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MMD2013-00024 MMD2O13 00024 STRADA RESTAURANT NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2013 -00024 II IS STRADA RESTAURANT T I G A R D 120 DAYS = 10/17/2013 SECTION I. APPLICATION SUMMARY FILE NAME: Strada Restaurant CASE NO.: Minor Modification (MMD) MMD2013 -00024 PROPOSAL: The proposed minor modifications to existing development would allow an eating and drinking establishment to occupy a tenant space within Building "A" of Washington Square Too. The space, approximately 2,747 square feet in size, is changing from a sales- oriented retail use to an eating and drinking establishment use, which requires additional parking. APPLICANT: Day Road Design, LLC Atm: Ron Kief 9825 SW Day Road Sherwood, OR 97223 OWNER: PPR Square Too, LLC PO Box 847 Carlsbad, CA 92018 LOCATIONS: 10124 SW Washington Square Road WCTM 1 S135BA, Tax Lot 00102. ZONING DESIGNATION: MUC: Mixed Use Commercial District. The MUC zoning district includes land around the Washington Square Mall and land immediately west of Highway 217. Primary uses permitted include office buildings, retail, and service uses. Also permitted are mixed -use developments and housing at densities of 50 units per acre. Larger buildings are encouraged in this area with parking under, behind or to the sides of buildings. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360.060.0 SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in Section IV. 11MD2013 -00024 SIRADA RI STAUR.1N1 Page 1 of 3 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The project is located at 10124 SW Washington Square Road, Building "A "; west of Greenburg Road and bound by Washington Square Road on all other three sides. The building is part of Washington Square II which is part of the Washington Square Mall. The site is approximately 8 acres and contains 3 buildings with a variety of retail sales uses and site improvements that include landscaping and associated parking lots. The entire Washington Square Mall project is 6,803 parking spaces. Staff conducted a search of City records for the subject site and found numerous other land use cases for the Washington Square properties. The mall was originally constructed in unincorporated Washington County prior to the area being annexed. A modification to remove the sidewalk requirement along the west side of the Target property was approved in 1987 (SDR87 -17). A minor land partition (MLP87 -10) was approved to divide off an area for the Target store (approved under SDR93- 00025). An expansion of the mall occurred in 1991 (SDR1991- 00020), which added approximately 180,000 square feet for the relocation of the Nordstrom department store. A variance was granted in 1993 (VAR93- 00005) to reduce the parking space dimensional standards for the entire mall site the same year the Cucina! Cucina! restaurant was approved (SDR1993- 00021). In 1998, a minor modification was approved to construct a 2,025 square foot maintenance building in the mall parking lot. A site development review was approved in 1999 (SDR1999- 00012) to construct a 60 foot tall telecommunications monopole. In 2003, the construction of a 198,494 retail addition and two parking garages were approved (SDR2003- 00012). A site development review was approved in 2006 (SDR2006- 00007) to accommodate a new retail store, Dick's Sporting Goods. There have also been three temporary use permits issued for special events and four minor modifications for facade changes to accommodate various retailers. Proposal Description: The proposed minor modifications to existing development would allow an eating and drinking establishment to occupy a tenant space within Building "A" of Washington Square Too. The space is approximately 2,747 square feet in size. All the proposed alterations are completely within the building and no exterior changes are proposed. The parking for the uses on this site is calculated into the overall parking for the Washington Square Mall. In accordance with Chapter 18.765 Off-street parking and loading requirements, eating and drinking establishments are calculated at a higher standard (7.0 /1,000 sq. ft.) than sales- oriented retail uses (3.0/1,000). Therefore, an additional 4.0/1,000, which is a difference of the two requirements, is required to be provided (a total of 11 spaces). The development currently has 6,803 off - street parking spaces and the existing uses require a total of 3,574 spaces, a surplus of 3,229 spaces. As demonstrated above, the proposal has sufficient off - street parking and additional parking is not required. