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MMD2008-00022 MMD2008 00022 MIRAGE MINI STORAGE ■ City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, .R 97223 October 21, 2008 • Saj Jivanjee Mirage Works, L.L.C. T I GARD 9055 SW Beaverton-Hillsdale Hwy. Portland, OR 97225 RE: Mirage Mini Storage Minor Modification Approval (MMD2008-00022) 11708 SW Warner Avenue;WCTM 1S135DD, Tax Lot 5200 Dear Mr.Jivanjee: This letter is in response to your request for Minor Modification (MMI)2008-00022) approval to modify the (previously approved site plan for the Mirage Mini Storage project located at 11708 SW Warner Avenue CUP2005-00001). Proposed changes are to the types of plantings in the northwest corner and along the western boundary of the site. Also, the applicant is requesting to eliminate construction of a 6-foot concrete wall previously required along the western boundary of the site to meet the screening requirements of Chapter 18.745 of the Tigard Development Code. The applicant's narrative addresses the Minor Modification criteria under Chapter 18.360 Site Development Review. This is the criteria listed on the application form, but the applicable criteria are actually found in Chapter 18.330 since the development was approved through the Conditional Use process. The City's Minor Modification application has since then, been modified to eliminate this type of confusion in the future. Enough information was given by the applicant through the narrative, e-mails, and discussions with staff to address the relevant Conditional Use criteria. When the Conditional Use was approved in 2006,the site to the west was zoned R-12. The applicant has received approval to change the zoning of the adjacent site to GG,like the development site. Approval of the change was granted in 2008 through Ordinance 08-12. The applicant is planning to re-develop the site with another self- service storage facility;therefore,the buffer landscaping and screening wall are no longer necessary. The applicant is proposing temporary landscaping in the same area where the buffer landscaping was previously approved. The temporary landscaping will be removed when the site to the west is re-developed to allow access from Warner Avenue through the existing driveway. The percentage of landscaping will not change,only the types of plantings proposed. Onginally the plan included a mix of trees, shrubs, and groundcover. The new plan has only shrubs and groundcover proposed within the landscape areas that are temporary. Analysis of Modification Request: Section 18.330.020 of the Tigard Development Code Conditional Use Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Conditional Use application." Section 18.330.020.B.2 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. A change in land use; The prior use approved for this site is self-service storage. The use is not proposed to change. 2. A 10% increase in dwelling unit density; The site is not developed with a residential use;therefore,this criterion is not applicable. 3. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; The proposed landscape modifications are in the northwest corner of the site. The access is to the south. There are no changes proposed to the accessway or parking areas, and off-site traffic will not be affected by the landscape changes. This standard is met. Page 1 of 2 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 I 4. An increase in the floor area proposed for non-residential use by more than 10% where previously specified; The request is to modify the approved landscape plan. No increase to the building square footage is proposed. This standard is met. 5. A reduction of more than 10% of the area reserved for common open space and/or usable open space; Because the development is self-storage facility, no common open space is required. This standard does not apply. 6. A reduction of specified setback requirements by more than 20%; The applicant has not requested changes to the building location or proposed setbacks. This standard is not applicable. 