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MMD2007-00027
MMD2007 00027 TIGARD TRIANGLE COMMONS , City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara. R 97223 October 3,2007 '1 Paul Gram Pacific NW Properties T I GARD 6600 SW 105th Avenue,Suite 175 Beaverton, OR 97005 RE: Tigard Triangle Commons Minor Modification Request Case File No. MMD2007-00027 Dear Mr. Gram: This letter is in response to your request for approval for a Minor Modification (MMD2007-00027 of the approved site development plans (SDR2004-00011) located at 11850 SW 67th Avenue;WCTM 1S136 D,Tax Lot 5300. The site is located within the Tigard Triangle,therefore additional site and building design standards apply. Only those design standards that are applicable to the modifications are addressed within this letter. The zoning of the site is Mixed Use Employment (MUE). A Minor Modification for changes to the parking structure and expansion of the parking lot north of Building One was approved in angry of 2006. This application addresses modifications to the approved plan which are already constructed. The revisions include the following: 1. Revised design for the entry canopy on the western façade; 2. Reconfiguration of the bicycle parking area 3. Adjusted configuration of the stairs from tie sidewalk to entry level on the NW facade and removal of the landscaping in this area; 4. Deletion of the water feature at the entry plaza; 5. Addition of a landscaped area and seating in the entry plaza; 6. Addition of a steel cable rail system in place of a solid wall at the entry plaza; 7. Relocation of the lights on the columns in the portal feature at SW 68th and Dartmouth;and 8. Reduction of the size of the project sign and copy change. Analysis of Modification Request: Section 18.360.060 of the Tigard Development Code Site Development Review chapter, states; "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." Section 18.360.050 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. An increase in dwelling unit density or lot coverage for residential development. The development does not involve residential property. Thereore,this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The changes do not affect building square footage or uses. No additional on-site parking is required. This criterion is not applicable. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. There were no changes in the structural type of the buildings. Therefore, this criterion is satisfied. 5. An increase in the height of the building(s) by more than 20 percent. The applicant did not increase the height of the building. This standard is not applicable. Page 1 of 3 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. No changes were made to the existing accessways or parking area for the site. This standard is met. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. The approved use is office for the development. This will not change. No significant increase in traffic to and from the site will result from the changes. Therefore,this criterion is satisfied. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,-000 square feet. The applicant did not expand the building floor area. The changes are only to the exterior of the building (e.g. site layout, landscaping This standard has been met. 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 the code or reduces the open space areas by more than ten ercent. There are no areas reserved for common open space for this development. This standardpdoes not apply. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. The stair revision required removal of a small landscaped area. In its place, a seating area on the entry plaza above street grade was created. The area removed was 440 square feet and the area added is 280 feet. With the loss of 160 square feet, the total landscaped area of the site is now 48,842 square feet. The percentage has now changed from 29% to 28.9%. This is still within the 15% minimum required for the zone. This criterion has been met. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above this suTsection. The ongfinal site j te plan was approved through a Site Development Review in 2004 (SDR2004-00011). Staff has reviewed this decision. Condition#45 recuired the applicant to submit a revised site plan showing bicycle parking within 50 feet of the buildings primary entrance. In February 200T the applicant submitted the plan that shows the current location of the bicycle racks. This parking is withui 50 feet of a primary entrance (parking garage building entrance), and therefore meets the condition. The SDR approval found that all signs would be reviewed under a separate sign permit. A wall sign for Tigard Triangle Commons along 67th Avenue was not permitted or approved. The applicant must submit a sign permit application for this sign. A condition of approval will ensure this requirement is met. Section 18.620.010 requires buildings constructed in the C-G and MUE zones within the Tigard Triangle shall comply with the following site and building design standards. 