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MMD2009-00017 DNIQ'II112 H.LNIOd flDNVI�LL LT000 60030F\IJAT City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga. , OR 97223 May 15, 2009 11 • • Deacon Development Group T I GAR.D Attn:Kendra Howell,Development Manager 901 NE Glisan Street, Suite 100 Portland, OR 97232 RE: Minor Modification Approval for City of Tigard Case File No. MMD2009-00017/Triangle Pointe Building Dear Ms. Howell: This letter is in response to the Deacon Development Group application received by the City on April 23,2009 for a Minor Modification approval for the site located at 13333 SW 68th Parkway, Washington County Tax Assessor's Map 2S 101DA, Tax Lot 00104. The proposed modifications to the existing development are described in the application narrative and site plan and include restriping and landscaping of the northern and eastern parking lots, removal of landscape trees adjacent to the building, addition of a 412 foot vestibule entrance, minor regrading to provide accessible routes to meet ADA requirements, additional planting along the eastern lot line to meet buffer and screening requirements, and the potential future 4,316 square foot addition to the upper storey penthouse. The following analysis shows that, the proposed development is a minor modification and is hereby approved,with conditions of approval. Section 18.360.060.A 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 subject development is commercial. This criterion does not apply. 2. A change in the ratio or number of different types of dwelling units. The subject development is commercial. This criterion does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The applicant's site plan and narrative, the subject site contains 539 parking spaces. The minimum parking requirement for the existing and proposed office use is 282 spaces (104,323 square feet x 2.7/1,000 square feet). The proposed total 4,728 square foot addition (vestibule and penthouse) would require an additional 13 spaces for a total of 295 spaces. Therefore, no additional on-site parking is required by this application. Page 1 of 4 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The application is to upgrade an existing office building and does not propose a change in the occupancy or construction type. 5. An increase in the height of the building(s) by more than 20 percent. As stated in the applicant's narrative, the existing building is approximately 71'-6" in height. The proposed modification does not involve a change to the height of any building. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The proposed parking lot modifications include restriping existing stalls from 45 to 90 degrees and adding parking lot landscaping. No additional impacts to off-site traffic would be expected as a result of these improvements. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. The applicant submitted a letter of clarification dated May 11, 2009 clarifying the net increase in the penthouse addition is 4,316 square feet and not 6,700 square feet as shown in the original application. Based on the Washington County Transportation Impact Fee Manual,the proposed 4,316 square foot addition would generate approximately 72 trips per day (x 16.7 trips/1,000 square feet for the proposed office use). Therefore, the increase in vehicular traffic as a result of the modification would not be expected to exceed 100 vehicles per day. 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 existing building is approximately 104,323 square feet. The proposed 7,112 square foot addition (6.8%) is greater than 5,000 square feet but less than 10%. 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 is no minimum open space requirement for the subject site. 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 applicant proposes additional parking lot landscaping and modification to the landscaping surrounding the building. The applicant proposes additional screening of the modified parking lots. No reduction of project amenities is proposed. May 15,2009 Page 2 of 4 Tigard Pointe Minor Modification (MNID2009-00017) 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria B1 through 10 above. A review of City records shows two land use permits applicable to the subject property. The conditions of approval relate to protection of trees and street and sidewalk improvements. The applicant does not propose any modifications to the listed conditions. As the