7. An elimination of project amenities by more than 10% where previously specified provided such as: (a) Recreational facilities; (b) Screening; or (c) Landscaping provisions; The applicant is proposing modifications to the previously approved screening and landscaping. The approved landscape plan has 28% landscaping, as does the modified plan. The difference is the type of plantings proposed. As discussed above, the applicant is eliminating a 6-foot concrete wall and trees previously proposed along the western boundary of the site. The applicant is now proposing temporary shrubs and groundcover that will be removed when the site to the west is re-developed. Once the site to the north is redeveloped to allow access from Warner Avenue, the total landscape area will be 23%. The landscaping requirement in the GG zone is 15%. Even after the temporary landscape is removed, the standard will still be met. 8. A 10% increase in the approved density; The proposed modification request does not involve residential development;therefore, no increase to density is involved in the request. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local,state,and federal laws. THIS REQUEST FOR MINOR MODIFICATION APPROVAL IS HEREBY GRANTED. If you need additional information or have any questions,please feel free to call me at (503) 639-4171 ext.2437. Sincerely, 644_, 6 . Cheryl Caines Associate Planner 10/21/08 Minor Modification Approval Page 2 of 2 Mirage Mini Storage (MMD2008-00022) f I i L I C:TVni ? IGAflJ W M Q ^� GEOGRAPHIC INFORMATION SYSTEM co r- co ot v//� VICINITY MAP Liii— — { _� ' MMD2008-00022 I PFAFFLE NI NI I — MIRAGE MINI 1 i NI lira�' ST - STORAGE i ,Ilk ir i LEGEND: D j SUBJECT r j / SI"I"E 4 I 4E4tiF'w y -.= Rc 1:3, ,s 5 FI •2� 4_ E �� ( r I J eecc BEM)H" RD co Tigard Area Map W • N t 9� 0 80 160 240 320 400 Feet g ,�325 n., r � "era!TIGAR ` Q- Information on this map is for location only and >- should be verified with the Development Services Division. J 13125 SW Hall Blvd m- Tigard,03)63 9171 GARDEN PL (503639-4177 r ` -- http://www.ci.tigard.a.us ■ Comr1unity Development Plot date:Oct 21,2008;C:\magic\MAGIC03.APR i ,exa_ . ?�OREGON�Si *ma.-. ...�. R. .a �f'E Ada • '2.1 .� riw ewv+._ i�`r+.o �t'n.WO:o:vr i. •` "iro'.`,.m.1. .2. ` u.s aG1 C..$ - .a:rw.VI:1U"s r1041.0 h a F3 6 Z si PINAL APPROVAL CITY OF I IGAf i_, P! „ l;�f•G L�I'v`i" tt4 �Srr.,aF��, co c ✓S `''�'�C 4 F �> eP8�- z z ,�s BY 6-•Cg,,t'A-41) GATE ID'al;UB_. Gr°' � 8 •rJa N '11n ODOT n * -o-F "ict1 A\ X - A I , a 1�gth I ` r � I ` O • ` X)•' 4335 1! ti a go; /) \4R y ( ` 'ma =on..h ,„ P = x,11 .\1,ail .fir_ ,,' ,` `• ,., \ �- -- 2— V.f.t:::."3\ i (( " ,F ,,tom a I— Imo`.-_Il, I r� p1Y r. 2 r T au. CM ' 1;. - Mena CM me xr.cx j • I.;, `rr I — .evwoca I.bOL r i —I - • I:7-, \rt. ,,,,,:.:., ...... , ....._ ,, ,.....,..„, . .1,‘7...„ ....- .... 1 . ,i . , \ .,,...•; ......, ., , \__ ... ...„__.„ _.., __ _ _. ..rpme.rt,....10%,...,..........■•••Pal.St_ grAilli.a) A .......„.3i..."........ . 1 S135DD-05200 MIRAGE WORKS LLC 9055 SW BEAV-HLSDL HWY PORTLAND,OR 97230 �o Vof g �� MAILING RECORDS q AFFIDAVIT OF MAILING 11111 = • TIGARD I, Patricia L. Lunsford being, first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard, Washington County,Oregon and that I served the following: {Check Appropr ee Box(s)Below) © NOTICE OF DECISION FOR MMD2008-00022/MIRAGE MINI STORAGE (File No/Name Reference) AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof, on October 21,2008,and deposited in the United States Mail on October 21,2008,postage prepaid. PCZ-, (Person t P ared Notice) STATE OF OREGON County of Washington ss. City of Tigard q Subscribed and sworn/affirmed before me on the 1?--- day of 440-461 ,2098. k ; OFFICIAL SEAL 1 _ SHIRLEY L TREAT NOTARY PUBLIC-OREGON () { `?i�'� COMMISSION NO.416777 ) MY COMMISSION EXPIRES APRIL 25,2011 „ =4 - NOTARY P :LTC OF OREGON My Commission Expires: 470 I i l EXHIBIT City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, JR 97223 October 21, 2008 • • • Saj Jivanjee Mirage Works,L.L.C. T I GARD 9055 SW Beaverton-Hillsdale Hwy. Portland, OR 97225 RE: Mirage Mini Storage Minor Modification Approval (MN'1D2008-00022) 11708 SW Warner Avenue;WCTM 1S135DD, Tax Lot 5200 Dear Mr.Jivanjee: This letter is in response to your request for Minor Modification (MMD2008-00022) approval to modify the previously approved site plan for the Mirage Mini Storage project located at 11708 SW Warner Avenue (CUP2005-00001). Proposed changes are to the types of plantings in the northwest corner and along the western boundary of the site. Also, the applicant is requesting to eliminate construction of a 6-foot concrete wall previously required along the western boundary of the site to meet the screening requirements of Chapter 18.745 of the Tigard Development Code. The applicant's narrative addresses the Minor Modification cntena under Chapter 18.360 Site Development Review. This is the criteria listed on the application form, but the applicable criteria are actually found in Chapter 18.330 since the development was approved through the Conditional Use process. The City's Minor