18.620.030 Site Design Standards Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Walkway Connection to Building Entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at Ieast six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contnbute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Page 2 of 3 The stairs leading from 67th Avenue to the northwest entry of Building One has been reconfigured and a small landscape area was removed. The applicant has added a landscape area and seating plaza to the north of this building's entrance. In addition, the applicant will install large potted plant mater west of the stairway to soften o impact of the large retaining walls at street level. These revisions still comply with the landscaping for the Tigard Triangle and a walkway connection between the street and entrance is still provided. standards have been met. 18.620.040 Building Design Standards Weather Protection - Weather protection for pedestrians, such as awnings, canopies and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings an canopies shall not be back lit. The entry canopy on the western facade of Building One has been revised. No plans were submitted showing the new canopy, but a site visit showed that weather protection is still being provided. This standard is met. 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, or injurious to surrounding properties, provided that development which occurs after this decision complies with all applicable local,state,and federal laws and the conditions below: CONDITIONS OF APPROVAL PRIOR TO CERTIFICATE OF OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (The staff contact shall be Cheryl Caines in the Planning Division(503) 639-4171.) 1. The applicant must submit a sign permit application and receive approval for the Tigard Triangle Commons wall sign along SW 67th Avenue. 2. The applicant must install the proposed potted plantings to the west of Building One's stairway. 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, 0(LityL Cheryl Caines Associate Planner Page 3 of 3 't' + I CITY or TIGARD ' ( i —I GEOGRAPHIC INFORMATION SYSTEM.MrMM.Yp. VICINITY MAP I a iik a a ST � �-- MMD2007-00027 S.W. TIGARD I �-- TRIANGLE . EN Q COMMONS BAYLOR _ ST W Q MI>- a 1 LEGEND: p n S.W.SOUTHVIEW ST. j SUBJECT c�o � G j SITE = r Z � ST ii � � � CLINTON _ 1 t.�0LOTS F Lill Z N rn J / / ' 0.O . 2 (� s pERX T nr' r• _________.____�D vii , 4 LL I: kn Ra E 1"� �_ i SOWN �i: lc') glik BEEF BEiln RO ....,JRHAIA -nn S.W. DOUGLAS ST. 1- iRTMOUT■ ViJ 1\ Tigard Area Map SW DOUGLAS DR 11, 0 80 160 240 320 40I 0 Feet MI i 1'<310 feat, -:.,,:. LIJ L MH U RST ST Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Han Blvd Tigard,OR 97223 (503)6394171 '--- --_ _--_N _ m http'Ihvww.ci.tigard.or.us — Community Development Plot date:Oct 3,2007;C:\magic\MAGIC03.APR rr---7-.—.- If . ,,,,,tz himw.w■ • IF ,1 II � : o : Q BUILDING ONE aaa10 wr. 11jv �j 1$00, • II nvu"e 11-1 •• ;re. F'OR IIIMELI1�Ir��I BE!!!1�Ir!!1!1..1-.�\,6• 6'�mom& .a►�...�A�"�iilCi mog`A Pacific NW • •. anmemem-amszairm••�•∎ rare* Pacifica slimi , r ::.%&I.■.. o o= s ■� jr/ Tigard ''' 1110 Triangle gMI � A \ Commons Buildings 1 8 3 IIEE PARKING GARAGE MD.111++ Z.•') fir 4 AI ill • Aviv I :pi/ / Site Plan iru s __ _ __ • . k k 0 �� BUILDNG THREE 3 • .•.- 1FINAL APPFIOV A1ISll�+r cn , rle;wo Pr°rwr ® •�•�:;�1,.1.1...I 1�1an1rnee1l113 __ RECEIVED j,;.,0-- DATE_-6-a immz ED Site plan SEP 1 3 2007 co !'tom , ,"• .... CITyOFTICiARD a �•° PLANMIM(;1FM/; NG .n.• Minor Moclfcalbn 9(bnilal-September 2007 A 1.1 • MAILING RECORDS AFFIDAVIT OF MAILING r ! ip 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 roptite Box(%) } © NOTICE OF DECISION FOR MMD2007-00027/TIGARD TRIANGLE COMMONS (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 3,2007,and deposited in the United States Mail on October 3,2007,postage prepaid. l�tival 9(' tl/V (Person that P aced ouce STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the o9L day of 0---r1).66-12" ,2007. OFFICIAL SEAL SHIRLEY L TREAT NOTARY PUBLIC-OREGON i COMMISSION NO.416777 MY COMMISSION EXPIRES APRIL 25,2011 A ditati N ARY P LIC OF OREGON My Commission Expires: 4-/a--S1l A 9 A ■ II City of Tigard, Oregon 13125 SW Hall Blvd. • Tigart R 97223 October 3, 2007 Paul Gram