findings above show,the proposed development is a minor modification to an existing development. In addition, Tigard Development Code (TDC) 18.360.060.C.1 states that a minor modification shall be approved, approved with conditions, or denied following the Director's review based on the finding that the proposed development is in compliance with all applicable requirements of this title. Section 18.765.040. contains general design standards for parking lots. Section 18.765.040.G requires parking lot landscaping in accordance with the requirements of Chapter 18.745. Section 18.745.050.E includes standards for screening and landscaping of parking and loading areas (below). In addition, Section 18.620.070 includes landscaping and screening standards (L-2) applicable to the Tigard Triangle for general landscaping of landscaped and screened areas within parking lots, where trees shall be provided at a minimum 2-1/2 inch caliper, at a maximum spacing of 28 feet and shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. FINDING: As shown in the applicant's Landscape Plan (Sheet L2.0), new and existing landscaping is shown along approximately 68% of the I-5 frontage (370 feet/540-foot total) and approximately 13% of the Hwy 217 frontage (200 feet/1560 feet total) or 28% of the Phase I ("Phase Line" as shown on the Sheet L2.0) frontage (200 feet/720 feet). The Phase I frontage has been determined by the area of parking lot required to provide the minimum parking for the proposed expanded building. The minimum parking requirement is 295 (2.7/1,000 square feet x 104,323 square feet); the maximum is 354 spaces (3.4/1,000 square feet x 104,323 square feet). The landscaping standards apply, at minimum, to the Phase I parking lot area. Aerial photos show that additional existing landscaping exists within the Phase I area along Hwy 217 north to a Phase Line projected for the maximum allowed parking area (approximately 250 feet north of the Phase Line shown on the plan). May 15,2009 Page 3 of 4 Tigard Pointe Minor Modification(MMD2009-00017) The Tigard Triangle L-2 standards (Section 18.620.070A2) are applicable for screening the parking lot from Highway 217 and Interstate 5 within the Phase I area as described above. The applicant shall submit a revised landscape plan showing existing and proposed landscaping sufficient to screen the parking lot consistent with L-2 standards. If slight encroachment into the ODOT right-of way is required in some locations,the applicant will need to obtain a permit from ODOT prior to planting(contact Steve Schalk at 503-229-5267). Section 18.765.040 provides for general design standards for parking lots including parking lot striping: 1. any area intended to be used to meet the offstreet parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. FINDING: The applicant's Overall Site Plan (Sheet C2.0) shows parking spaces restriped consistent with this standard.However,the interior drives and access aisles have not been marked and signed to show direction of flow.A condition of approval will be applied to ensure this standard is met. CONDITIONS: 1. The applicant shall submit a revised landscape plan for the Phase I area showing existing and proposed landscaping sufficient to screen the parking lot consistent with L-2 standards. If slight encroachment into the ODOT right-of way is required in some locations, the applicant will need to obtain a permit from ODOT prior to planting(contact Steve Schalk at 503-229-5267). 2. The applicant shall submit a revised site plan showing that all interior drives and access aisles are clearly marked and signed to show direction of traffic flow and maintain vehicular and pedestrian safety. If you have any questions,please feel free to call me at 503-718-2434. Sincerely, Gary Pagenstecher Associate Planner May 15,2009 Page 4 of 4 Tigard Pointe Minor Modification(MMD2009-00017) I I At. . VICINITY MAP 7 MM D2009-00017 3_ TRIANGLE POINTE BUILDING ri s _ �A - - 4G 0 Subject Site \ ti 1, ?S VAFtNS 51 < .„..., _,.}. Id?' i . 1 y �� J14 L. _ f Ia 111,0 t r� ri \ .)- 4 I j1 Information on this map is for general location only and should be verified with the Development Services Division. '1,44 - Scale 1:3,311-1 in=276 It t„i' Map printed at 15-May-09 02.41 PM a DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE DATA LIABILITY VOFtEANY ERRIORS.OMI SIONS.OR INACCURACIES IN THE I ?yA 1.3 NFORWTION PROVIDED REGARDLESS OF HOW CAUSED SAN0L3UK(; Sl ~ 4,, �>> p p 1311825 City aallrBlvd R9i�jA TIGr`RMr1PS TSO3639-4171° 23 MI"- DMIIMI_ Il vmw.tigardor.gov APPLICANT MATERIALS RECEIVED 14 • City an APR 2 3 2009 Y f Ti d g CITY OF TIGARD Minor Modification - Type I Ap . 