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW: The proposed change in use requires a Minor Modification to approved plans or existing development. Section 18.360.060.0 states that a minor modification shall be approved, approved with conditions or denied following the Director's review and as follows: 1. The proposed development is in compliance with all applicable requirements of this title; and MMD2013 -00024 STRADA RESTAURANT Page 2 of 3 FINDING: Upon review of the proposal's plans and narrative, staff finds that in accordance with TDC 18.765, the proposed use does not require additional parking, as the site has a surplus of 3,229 spaces. All other applicable requirements of this title are satisfied. This includes but is not limited to building height, setbacks, and parking requirements. This criterion is met. 2. The modification is not a major modification. FINDING: Staff finds that the changes listed in TDC18.360.050.B.1 -11 are either satisfied or do not apply. Therefore, the proposed development is not a major modification. This criterion is met. CONCLUSION: The proposal is a minor modification of existing site development and is in compliance with the applicable requirements of this title. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON JUNE 25, 2013. AND BECOMES EFFECTIVE ON JUNE 26, 2013. Questions: If you have any questions, please call Agnes Kowacz at the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 - 4171. C June 25, 2013 APPROVED BY: Agnes Kowacz DATE Associate Planner 503 - 718 -2427 agneskatigard- or.gov MMD2013 -00024 STR. \D.1 RESTAURANT Page 3 of 3 APPLICANT MATERIALS • RECEIVED JUN 13 2013 I Ci O Ti and CITY OF TIGARD �' f g PLANNING /ENGINEERING Minor Modification — Type I Application TIGARD GENERAL INFORMATION Property Address /Location(s): M/2 -C1v In addition, the Director must find that the proposed w*6 7v - 8g . Ob / / / ''t�Q change is in compliance with all applicable requirements of Tax Map & T Lot #(s): LS(3S e7-At to(DZ Title 18 of the Tigard Development Code. To complete this review, the Applicant's proposal must include a Site Size: 8.03 discussion indicating how the site expansion /change will continue to comply with the maximum setback, building Applicant *: / height, parking, and landscaping standards. Other Address: /11 Z ScLt) RAN. requirements of this title such as clear vision, solid waste City/State:_ t e - e4 - - -Zip: 9 7Y2i3 storage, non - conforming situations, signs, and tree Primary Contact: Ro-r! IIC./ .2. removal may also be applicable depending on the type and Phone:614 - /$ Fax: C913) 972. -- /41 1 54 B location of the proposed modifications. E -Mail: /2crpJ Ac. / L/ISh Property Owner /Deed Holder(s) *: (Attach list if more than ` one m pct 2 L REQUIRED SUBMITTAL ELEMENTS Address: //V // /V • 7 4-fC!►M Phone: 40) • 1x3. 6fsly (Applications will not be accepted without the City/State: P4t2e " h x fr.- B cc) 2 3 Zip: following required submittal elements) * When the owner and the applicant are different people, the [ Application Form applicant must be the purchaser of record or a lessee in .g- Owner's Signature/Written Authorization possession with written authorization from the owner or an 0 Title Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application Site Plan (4 Large Plans & One - Reduced to 81/2" x 11 ") in the space provided on the back of this form or submit a written authorization with this application. 41 Applicant's Statement /Narrative (4 copies) X 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 () WAD 2 0 13,,,,. 00021-1 modification exceeds the maximum allowed under any one or Case No. s 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 4 I3 J zo 3 Applicant's Statement: Date: The applicant's statement must include a summary of the 1'_ • proposed changes. Criteria in either 18.360.050(B) or Application Accepted By: MOLE 1 S 1(n 18.330.020(B)(2) must be addressed with a detailed response Date Determined Complete: CP � to each criterion. Failure to provide the information needed Revised: 7/1/12 to process the application would be reason to consider an \cu+Pln \masnry \land use applications \minor modification ap[ .Jots 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. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the 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 13TH day of JUNE 2013 _. I , , Senior Property Manager ner's Signatur / Owner's Signature —30f∎gc L) i ' p p f( S Tco L1 Owner's Signature , � � i ' � � •� �� Owner's Signature 0eluwa'�e z, 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 1 111 CITY OF TIGARD RECEIPT ! , 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 191785 - 06/13/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2013 -00024 Minor Modification to an Approved Plan - 100 -0000 -43117 $81.00 LRP MMD2013 -00024 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 010187 TLEHRBACH 06/13/2013 $627.00 Payor: CCK Restaurants, LLC Total Payments: $627.00 Balance Due: $0.00 Page 1 of 1 1:)a Road I7esi n, LLG y 9 Specializing in Commercial Tenant Improvement Projects Consulting Commercial Projects / Construction Office - Medical - Restaurants - Retail - Space Planning - Permit it Code Review June 19, 2013 (* *Rev) Agnes o f Tigard City RECEIVED oigard Associate Planner JUN 19 2013 Re: Minor Modification - Type 1 Application Strada Restaurant CITY OF TIGARD 10124 SW Washington Square Rd. PLANNING /ENGINEERING Tigard, OR 97223 NARRATIVE Agnes, Pursuant to your request, here is a revised Narrative of the related changes to the property commonly known as Washington Square Too, Building A, East end, located at 10124 SW Washington Square Road, Tigard, OR 97223. The existing building is currently classified as "retail use" or "M" occupancy. We are inserting the Strada Restaurant on the East of building A at Washington Square Too. The use and classification will change from retail to a 'place of assembly' (A2). There will be indoor and outdoor seating, and a full commercial kitchen. The existing common area restroom structure on the East end will be converted to exclusive use by the Strada restaurant. The common area restroom will no longer be available to the general public. There are no external changes taking place to the existing Building A structure aside from the (2) single man doors being installed in the storefront frame /glass. There are no changes being made to the sidewalks, planters or landscape. All the changes being made are internal inside the Building A structure. I have reviewed Chapters 18.330 and 18.360 and find we are compliance with both Chapters. Revision - **Chapter 18.360.050B 1 -11 - Total tenant space is 2,747 square feet. 1. There is a change from retail use (M) with 92 occupancies to a restaurant (A -2) with a total of 82 seats plus 4 employees for a total occupancies of 86. The density really does not change because the kitchen takes up one half of the space which only has (4) employees to service the 82 seats. 2. There is no actual change in dwelling units. Assuming the retail area would be all used for sales the occupancy would be calculated at 92 occupancies. Similarly... in a restaurant the occupancy is calculated between seats and kitchen area. The total in this case is 86 occupancies which is less than retail space of the same size. 3. The parking for retail based on the 2,747 square feet would be roughly 9 parking stalls. For the restaurant based 9.0 per 1,000 square feet the number of stalls required is 25 stalls. There are currently 154 stalls out in front of this tenant space that are currently not being used because of the vacancy at this shopping center. 4. N/A 5. N/A 9825 SW DAY RD., SHERwooD, OR 97140-7220 OFFICE 503.320.0918 - FAY 503.972.1 848 EMAIL - DAYROADDrSIGW@a COMCA5T.NET :6:'N /A • . ,r 7: N/A 8.. N/A 9: N/A 10. N/A Respectfully, • Ron Kief Designer ,e • GR FE ° NB U RG ` ROA 11/ . 5 C 1 NOT A PART JP . . Mall Address: ■ s r 7 — \R \ \ \ \ \ \�' WASHINGTON SQUARE • us ,� 111 0 9585 S.W. Washington Square 4. BUILDING 7990 sF – ` Portland, OR 97223 - _� – Z _ G Phone: (503) 639 -8860 Q R __ 3 E F N e Fax: (503) 620 -5612 PALMBLAD ROAD ICI V v r v 1 J-- I G -- 7 r 'fi 1 ■Ii - (�T r c 7 : ! r ; ; , 1/4 R p g D For Leasing I nformation Contact: ( j JCPENNEY Tim Gibbons RETL L MBCerICh HOME STORE BU AI B RETAI UILDING 20,397 SF 29. SF 25,416 S 11411 N. Tatum Blvd. Phoenix, A z 85028 ti Phone: (602) 953 -6232 STRADA / � \� p Fax: (602) 953 -1964 Gi / / / / / / / / /n nm /nm / / /m / / / / / / //� � / / /! / / / / / A \ / NOT A PART i I 111 1111 / " � _ �\ _ Alesha Shemwell 1 1 D///// //////// /il \ ∎I l\llll� \�= �\ = t.2. 7 52s 66th NE, �//////////// , � � / / / // !' 