T I GARD Pacific NW Properties 6600 SW 105th Avenue,Suite 175 Beaverton, OR 97005 RE: Tigard Triangle Commons Minor Modification Request Case File No. MMD2007-00027 Dear Mr. Gram: This letter is in response to your request for approval for a Minor Modification (MMD2007-00027) of the approved site development plans (SDR2004-00011) located at 11850 SW 67th Avenue;WCTM 1S136DD,Tax Lot 5300. The site is located within the Tigard Triangle,therefore additional site and building design standards apply. Only those design standards that are applicable to the modifications are addressed within this letter. The zoning of the site is Mixed Use Employment (MUE). A Minor Modification for changes to the parking structure and expansion of the parking lot north of Building One was approved in anuary of 2006. This application addresses modifications to the approved plan which are already constructed. The revisions include the following: 1. Revised design for the entry canopy on the western façade; 2. Reconfiguration of the bicycle parking area 3. Adjusted configuration of the stairs from tcie sidewalk to entry level on the NW facade and removal of the landscaping in this area; 4. Deletion of the water feature at the entry plaza; 5. Addition of a landscaped area and seating in the entry plaza; 6. Addition of a steel cable rail system in place of a solici wall at the entry plaza; 7. Relocation of the lights on the columns in the portal feature at SW 68th and Dartmouth;and 8. Reduction of the size of the project sign and copy change. Analysis of Modification Request: Section 18.360.060 of the Tigard Development Code Site Development Review chapter, states; "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." Section 18.360.050 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. An increase in dwelling unit density or lot coverage for residential development. The development does not involve residential property. Thereore,this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The changes do not affect building square footage or uses. No additional on-site parking is required. This criterion is not applicable. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. There were no changes in the structural type of the buildings. Therefore, this criterion is satisfied. 5. An increase in the height of the building(s) by more than 20 percent. The applicant did not increase the height of the building. This standard is not applicable. Page 1 of 3 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. No changes were made to the existing accessways or parking area for the site. This standard is met. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. The approved use is office for the development. This will not change. No significant increase in traffic to and from the site will result from the changes. Therefore,this cnterion is satisfied. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,-000 square feet. The applicant did not expand the building floor area. The changes are only to the exterior of the building (e.g. site layout, landscaping). This standard has been met. 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 the code or reduces the open space areas by more than ten percent. There are no areas reserved for common open space for this development. This standard-does not apply. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. The stair revision required removal of a small landscaped area. In its place, a seating area on the entry plaza above street grade was created. The area removed was 440 square feet and the area added is 280 feet. With the loss of 160 square feet, the total landscaped area of the site is now 48,842 square feet. The percentage has now changed from 29% to 28.9%. This is still within the 15% minimum required for the zone. This criterion has been met. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above this subsection. The original site plan was appproved through a Site Development Review in 2004 (SDR2004-00011). Staf has reviewed this decision. Condition#45 recuired the applicant to submit a revised site plan showing bicycle parking within 50 feet of the bui:dings primary entrance. In February 2007-the applicant submitted the plan that shows the current location of the bicycle racks. This parking is within 50 feet of a primary entrance (parking garage building entrance), and therefore meets the condition. The SDR approval found that all signs would be reviewed under a separate sign permit. A wall sign for Tigard Triangle Commons along 67th Avenue was not permitted or approved. The applicant must submit a sign permit application for this sign. A condition of approval will ensure this requirement is met. Section 18.620.010 requires buildings constructed in the C-G and MUE zones within the Tigard Triangle shall comply with the following site and building design standards. 