. 2. EXISTING 3'o7' HM DOOR TO REMAIN. PAINT ALL NEW WORK TO MATCH B. PAINT, PATCH AND REPAIR EXISTING CONDITIONS DAMAGED 3. EXISTING STOREFRONT WINDOW TO REMAIN. EXISTING BULDING SCI-IEME CHECKED BY: RCT BY NEW WORK TO NEW CONDITION. 4. EXISTING CONCRETE STAIR. C. SAW CUT NEW OPENINGS -DO NOT OVERCUT 5. NEW 3'07' HM DOOR. I SHEET: 6. NEW CONCRETE STAIR. A3.4 JOB NO. 2130079.00 MINOR MODIRCATION SUBMITTAL - 3(18/13