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J �— � g � , 1 l _1 L \ \ \ \ \ \ \ \ \ \ \\ \ \ \\V =88.. \n E01 �\\ \\\\\\\ \ \ \\\\ \\\\ \\\\\V —1 1 / / Th l a schematic plan only C , 001 211,937 SF intended to show the general layout C \\ \\\\ \\ MACY'S _r J 1 ` 1 of the shopping center or part I- t hereof. This plan is not to be scaled. 242,505 SF / LAST UPDATED: 02.13.13 ----- 4i 11111111111M' ,, . E. BY: G2 iir r. J j ` i ` NORDSTROM ��� Nit e\\\ \\\\\\\\\\\v .�•`. —r° mss. 180,000 SF MACERICH i* L 1 /- � 1�11 1 1 1 1 IIII I ` P03 T L 7 125 S. &V MO SF I WELLS �/ / _ \`` F V / /! / / / / / / /D \ 7- + ' ` `� � V PO4 BANK OF AMERICA 5378 S.F. — t 'I 1 s _ visit our web site at 1 � www.macerich.com - Q� s s ).„,„ �r �n t S.W. SCHOLLS FERRY ROAD a\t` , " - -- SITE PLAN HW OE Y. 217 NORTH LEGAL DESCRIPTION: SQUARE TOO (PARCEL I) A TRACT OF LAND OVER A PORTION OF THE NORTHWEST ONE- QUARTER OF SECTION 35, TOWNSHIP 1 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, IN THE CITY OF TIGARD, COUNTY OF WASHINGTON AND STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 25 OF OAKBURG, A RECORDED PLAT IN SAID COUNTY AND STATE; THENCE NORTH 00'18'12" EAST 25.00 FEET; THENCE NORTH 89'41'48" WEST 37.27 FEET; THENCE NORTH 00'20'00" WEST 30.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE FROM SAID TRUE POINT OF BEGINNING NORTH 00'20'00" WEST 310.83 FEET; THENCE SOUTH 89'41'14" EAST 872.01 FEET TO A POINT OF CURVATURE; THENCE 10.23 FEET ALONG THE ARC OF A 29.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 21'12'51" TO A POINT OF INTERSECTION OF THE WESTERLY RIGHT -OF -WAY OF SOUTHWEST GREENBURG ROAD AS DESCRIBED IN RECORDER'S FEE NO. 79025766 OF WASHINGTON COUNTY; THENCE ALONG THE WESTERLY LINE OF SAID SOUTHWEST GREENBURG ROAD AS FOLLOWS: SOUTH 14'48'04" WEST 36.48 FEET (SAID POINT IS 55.00 FEET WESTERLY OF COUNTY ENGINEER'S CENTER LINE STATION 105 +75); THENCE SOUTH 12'40'24" EAST 28.18 FEET (SAID POINT IS 42.00 FEET WESTERLY OF COUNTY ENGINEER'S CENTER LINE STATION 106 +00); THENCE SOUTH 14'53'02" WEST 143.35 FEET TO A POINT OF CURVATURE (SAID POINT IS LOCATED AT ENGINEER'S CENTER LINE STATION 107 +43.35 P.C.); THENCE 164.92 FEET ALONG THE ARC OF A 2,249.83 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 04'12'00" TO A POINT OF TANGENCY (SAID POINT IS LOCATED AT ENGINEER'S CENTER LINE STATION 109 +11.35); THENCE SOUTH 19'00'04" WEST 38.24 FEET TO A POINT OF CURVATURE (SAID POINT IS LOCATED A ENGINEER'S CEN TER LINE STATION 109 +11.35 PT); THENCE 132.80 FEET ALONG THE ARC OF A 2,333.83 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL 'ANGLE LE OF 0315 7 3 TO A POINT (SAID POINT IS LOCATED 42.00 FEET WESTERLY OF ENGINEER'S CENTER LINE STATION 110 +80.00); THENCE SOUTH 56'51'06" WEST 27.24 FEET TO A POINT THAT IS LOCATED 60.00 FEET WESTERLY OF ENGINEER'S CENTER LINE STATION 111 +00.00; THENCE SOUTH 15'12'07" WEST 3.51 FEET TO THE INTERSECTION OF A 41.00 FOOT RADIUS CURVE (A RADIAL LINE THROUGH SAID POINT BEARS SOUTH 23'33'21" EAST); THENCE LEAVING THE RIGHT -OF -WAY OF SAID SOUTHWEST GREENBURG ROAD 30.45 FEET ALONG THE ARC OF SAID 41.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 42'33'27 TO A POINT OF COMPOUND CURVATURE; THENCE 93.30 FEET ALONG THE ARC OF AN 862.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 06'12'05" TO A POINT OF TANGENCY; THENCE NORTH 64'47'49" WEST 388.71 FEET TO A POINT OF CURVATURE; THENCE 165.14 FEET ALONG THE ARC F 0 A 380.00 FOOT RADIUS CURVE TO THE ANGLE OF 24'53'549" TO A POINT OF TANGENCY; THENCE NORTH CENTRAL 89'41'48" WEST 89.04 FEET TO THE TRUE POINT OF BEGINNING. TOGETHER WI TH AN EASEMENT FOR ACCESS AS SET FORTH IN CONSTRUCTION OPERA TION AND RECIPROCAL EASEMENT AGREEMENT DATED APRIL 25, 1972, AND RECORDED MAY 2, 1972 IN BOOK 865, PAGE 12, AS AMENDED BY INSTRUMENT RECORDED JULY 19, 1973, BOOK 936, PAGE 284 AND BY INSTRUMENT RECORDED FEBRUARY. 20, 1990, RECORDER'S FEE NO. 90008131. 4' , 4 8 0 4 ' E C 2 A D ( l tO 15 WI DE U TILITY L ► u r 1 "-/ /� - EASEMENT p o 901, PG 820 /` O A D 7 v S/4-48,0 4:11/ _� - L /19.00 ter: "'y ,,� ormr________BK 1,0 '` 14 O ' �I � '�/ 3 35 �5 '38.24 4 'E Lu i -t I 1 A r .�.Im � � © Sr 3 0 p „ - KO O 8.24 T W V I 14 Nib C r' �_ ^ a _ - I S N A AR i �" ©© a - ' 1g 3: . � I 1 E 14 �,1= ` Z. la S ;l, ` - i '_�:`° 27 2 • 1 2140' � ' S15.1� o � 1 C 00' if -_,, iv/ I , ri 1 , RETAIL 4.44 0 -Vu • c. B UILDING ' 6p. 254 SQ 80 h 7 i r ' i • ' I Q m z /56.,0. I �' I I - 1 o i f i i Y O " P . \ O I 2 -� g 14 O t it/ ' /; i 7 I / ' ! N Q AC � " U Z CC ( N 1 3 ` O CO. 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