18.620.030 Site Design Standards Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to ti the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Walkway Connection to Building Entrances - A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. Page 2 of 3 The stairs leading from 67th Avenue to the northwest entry of Building One has been reconfigured and a small landscape area was removed. The applicant has added a landscape area and seating plaza to the north of this building's entrance. In addition, the applicant will install large potted plant mater west of the stairway to soften ale impact of the lame retaining walls at street level. These revisions still comply with the landscaping for the Tigard Triangle and a walkway connection between the street and entrance is still provide These standards have been met. 18.620.040 Building Design Standards Weather Protection - Weather protection for pedestrians, such as awnings, canopies and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The entry canopy on the western facade of Building One has been revised. No plans were submitted showing the new canopy, but a site visit showed that weather protection is still being provided. This standard is met. 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, or injurious to surrounding properties, provided that development which occurs after this decision complies with all applicable local, state,and federal laws and the conditions below: CONDITIONS OF APPROVAL PRIOR TO CERTIFICATE OF OCCUPANCY, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (The staff contact shall be Cheryl Caines in the Planning Division(503) 639-4171.) 1. The applicant must submit a sign permit application and receive approval for the Tigard Triangle Commons wall sign along SW 67t Avenue. 2. The applicant must install the proposed potted plantings to the west of Building One's stairway. 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, Cheryl Caines Associate Planner Page 3 of 3 Ii _ i — — ! i _—� 1 CITY of TIGAR V j i 1 j--- GEOGRApMIC INFORMATION SYSTEM I i ' ..",r.,.R , I' VICINITY MAP f I I i � ' MMD 2007-00027( ,...____ �\ 41,101 ' ST 1 s.w. — . ► TIGARD i ELLt1 TRIANGLE III II Q ' COMMONS BAYLOR ST 1 I Hit"]v Q/ .; r LEGEND: S.W.SOUTHVIEW g— T, j SUB �T+ _ o SITE V 1 n N ST • `° ill' I Z NM I / a Y ao ___________ _ Ca . .P i". I 'D FQaa t CO o 3 vi o I ■ 11 t‘••• tsEEf gf:NO no: 1 !rn::ia; 2u ` S.W. DOUGLAS ST. —n. ,LJ/� 1 .RTMOUTH ardA ç 7lgeaMap N 1 SW DOUGLAS DR I I III IN, . 0 80 160 240 320 400 Feet 111 Il 1"=310 feet rsi LU III �� ,. . ELMHURST ST I II Information on this map is for general location only and ■■ should be verified with the W Hall Blvd Services Division.. 13725 SW Hall Blvd Tigard,OR 97223 1 [ [—_ I h _ > S http://www ci.tigard.or.us i Community Development Plot date:Oct 3,2007;C:\magic\MAGIC03.APR ,.P.C.A.wm.M2 . I1 \ Ng • N\ e 4% r o j BUILDING ONE ,4 ;47a 30 • r■1I1.1■!11!11!'19'de'11!11lIEMEI■T:RI■I aN. 1 1 IFININIIIMI::WO ler • . - 1■111IIlAi T iiik•9i► . .5%4 M.�111■ RM 1■11111 ■ 11111 .•.q a Bunn/■AL .,,m∎c vailegan r Pacific NW .4\1111••■■■■\••MMEELE-M Properties• i- t 4 t0 ....... .'� =�J� Tigard ■E./ e& Triangle ti ELF \ Commons I I Buildings 183 d Mill 3 i Pr Alp;opr 1 • ■ISO i Site Plan ' .. I WI/ Adrari. .4402. a ■ �,�r o_ ........_,_._.�. _- C� BUILDING THREE ! . . o FINAL APPROVAL:37_ - `"- crrvof n��°Pte" ® •�S4/1■1■1■1■1111■1■1�11.1■I11Ii1■1■1■�, p_ my DATE_ -� • G {� ED Site Plan SEP 1 3 2007 arEnTik .....a. CITY OFTIGARD rr Owl" PLANNnIgrnklaiNEERINC ...~ Motor Modification Submittal-September 2007 A I.I i Paul Gram EXHIBIT Pacific NW Properties MMD2007-00027 6600 SW 105th Avenue,Suite 175 TIGARD TRIANGLE COMMONS Beaverton, OR 97005 PNWP LLCO#2 &PNWP LLC 6600 SW 105th Avenue # 175 Beaverton, OR 97008 1 S136DD-05300 PNWP LLC#2& PNWP LLC 6600 SW 105TH AVE#175 BEAVERTON,OR 97008 I /,�)n 6 /b 7 JeFt v""/ J�l� p car - 7y'S APPLICANT MATERIALS MINOR MODIFIC tfIO TYPE I APPLICATIO CEIVED City. Tizznl Perrin Center 13125 SW Hall B1zd, Tigarc4 OR 9729EP 1 3 2007 Phone. 503.639.4171 Fax:503.598.1960 p�NN�CITY TjGAAD GENERAL INFORMATION /ENQIN LNG Property Address/Location(s): j, Go. rtr/ C u n4.1v4.1 FOR STAFF USE ONLY Tax Map&Tax Lot#(s): 1st- 34o op Case No.(s): AU-4-d 401)7-UQI'I)17 Site Size: 2.39 A G Other Case No.