41 tietirEERING TIGARD GENERAL INFORMATION In addition, the Director must find that the proposed Property Address/Location(s): 13333 SW 68th Parkway change is in compliance with all applicable requirements of Tile 18 of the Tigard Development Code. To complete Tax Map&Tax Lot#(s):2S101DA00104 this review, the Applicant's proposal must include a discussion indicating how the site expansion/change will Site Size: 8.17 AC continue to comply with the maximum setback, building Applicant*: IF N. , , `� height, parking, and landscaping standards. Other requirements of this title such as clear vision, solid waste Address: L�(19..V1 storage, non-conforming situations, signs, and tree City/State: ti►r'Nglnd /O1. ¶l 2 Zip: removal may also be applicable depending on the type and Primary Contact:Kendra Howell location of the proposed modifications. Phone: 503-297-8791 Fax: 503-297-8997 E Mail:Kendra.howell@ deacon.com Property Owner/Deed Holder(s)*: (Attach list if more than one) REQUIRED SUBMITTAL ELEMENTS 000cpv, 0e,vf—lo Address: nit YYI� Phone: (Applications will not be accepted without the following required submittal elements) City/State: Zip: *When the owner and the applicant are different people,the ® Owner's Form applicant must be the purchaser of record or a lessee in ® Owner's Signature/Written Authorization possession with written authorization from the owner or an ® Title Transfer Instrument or Deed agent of the owner. The owners must sign this application ® Site Plan(3 Large Plans&One-Reduced to 87.."x 11") m the space provided on the back of this form or submit a ® Applicant's Statement/Narrative (3 copies) written authonzation with this application. ® Filing Fee $574.00 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 Review or Section 18.330.020(B)(2) - Conditional Use. If the FOR STAFF USE ONLY modification exceeds the maximum allowed under any one or more of the criteria, a Major Modification review is required. Case No.(s): M M b 20 09- 00!7 Major Modifications are processed in the same manner as a new Site Development Review or Conditional Use Permit. Other Case No.(s): Applicant's Statement: Receipt No.: I'' • ))1? The applicant's statement must include a summary of the Date: yl'�1 ? proposed changes. Criteria in either 18.360.050(B) or 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By 1,67 to each criterion. Failure to provide the information needed Date Determined Complete: to process the application would be reason to consider an Revised: 14-rrov-08 application incomplete and delay c\cucpin\mastersMand use applications\minor modification app.docx review of the proposal. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 1 of2 M 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 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 � � - day of I�r ,20 0 Owner's Signa ii Owner's Signature bFA V14141) -- 1)0PsCi e £' Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov I Page 2 of2 CITY OF TIGARD RECEIPT III1 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T I(;A R 0 Receipt Number: 173318 - 04/23/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2009-00017 Minor Modification to an Approved Plan 100-0000-438000 $500.00 MMD2009-00017 Minor Modification to an Approved Plan- 100-0000-438050 $74.00 LRP Total: $574.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 60225 LSELLERS 04/23/2009 $574.00 Payor: SD Deacon Total Payments: $574.00 Balance Due: $0.00 Page 1 of 1 W Ion County,Oregon 2008-095193 1', .008 03:05:31 PM D-085 Cnt=1 Stn=4 K BARNETT 520.00 55.00 S11.00 58,500.00-Total=$8,536.00 1111111111111111111110 101 1111111 -c }t F:' THIS SPACE RESERVE[ 01309219200800951930040043 ` ,1 I,Richard Hobernicht,Director of Assessment and f.tit •f't'^•,.:+ .}. Taxation end Ex-Officio County Clerk for Washington County.Oregon,do hereby certify that the within diet.. ' .� Instrument of writing was received and recorded in the r, ���� book of records of said coin rep Richard Hobernicht,Director of Assessment and Taxation,Ex-Officio County Clerk After recording return to: Triangle Pointe, LLC 901 NE Glisan Street, #100 Portland, OR 97232 Until a change is requested all tax statements shall be sent to the following address: Triangle Pointe, LLC 901 NE Glisan Street, #100 Portland, OR 97232 K WASHINGTON COUNTY• REAL PRQFERTY TRANSFER TAX 11 .; _ $ 3,500,.