Modification application has since then, been modified to eliminate this type of confusion in the future. Enough information was given by the applicant through the narrative, e-mails, and discussions with staff to address the relevant Conditional Use criteria. When the Conditional Use was approved in 2006,the site to the west was zoned R-12. The applicant has received approval to change the zoning of the adjacent site to GG,like the development site. Approval of the change was granted in 2008 through Ordinance 08-12. The applicant is planning to re-develop the site with another self- service storage facility,therefore,the buffer landscaping and screening wall are no longer necessary. The applicant is proposing temporary landscaping in the same area where the buffer landscaping was previously approved. The temporary landscaping will be removed when the site to the west is re-developed to allow access from Warner Avenue through the existing driveway. The percentage of landscaping will not change,only the types of plantings proposed. Onginally the plan included a mix of trees, shrubs, and groundcover. The new plan has only shrubs and groundcover proposed within the landscape areas that are temporary. Analysis of Modification Request: Section 18.330.020 of the Tigard Development Code Conditional Use Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Conditional Use application." Section 18.330.020.B.2 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. A change in land use; The prior use approved for this site is self-service storage. The use is not proposed to change. 2. A 10% increase in dwelling unit density; The site is not developed with a residential use;therefore,this criterion is not applicable. 3. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; The proposed landscape modifications are in the northwest corner of the site. The access is to the south. There are no changes proposed to the accessway or parking areas, and off-site traffic will not be affected by the landscape changes. This standard is met. Page 1 of 2 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4. An increase in the floor area proposed for non-residential use by more than 10% where previously specified; The request is to modify the approved landscape plan. No increase to the building square footage is proposed. This standard is met. 5. A reduction of more than 10% of the area reserved for common open space and/or usable open space; Because the development is self-storage facility, no common open space is required. This standard does not apply. 6. A reduction of specified setback requirements by more than 20%; The applicant has not requested changes to the building location or proposed setbacks. This standard is not applicable. 7. An elimination of project amenities by more than 10% where previously specified provided such as: (a) Recreational facilities; (b) Screening; or (c) Landscaping provisions; The applicant is proposing modifications to the previously approved screening and landscaping. The approved landscape plan has 28% landscaping, as does the modified plan. The difference is the type of plantings proposed. As discussed above, the applicant is eliminating a 6-foot concrete wall and trees previously proposed along the western boundary of the site. The applicant is now proposing temporary shrubs and groundcover that will be removed when the site to the west is re-developed. Once the site to the north is redeveloped to allow access from Warner Avenue, the total landscape area will be 23%. The landscaping requirement in the GG zone is 15%. Even after the temporary landscape is removed, the standard will still be met. 8. A 10% increase in the approved density; The proposed modification request does not involve residential development;therefore, no increase to density is involved in the request. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local,state,and federal laws. THIS REQUEST FOR MINOR MODIFICATION APPROVAL IS HEREBY GRANTED. If you need additional information or have any questions,please feel free to call me at (503) 639-4171 ext.2437. Sincerely, 61 6 . Ccu,A.t-, Cheryl Caines Associate Planner 10/21/08 Minor Modification Approval Page 2 of 2 Mirage Mini Storage (MIVID2008-00022) to - co N GEOGRAPHIC INFORMATION SYSTEM ■,,.. o III _ VICINITY MAP i ! 1 I i i MMD2008-00022 PFAFFLE MIRAGE MINI ST STORAGE • L LEGEND: j SUBJECT r / / SI'i'E ■ 0N co NI d°-, , I „,,a-, r 0 IA \\ 9. EEF dEF . 07 Tigard Area Blip ✓ . s •. 