(s): Applicant': Ff4c.trtc. AL l tl Fg.r>PECCP65 p ")4-f(v) Receipt No.: a D Address: P::etsip Sit) g , i (ZS Ca /State: Zip: Application Accepted By: S -172-&-A-T" City/State: Bocrur e,i—on T 0 2 p: 1I?co5' Primary Contact: t iA(. qA4 Date: 4(13/0'9 Phone: gj3/6,2,c, –3s-to Fax: a Property Owner/Deed Holder(s)*: (Attach list if more than one) Date Determined Complete: / /(� �j 7 s 7/1/07 E a5 � oVE \curpin\masters\Land use applications\minor modification app.doc Address: Phone: City/State: Zip: 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 flx 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 18.360.050(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 may be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this (2. day of 5e'7I' ,2o07 Q Owner's Signature Owner's Signature ataFtc. NW P{tapele.TiE5 Owner's Signature Owner's Signature CITY OF TIGARD 9/13/2007 1 13125 SW Hall Blvd. 12:09:14PM Tigard,OR 97223 503.639.4171 • TIGARD Receipt #: 27200700000000004180 Date: 09/13/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MMD2007-00027 [LANDUS] Minor Modification 100-0000-438000 500.00 MMD2007-00027 [LRPF] LR Planning Surcharge 100-0000-438050 74.00 Line Item Total: $574.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check PACIFIC NW PROPERTIES ST 26478 In Person 574.00 Payment Total: $574.00 cReceipt rpt Page 1 of 1 STATE OF 30N 1 County of Washington J SS RECORDING REQUESTED BY FIDELITY NATIONAL TITLE COMPANY OF OREGON I, Jerry --�.. e1 .�•. o,of Assess- ment and -%,-. rr'r%`• o County GRANTOR'S NAME Clerk for,:..� ,,y,..Ip,:, • :"rtify that the wit ■• (r-.,r .` tr4,tI„` \ \- eived Gordon C. Root and Jack B. Root and Wilma L. Root and r-I•-.., ).f said 0 ) county c .1'tiE''`'''' ,t 04 GRANTEE'S NAME *- 'PNWP LLC#2 '„.• ����si�,J •r "�•irector of 100. SEND TAX STATEMENTS TO: t. "•;''r�*'i axation,Ex- 4`s7.1.1y� clerk PNWP LLC#2 ••�n.__._..,1y?,�.• \\ 9665 SW ALLEN BLVD. Suite 115 Doc : 2001089086 Beaverton, OR 97005 Rect: 286897 1090.00 08/31/2001 12:45:49pm AFTER RECORDING RETURN TO: PACIFIC NW PROPERTIES LIMITED PARTNERSHIP 9665 SW ALLEN BLVD. Suite 115 WASHINGTON COUNTY 2001-08.9086 Beaverton, OR 97005 II I I I�IIII IIIII1 H I,III I IF II :a. • , a. • a.. . STATUTORY WARRANTY DEED Gordon C. Root,as to a undivided 50% interest,Jack B.Root,as to an undivided 25%interest, and Wilma L.Root, as to a undivided 25% interest, Grantors, conveys and warrants to PNWP LLC#2, an Oregon limited liability company, Grantee, the following described real property, free and clear of encumbrances except as specifically set forth below, situated in the County of Washington, State of Oregon, SEE EXHIBIT ONE ATTACHED HERETO AND MADE A PART HEREOF .9 0 0 Subject to and excepting: AS PER EXHIBIT TWO ATTACHED HERETO AND BY REFERENCE MADE A PART HEREOF. O d U w - THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF '=" APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE:CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST 1= i FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. W THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $1,002,941.00 (See ORS 93.030) °—�A PORTION OF WHICH IS PAID TO AN ACCOMMODATOR PURSUANT TO AN IRC 1031 EXCHANGE. This Deed is being re5prded in counterp t DATED: August 29, 2001 ( -tom r— Gordon C. Root 014:1Nrr. WASHINGTON COUNTY 1::i REAL PROPERTY TRANSFER TAX Jack B. Root $ 1003•00 8 3r o l - �� 2V) ✓1• !a-1 y,iLy. FEE PAID DATE Wilma L.Root STATE OF GREG• I COUNTY OF I/......L.&AA.,;/ 1 This instrument was acknowledged before me on --, 4 W 4,' JO I I OFFICIAL SEAL •i�. VICKI LEE KRYSZAK -� + l� g;ar• NOTARY PUBLIC OREGON . COMMISSION NO.314270 IL IV,°J�• (7-�t' N'�� MY COMMISSION EXPIRES AUG 10,2002 Nfflill'iler4Pr NO A'Y PUBLIC •' RRE•-ON g/OJf, if MY COMMISSION EXPIRE : FORD-313 (Rev 2196) STATUTORY WARRANTY DEED 1 — 414 • -1;it EXHIBIT ONE TO STATUTORY WARRANTY DEED Cal 1 of Partbtion Plat No. 2000-041, in the City of Tigard, Washington County, Oregon 3 RECEIVED SEP 1 3 2001 TIGARD TRIANGLE COMMONS CITY OF TIGARD PLANNINGIENGINEERING MINOR MODIFICATION TO APPROVED SITE DEVELOPMENT REVIEW CITY FILE NUMBER SDR 2004-00011 Sept. 13, 2007 This is an application for a Type 1 Minor Modification to the approved Site Design Review for Tigard Triangle Commons. The proposed changes to the approved plans are: 1. Revised design for the entry canopy on the western facade; 2. Reconfiguration of the bicycle parking area; 3. Adjusted configuration of the stairs from sidewalk to entry level on the northwest façade, and removal of the landscaping in this area: 4. Deletion of the water feature at the entry plaza; 5. Addition of a landscaped area and seating in the entry plaza; 6. Addition of a steel cable rail system in place of a solid wall at the entry plaza. 7.Relocation of the lights on the columns from the top to the side. 8. Reduction in the size of the project sign and copy change. Each of these revisions is identified on the accompanying drawings, with change numbers consistent with this list. The entry canopy on the western facade and bicycle parking area was redesigned to make this area more open and useful, and to avoid the"dead end"aspect of the original design. In addition to these formal revisions, there will be large potted plant materials added to this area to soften the impact of the paving and walls. The main entry stairs were also revised to open the area and make it more inviting for pedestrians traveling from the sidewalk to the entry level. The stair revision required removal of a small landscaped area, which was replaced by the addition of the landscaped seating area on the entry plaza. The area removed is 440 sf, and the area added is 280 sf, resulting in a net loss of 160 sf. The total site landscaping is therefore 48842 sf, and the percentage changes from 29%to 28.9%. The water feature, which was intended to soften the impact of the wall, which is needed to achieve the entry grades, was removed because of concerns about maintenance and vandalism. In order to achieve a similar result, the wall at the entry plaza was shortened and replaced with a stainless steel cable railing, which reduced the impact of the wall from below and opened up the plaza above. The original design provided triangular light fixtures on the tops of the columns at the intersection of SW 68th and Dartmouth. These were relocated to the sides of the columns to provide better exposure for the fixtures, and improved lighting. 1 The approved plan indicated a project sign which measured 43 ft x 4.5 ft, and used the words "Triangle Commons". The revised sign is 28 ft x 4.5 ft, and uses the words "Tigard Triangle Commons". The sign area is reduced by 60 square feet. The criteria of Section 18.360.050(B) are addressed as follows: 1. Increase in unit density... This is not a residential project, so this criteria is not applicable. 2. A change in ratio or types of units... This is not a residential project, so this criteria is not applicable. 3. A change that requires additional parking... No additional floor area or change in use is proposed, so no additional parking is required. 4. A change in the type of structures... These are detail changes and do not effect building type. 5. An increase in building height... These changes do not affect the building height. 6. A change in access or parking effecting traffic... No change to access or parking is proposed. 7. An increase in traffic... These changes do not affect building area or use, so no increase in traffic will result. 8. An increase in floor area... No added floor area is proposed. 9. A reduction in open space... These changes do not affect required open space. 10. A reduction in amenities by more than 10%... The only "amenity" effected by these changes is the removal of one small landscaped area and the addition of another. The net effect of this is no change in actual landscaped area. 11. A modification of conditions... These changes do not affect any of the conditions applied in the original approval. As described above, these are detail design changes that do not affect the building use, area height or setbacks. Therefore, they do not effect the building's compliance with the MU-E zone, or the Tigard Triangle Design Standards. The nature of these changes is such that had the original design included them there would have been no impact on the review process or conditions of approval. 2 S -- ° 'i• MILDREPI DE5104 GROUP,Pt. / - : AwCINIIGIUY•11AOD NANNero 7650 SW.BeveleM Suave 120 1 _ __ \ Tigard.Ore03-44-0552092 \ Voice 50.42N-0552 F.505-244-0417 . I . 111 k U tio BUILDING ONE -.— • I =Ifil, V & , :11 & ,& 6.A&r4 r4 r-4- .11.1111.1 f , •. *1'44 \! ■`I�rrr►���1\` �� - •0'-,r— 70•-6-a AT -e) 110.4(S AT r-e•1 ' ` .•• r ` I' 1 LOADING I r ---- i,•.��.1]I■i'`• �. I ! /TN c c § '� c c—c c c rki. Ir galt\`\N4�•a1501,1�\\'s\ giiii pimm 1e:s11■1■1■1■Ir1■1■nonowi " id■f►\OWIL i� !es �..a�ti ' ,d POD �nmam���om���uom��ssolm���o��•rno•N���o_..: Li l�•ri.■iw /;'_ _.41-NIIr' 1Is`==ii��` z Owner • • • r IMMEIR Aliii■■i�iPMM_Mia Notes Pacific NW �� %�;��__- �,�' Properties —— •,■■�••■■•"�, - •_,�I'I, A. 7 OE9r.lATCSIMO'OL/rA1PO0L Properties STALLS .V I■■Fir -ariperrsrwr.�/, I S. SEE 0.20 7a S C POOL/V 0. SEE 0.]0 row 9TE UTILITIES ` C. SEE SHUT A0.1 rOw PARKING COUNTS rid/ �' �r it$7.ii 6600 SM 105th Ave.Suave 175 `1■' Steve-tcn Omen 47006• :!� s pr I W ice. / '� PTU,st ■M r I Tigard ■I .