4400111, N A • ,r 0 80 160 240 320 400 Feet go, 1'=325 feet r TIGARD Q Information on this map is for general location only and should be verified with the Development Services Division. --7 J 13125 SW Hall Blvd / 1 m \ Tigard,(503)639-4171 OR 97223 GARDEN .----- ettp:f/w ettp://weeeciegard.or.us Community Development Plot date:Oct 21,2008;C:\magic1MAGIC03.APR 1 _ _ 61et*4 — end aft F OREGON Sri vm qpE A ,ro — w,ve.6ve..o-..e- .a....s w,B.e c o ClY..ft....eu� 'YrWMwMI ! MP ASIA nB0n va.+.. ft. '''.-9 r .ear ft.l....Y.....- ! w ..o ...w..rono-wrwr m*ww.`.c�.`i a.°�'•` Asa., C) g C °pony z z FINAL APPROVAL „1/2.,, ...1,/k.,_ F al= CITY�i IGAHJJ PLANNING DIVISION to x i" sFP2 3 �� ¢Z B� BY C Cew DATE la-a/-0 8 ;_`;5c \ Q on- Hor --- J J WrIM1n 0007 r91�+-o-F"Wet 1 11111 K ''' �►+ 11111 a a a arc -eKcladed. J. . .. ..._.� "' t ,� o y § ornve 1 � .'iri• 1�r��� (n m o X111 ,,111 _ 41, l .-.. a...,.. oB . cc t � .=11 ''G. R ' ` { � * .■ ( = � ( g — .ei/ P '' � g H . ?I �, J% /','�. DM 4h9101 OHM BMpt. 4`? f�News/r • ®� !i [Bser C'' r Mf.mnM ruM1lOm. YMolows,u..,lr.Omnasamm • ._— JOB ti Weft BALk B.ft _ ■ • Mirage Works,LLC MMD2008-0001 EXHIBIT J ,, 9055 SW Beaverton-Hillsdale Hwy. MIRAGE MINI STORAGE Portland, OR 97225 APPLICANT MATERIALS ripMINOR MODIFICATION TYPE I APPLICATION City cf Tigznt Perna Center 13125 SW Hall Blztl, Tzgzrrr OR 97223 Phi 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION Property Address/Location(s): ll Toes Sµj GtJPr. iER 44.1/E T/44Rb, dQ Q72.a , FOR STAFF USE ONLY Tax Map&Tax Lot!1(s): 1 S 13 5 200 Case No.(s): N 1 M 1) `OOOZ'Z_, Site Size: Other Case No.(s): S t R t-'.121,---J occ C Applicant*: /t?/RAgc WORkS LLC.. Receipt No.: 1_6616—3 5/6 Address: Q013 SW F3E4 vgcroA./ ikWY Application Accepted By City/State: 11 Q`tl.R07) / e Zip: 4 7'2S Date: 1`)/q1 Primary Contact: Si4,j- 7 t/AL&7eE Phone: S"p 3 2 9 7 5/60 Fax: 50 3 zq 7 Property Owner/Deed Holders) (Attach list if more than one) Date Determined Complete: (© j14/RACE LiiORk[S c / e. Rev.7/1/07 \cu pin\masters\land use applications\minor modification app.doc Address: 0,5-5-- SW 1AI/£ o- !/116 4)hone: 3"6 3 2Q T6/6 City/State: P J i-' a k Zip: 972.z...5- * When the owner and the applicant are different people, the applicant must be the REQUIRED SUBMITTAL ELEMENTS purchaser of record or a lessee in possession with written authorization from the owner (Note: applications will not be accepted or an agent of the owner. The owner(s)must sign this application in the space provided without the required submittal elements) on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY ❑ Application Form The owners of record of the subject property request permission for a Minor ❑ Owner's Signature/Written Authorization Modification. To review a modification as a Minor Modification,the Director must first find that the expansion does not invoke one or more of the 11 criteria discussed ❑ Title Transfer Instrument or Deed within Section 18.360.050(B) of the Tigard Development Code. If the modification exceeds the maximum allowed under any one or more of the following criteria,a ❑ Site Development Plan(3 copies) Major Modification review is required. Major Modifications are processed in the same manner as a new Site Development Review. In a separate letter, please ❑ Site/Plot Plan(reduced 81/2"x 11) address the criteria below contained in Section 18.360.050(B) including a detailed ❑ Applicant's Statement(3 copies) response to each criteria. (Addressing Criteria Under Section 18360.050(B) 1. An Increase in dwelling unit density or lot coverage for residential development. ❑ Filing Fee $574.00 2. A change in the ratio or number of different types of dwelling units. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. 4. A change in the type of commercial or industrial structures as defined by the In addition,the Director must find that the proposed Uniform Building Code. change complies with the underlying standards of the 5. An increase in the height of the building(s)by more than 20%. applicable zoning district. To complete this review, 6. A change in the type and location of accessways and parking areas where off-site the Applicant's proposal must include a discussion traffic would be affected. indicating how the site expansion will continue to 7. An increase in vehicular traffic to and from the site and increase can be expected comply with the minimum setback, building height, to exceed 100 vehicles per day. parking land landscaping standards. Other 8. An increase in the floor area proposed for a non-residential use by more than applicable requirements such as minimum Clear 10%excluding expansions under 5,000 square feet. Vision areas near driveways and street intersections 9. A reduction in the area reserved for common open space and/or usable open may also be applicable depending on where the space that reduces the open space area below the minimum required by this building expansion is proposed to be constructed on code or reduces the open space area by more than ten percent. the site. 10. A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions)below the minimum established by this code or by more than 10%where specified in the site plan. 11. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria 1 through 10 above. APPLICANTS: To consider an application complete,you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval • All of the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,and maybe 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 CO day of ,20 A01(13 41, /IfOwner's Signa. 7 Owner's Signature Owner's Signa • Owner's Signature Han Rho. t ,, 503.639.4171 Receipt #: 27200800000000003 10 Date: 10/09/2008 Line Items: Case No Trait Code Description Revenue Account No Amount raid iMMD2008-00022 [LAN EMS] Minor Modification I00-0000-438000 500.(0) NIMD2008-00022 I Lltl'FI LR Planning Surcharge 100-0000-438050 74.0)) Line Item Total: 5574.09 Payments: AIethod Payer User ID Acet./Clteck No. Approval No. 11(W Received Amon t Paid CreditCard SAJ .1IVANJEI: h.IP 009144 In Person 574,(1)) Payment Total: S374.011 Jivanjee Archit.,.,t, AIA Professional Corporation Architecture Planning Urban Design Memorandum Date: October 6, 2008 Project: Mirage Storage RE: Response/explanation to Minor Modification Type I Application regarding a modification for tree mitigation. 1. An increase in dwelling unit density or lot coverage for residential development. This modification does not increase the dwelling unit density or lot coverage for residential development. 2. A change in the ratio or number of different types of dwelling units. The modification will not change the ratio or number of different types of dwelling units. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The modification will not require additional on-site parking in accordance with Chapter 18.765. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The modification does not change the commercial or industrial structures as defined by the Uniform Building Code. 5. An increase in the height of the building(s) by more than 20%. The modification will not increase the height of the building by more than 20%. 6. A change in the type and location of access ways and parking areas where off-site traffic would be affected. The modification does not change the type and location of access ways and parking areas where off-site traffic would be affected. 7. An increase of vehicular traffic to and from the site and increase can be expected to exceed 100 vehicles per day. The modification does affect the vehicular traffic to and from the site. 8. An increase in the floor area proposed for a non-residential use by more than 10% excluding expansions under 5,000 square feet. 9055 SW Beaverton Hillsdale Hwy., Portland, Oregon Tel. (503)297-5160 Fax(503)297-4635 The modification will not increase the floor area proposed for a non-residential use by more than 10% excluding expansions under 5,000 square feet. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent. The modification does not reduce the area reserved for common open space and/or usable space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent. 10.A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions) below the minimum established by this code or by more than 10% where specified in the site plan. The modification does not reduce the project amenities (recreational facilities, screening, and/or landscaping provisions) below the minimum established by this code or by more than 10%where specified in the site plan. 11.A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of Criteria 1 through 10 above. Not applicable. Respectfully, Saj Jivanjee, President 9055 SW Beaverton Hillsdale Hwy., Portland, Oregon Tel.(503)297-5160 Fax(503)297-4635 r, A 4- _...- a z-mirage-piants phase one mark-up.pdf-Adobe Reader gtrig '" Fie Eck View Document Toth Widow he it . ..._ e- 1 ,. 44 2384 I . :...' ' ... ' • 4.7 ...4+:: ..., +,..,....4 •.. .., 4, t . " 4 — I iilli IIIII, -I,_ 4. .. .....,: '• kalita".. , ....-^........--". . ..... ,. . , • ..L./ ' * 4- • ^ __,,',..:..r—V., : lip—... : k '. '` • . ojiV, ..,-',‘"1",- ■ '. ^ N..,''S •‘. -'' -.. -' t''' ,., • • t: . -). s —: ii• ..111:‘.. :, *-.:4--'No" I-, 1 I Polygon try; Cetion: . 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