- ' Triangle Es* - Commons `++ - Buildings 1 8�3 EI N � '• elm PARKING GARAGE rwa SW 67th Avenue o 4ra5 61 '� I I AI / BD PACKAGE• ■ Sheet TILk ���d r Site Plan.Pr 1 r 1111.1r AM • lam =_,i, A. . � . Al Ian u o o� r , n1■ I • o 7 1NAL A P P R O V q L i _ BUILDING THREE _ _ 11 ° o ° °[al lc \ crry oF flakHe piAtitlitt‘a aiViS1014 \ i 1 6-.1-°_i _ .__ \ lelemommornmoussosos ".11.°411.1.111.1 B': - `=- __ RECEIVED . Nall le ISSiitte Plans SEP 1 3 2001 UMW S Ip te0 70 10 411IL 1I N 001 " CITYOFTIGARD DI"' � Cheeli6lor DAYAMW MI PLANNIIUrIFk{;IN EERING a 101166m Minor Modification ubmittal-September 2007 All Keynotes O'er ; 1. /INKING GARAGE • O 2. $7EEL AND CONCRETE STAIR J. AL/Gm WALK NM FINISHED FAQ OF BUILDING MBDREN DESIG7IGROUP,P.C. S. \ 4. RETAINING WALL A.alIcru l•WAQ MNallo S.BICYCLE PARKING,SEE DETAIL I4/A,.J 7650 Sw.BeWI TA Suite 120 6. ASSUMED PROPEIITY UN[ T1Berd.Oregon 97225-8692 \ 7. ALIGN TURROOMN END R CUARDRAII NTH MULLION Voice 500-244-0552 B B. LANDSCAPE AREA e. DOWNSPOUT Far 50.3-244-0417 10.OVERFLOW DRAIN Eh 11.COIICRE IE STAIR 12./WE NANDRAII © O' \'� 1J.IIOSE BIBS AT JO'ABOVE FINISH GRADE,TroIGAI 14.CANOPTABOVE L id.IN-GRADE LIWi-SEE ELECTRICAL #.4 . . 10.TS COLUMN-SEE STRUCTURAL \ 17.POWER ASSIST AC IRSEAT us.KNOX BOX,RECESS MOUNTED INTO BRICK I6.TRENCH COL GRATE. E STRUTHE1e T-24.Z'%2' =BROOM FINISH,TYPICAL 21.LIWTING BOLLARDS-SEE SPEC 2211111M ED CONCRETE-SEE SPEC .a. 2].BITUMRKXUS EXPANSIW RING TYPICAL AT VERIiCAL/NOPIZWTAL JOINTS 24.•a INDICATES CWTRaL JOINTS -.�T� ` 25.METAL ENTRY CANOPY-ABOVE m ie • • • • ` '' . . pd eeLRK WNW 4/ .... 6 . . . . . . . . . . . . . . . . 11141.6mm 4 ' ' ' '♦ • fi• \'••'�`j7. 2.-,D. 7._BT - IJ'-e•113 TREAD)AT It•) _ -I� 1� 11 41\ ogillivililliMillillEMI „IP . . . . . . . . c. . . . ... •,.(,..T04, \ °vim. ._ z . . T.61, *Alt 11% _D 11 r Ni, m `` -- .i , 111, Pacific NW m 1 Properties Ailb■ V." Rift 1 1 1 �■ 1 1 660051V 106th Ave.Suitt 175 Beaverton 097006 ( Entry Plan Enlarged Stair Plan 0 ()Side Entry Plan `p • Project: ` � Tigard � Triangle m Commons � Buildings 1 8r 3 ' ` g �,,``` Vote '�-''.�,` ` 11850 Sw 67N Avers '` Tigard.Oregon 97713 10 -t W.I. \ "�" '% ` .� ., ; ,'\ . -y",=y' Q Sheet Tale �,��' � 1\ r' 11\ ,,\ j.-'': '` \ ` ` " O T Enlarged ® 2. ® ` \\ f ` ,�(" ` \`` ' .�' ` \ "�--'y'" m Site Plans • \ \ \-- - e) \ \ ___\=-;\-- \ _. ,—.—,.•............—.•—••■■11■ II•N■\, u C © Revision: • 0 WB m 1E11 m \ CI \ q,, 1 1 / ,1 /1 1 / •I • 1 1 1 I '. Date 16 August 2006 • . 1 1 , + Drawn by Checked by p\- {1 C 1 1 / DAVEMRW WEN . .. . . , . . J. % 1 \ \ 1 . 1 \ _ i Jab Number 101100.01 ■ f 1 Sheet o3-: OEnlarged Side Plaza Plan Q e) c)Enlarged Minor Modification Submittal - September 2007 A 1.2.2 G Keynotes 0- I. RETAINING WALL-SEE STRUCTURAL FOR TYPE AND HEIGHT '1 _ _ - 2. PIPE GUARDRAIL-PAINT P-2 3. LANDSCAPE AREA-SEE LANDSCAPE PLAN M•DREN DE GN GROUP,Pk. 1. LIGHTED BOLLARD-SEE ELECTRICAL ARLISTRCDAS• ■A®RAMOp 5. SIDEWALK GRADE 1 0 PLAZA AREA 7650 S.W.BeveWd,Sone 120 7. STAIRWAY FROM PLAZA TO BUILDING ONE TLB.rd.Oregon 97223-8692 B. BUILDING ONE BEYOND Voice 503-244-0552 ( • 9. SEATING AREA AT SIDEWALK LEVEL FAX 50.9-2++0117• ' 1 10.WALL MOUNTED SIGNACE 11.CONTROL JOINT,ALIGN WITH HORIZONTAL JOINTS ON SITE . •. , Mii PLAZA PLANS _ 12 STMT OF VERTICAL REVEALS`• - ..��� '�^ �.^ 13.STAINLESS STEEL PIPE/CARLE RAILING s E\ I1IiI+IIIII II M 6 e 5 Ark 2 gip l�, �� - -- � - -- -_-_•••••••••11111•1111- - ._ 0 ! III(,AI,;ID? 'IPJ ll N c�I I -■ _=ii lr1.11•!•l1��I. ■■ • I J*i1 °Mi CENTER A �.�RX �y AT ��' EQUAL ��� 1 t I © of ® Ar LYRNER EQUAL 0�i Eeat Elevation %- `737.5. • tza >r I 211"PIPE GUARDRAIL WITH 21 r.SAINLESS STEEL PIPE 6 �SAME LL- /IV CHAMFER,TYPICAL RETAINMO WALL- 2,rPIPE GUARDRAIL WITH WELDED WIRE MESH UARORAri WITH CAP- SEE STRUCTURAL EMBED END IN WAIL 'Yi•CHAMFER,TYPICAL } CONCRETE SIDEWALK MELDED WIRE MESH I. • a.�' i IO•-O• 0 ; 9i".CABLE THREADED TNRU s.1 �i"CHAMFER,TYPICAL ® CONCRETE AREA B+TU GNU CAP i • PRE-DRILLED HOLES IN •:; I� CONCRETE SIDEWALK (NATURAL COLOR. I PIPE WHEEL STOP-SEE PLANS GRAND FACE)- a"I 15 L71' - ' SLOPE TOWARDS I I .1 b SINDBLA57ED 1.11=W=r,1=-11-I-W-110 . UNDSC.AREA I • 1 W: ^F� LANDSCAPE AREA VEp CpIGRETE II'.II 11 II II III II II 11"III 2"REVEAL TYPICAL IN ti I w CONCRETE SIDEWALK -ETAINING WALL- ' . 11=11 II II II 11=11 II II-1111=11=11=11=11=11=11=11=11=11=11=11= t' SEE STRUCTURAL TITICAL 1 II II II II 11 II II II-'ii-b=11-11=u= n=li 11=11=11=11=11=11=11=11=11=11=11=11-11=11 url u=n==i=o=n=n=n=I 81-11=11=11=11=II-11=11=1 2"REVEAL TYPICAL =11=11=11-11=II-t1=11=11=11=11=11=11=11 r-0' 11=11=11=11=11=11=B=11=11 'Ilf-11=11=11=11=11=11 11=11=11=11=11=11=11=11=11=11-11=11=11= 11=11=11=11=11=11=11=1 X11=11,nri=11=11=11=11- CONCRETE RETAINING =11=11=11=11=11=11=11=11=11=11=11-II=11 -.11AtLI=,:T1=71"VI:=11=11 11.1 It g=11=11-'11=11=11=11=111=11=11=11=11=11=II-11=11=11=11=11=11 ='71?II -II=- 13 CONCRETE RETAINING WALL .11 =1=i=ii 1-11-11=111 WALL PAINT P2- =11=11=11=11=11=11=.=11=11=11=11=11 •2"� R =11 71:=7I' f t ]I=11=11=71t1011S1B"-II- p PAINT P2-SEE X11=11=11=11=11-11=11=1 S11=11=11=11-11-11=11=11=11=11-II=1 */ 1-11-1C=1 - + 11=Jh-11=J1=11.x11=11'- �P11 --0=11=11=11=11=1 II II II II II-II-II -SEE STRUCTURAL II H II 11-11 . 11-II II 11 II-II STRUCTURAL O .n II II II II 111111 O11n�1n1�1 a =11-1. II O 11-11 11 11-11=1 II 11 11 1 11-11 II II-11-11= n'II 11 11 11=11-II lTwlec u 1i=n u n n-u=a=u=u=1 i=n n J n 1y =11=11=0-p_II-11=II=11-II=11 711 II 11 JI II. 1�=�1=R= �B Pacific NW 1N I_1=11 II II II-11=11 N 11=11=11=11=11=11=11=11-11=11 7EXTURE COATED , 1-03'11 II 11 11-1 11=1111- 1 1 =-N II-II-II-II-II 11=1 II 1 11=111=11=11==11=1111= RKD CONCRETE 11 II 71-71.�( 8-11=1I- h L t-T1 1 I'h ,-_i=11=11=11='11=11 II II-11=11=11 11=11=11=11=11=11=11=11-II=11 1=11 11.11-11=1 =1f=11 II 11 II 11°11 II II II 11=11 II-11-1111=11 II II 11=1L°=11= _6,..,-11-N=-11=11=11=11-II-111 =11=11=11=11=11=11=11=11=11 -TAININC WALL- 711=11=IL=11=11'. 11=11- 11-II-11-11=11-II-11-11-11=11=.=11=11=11-11-11-11=11=11=11 0=11=11=1'AI=11=11=II=11=II=1 11=111=11-II=11=11=11=11= STRUCTURAL 1=11=f(=N=11=11- °11=1 11=11=11=11=11=11=11=11=1i=R=B=R=B=R=B=R=O=N=R=B= Propert ies 11=11=II=II=11=11 _ =11=11=11=11=11-11=11=11=11=11=11=11=I1=11=11=11=11=11=11=11 wil-v.=11 pEPDXY DOWEL AT 11=11= 11=11=11 1 -11-11-1111=11 1,11 11=11 'II=11 11=II=II II=II-II-11=11 11=11=11=11=11=11=11=11=11=11=11=11=11=11=11=11=11=II=11=11= 11=11=11 E9111Y OTHER STAIR- P E g,,,T"WALK- = 11=11=11 =J=!=( =11=11 11= jj i =11=1111 =11ij=ji ji=ji=11i ii=11=11=11=1111=11 1= 11=11=W �= 11=1h11=11=11 11=11=11=11=1 11=11=1I=11=11=11=11=11=11=11=11=11=11=11=11=11=11=11=11=11= 11=11=11BOTH SIDES -11=11=11= i'1=11=11=11=1I-11=11=11=11= 1=11=11=II=11=11=711=11-11=11 11=11-11=SEE COOL > 11=11=11 -11=11=11=11=11=11=11=-=11=11=11=11=11=11=11=11=11=11=11=11=11= / '�'. 11=11=11=11=11=11=II-II=11 WALL YOI/M7EO 11�II.�11-11=7111=11 X11=11.,, 11=11=11=11=11=11=11= =11=11=11=11=11=11=11-11=11= 11=11=11=11 B•pppFORA7Ep FOOTING FOOTING-SEE 11=11=11 Q .1:.. .,.L;1=11=11=11=11=11=11=11=11= -11=11=11=11=11=11= -11=11=11=11=11=11=11=11=11 11=11=11? ORAN_SEE COOL II=11=11=11-11=11=11=11-11 ' 11=11-11-n STRUCTURAL 11=11-11= ,N 1=114111=11=11=11-11-„ ."PERFORATED FOOTMG 1=n=n=u 7.=u=0=11=n=1 11=11=11=11=11=11=1 =11=11=11=11=11=11=11= p- 11= II-111111=II=11=11 LANDSCAPE AREA X11=11=11=11=11=11 \ +.^'•} :t:;=11=11=11=11-11=.-n=11=1 DRAIN-SEE GVIL 11=11=11=11=R=11=11-11-It 11 11=11=11=II=1 =11=11=11=11=11=11=11 11=�11=11 =11=11=11=.=11=1 1=11=11=11=11=!'-11=11=11 1=1111=11-11=11=11=1i=1i=. 1111111111111111111 -=11-11-11=II-I1 ___= 6600 5W IOSN Ave.Suite 175 :11=11=11=11=11=11 '•.;"' -1 At,-1=ligi 1=11=11= FOOTING_SEE .11=11=11=11=11=11=11=11=1 II 11=1I=11 T Beaverton 97.08 =11=11=11=11 e"PERFORATED FOOTING 1=II=11=n=11=11=I1=11=-,I P 11=11=11 .•i 71 II II.II 11=11 Ji:11 g' 11L6�7[ '-�- •;�k�•�•: O'R°1' X11=11=11=':=11=11. I ._=IL=11=11=11=11=11 STRUCTURAL - 11 D:11➢=11 11=11 _ FOOTING-SEE •• __ _-_ _=V_ =1= DRAIN-573E CIVIL I, „ 1 1- . -11=11n-.... =11-11= 1-I O-I 1OO t,.y,.q,. 1�11�!,,,..1.111�11J..=!� "I`_1-II 11-��- - II-II 111�1 STRUCTURAL .:',::•:+....;;;.1:7,,-....,..,?..i..::::.'' ---- - --.51 II-II n Wig. II II 1• -- -17N-1L''.: .--I1-11-11 11=11=11 71�0_II=R-n = =11 - -_ •I•Dit=;i 11=11=11=11=11=11=-II=11=II-11-II- 1116;=11=11=11=11 iII U II 11=11=11=- 11 = _ -u-..11=11=11=11=II-11=11=11=11=1=11 = -11=11=11=11 -11=11-11= ': '-..'�•;^••�•.�,.•�•• X11=II �.. II '---------=11- a-� �,_.1 �� a_.. -.=u <�' ''i• s.. '..,... .r.? � n=n. ..�,'...+ 3.: ..•1r 11 . . : .i .r� ... 5:':'L.r•.:57:'.i•,' .... %•��, -u-n-u-n-u-u-a-u-u-u .. r.y+' ' ::: ' 1111111.. -11=11=11=11=11=11=II .111Viri:: ,.".••.c• ........0,• . t:;,,;•,.• =II-11PII=11. 11 II II II II / .+..- . ill: }•�.` J, I .5 11-11 7llrlll.. .. . ... - .5~ .� .. .,. 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' 1 ill Building One I1 �L 330.0 Retaining Wall 1 +'-0"MAX ANCHOR INTO COLIC.SLAB W CURB- ••� Elevation and SEE PARKING GARAGE SET DETAIL 4 4•: B• - • 1. •'i.;_., �:;-sii Sections �6 Fence/Guardral Detail '"55 _i -1 � `� : - d-05500-Greel-2 - •R��.J .-I rill CONCRETE RETAINING WALL I-11 -If I •-ii f L-1 -SEE STRUCTURAL _ • � 9I000TN FINISHED,CAST IN PUCE -1' %•CHAR' �u CONCRETE-SEE PLAN FOR JOINT \ 737.,0' LocATNR/s 1� �i Reveal Detail e Retaining Wall Section 337'8.'AT SbA'CONDITION • II,L 1•_B• (�..)' I$•-1,_D• d-03°0" .k •, Revisions RA. , 0-03000-RingMll-8 • 1 f BOTTCN OF TALL MIDDLE CONT. 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