(b File No.: NCS-354852-LA2 (bl) � � FEE PAID DATE Date: November 25, 2008 Cj,$co STATUTORY BARGAIN AND SALE DEED F.I.G. Holding Company, a California corporation, Grantor, conveys to Triangle Pointe, LLC, an Oregon limited liability company, Grantee, the following described real property: !Jl See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. to The true consideration for this conveyance is $8,500,000.00. (Here comply with requirements of ORS 93.030) BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195- ,� 336 AND SECTIONS 5 TO 11, OF CHAPTER 424, OREGON LAWS 2007. THIS INSTRUMENT DOES 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 THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF 0 NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195-336 AND SEC I IONS 5 TO 11, OF CHAPTER 424, OREGON LAWS 2007. LL Dated this a' \ day of November, 2008. S.D. DEACON Page 1 of 2 DEC 0 8 2008 h @ [Mg )} APN:R2064149 Bargain and Sale Deed File No,: NCS-354852-LA2(bl) -continued F.I.G. HOLDING COMPANY, a California corporation By: Name: (&Z,c C\. ck. A DJ \-k • B `.� Name �-4`tiSZ . 3 'Qc� Its: ?(-{-9 t • • t STATE OF I t-{ iv1 t ej )SS COUNTY OF ups- On NO VC/✓A-ti_l' I '' before me, 12 b! L� 117 •• � lit�4S , Notary Public, personally appeared e r--4. t A . c.c.(.Wc- r..,.,d s n rTh Were°l who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)'i are subscribed to the within instrument and acknowledged to me that rtektivithey executed the same in rti,/he.r/their authorized capacity(ies), and that by his,(P a/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of Cam_ f -Q=rr‘ c, that the foregoing paragraph is true and correct. WITNESS my hand and official seal. 114 lop Signature • :,15213,12 N( Alt.(I'U ijt -CALIFORNA u t 4.:31eV V LUS ANGELES �R ri (c ie s aul t:tp Nov 2/.2006 This area for official notarial seal. Notary Name: j ��dcc..> Notary Phone: � S rY �� ry (K)81)5R/4 �} Notary Registration Number: 1 t — County of Principal Place of Business:L ±� Page 2 of 2 Exhibit"A" Surveyor's metes and bound description per survey prepared by Ztec Engineers Inc., dated November 3, 2008 as Job No. R3801-1: A tract of land situated in the Southeast one-quarter of Section 1,Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon. Said tract of land being more particularly described as follows: Commencing at a point on the West line of that tract of land relinquished to the City of Tigard by Resolution No. 600, recorded in the minutes and records of the Oregon Transportation Commission, April 20, 1981, said point being on the Southerly right of way line of Southwest 68th Parkway; thence along the West line of said City of Tigard tract South 01°11'39"West a distance of 4.10 feet to a point; thence continuing along said West line South 15°40'18"West, a distance of 76.53 feet to a point; thence South 77°12'09"West a distance of 95.77 feet to a point; thence South 01°16'19"West a distance of 25.00 feet to the centerline of vacated Southwest Varnes Road; thence along said centerline South 88°43'41" East a distance of 115.29 feet to the true point of beginning of the tract of land herein described; thence continuing along said vacated centerline South 88°43'41" East a distance of 36.61 feet to a point on the Westerly right of way line of Interstate Highway 5 as described in Washington County Circuit Court Case No. C99-0484CV recorded January 24, 2000 as Documet No. 2000-005456; thence along said Westerly right of way line the following four courses: South 13°05'47" West a distance of 50.95 feet to a point; thence South 06°53'56" West a distance of 382.44 feet to a point; thence South 12°29'38"West a distance of 165.73 feet to a point; thence South 22°01'53"West a distance of 331.67 feet to a point on the Northeasterly right of way line of Oregon State Highway No. 217; thence along said Northeasterly right of way line, along a 110.00 foot offset spiral to the right, a chord of North 53°38'22"West, a distance of 155.24 feet to a point that is 110.00 feet offset from Centerline Station 470+35.18 P.C.S.; thence along a 1035.92 foot radius curve to the right, through a central angle of 06°12'00" an arc distance of 112.10 feet(the long chord of said curve bears North 46°44'34" West a distance of 112.04 feet) to a point that is 110.00 feet opposite Centerline Station 469+11.18 P.S.C.; thence along a 110.00 foot offset spiral to a 500.00 foot centerline spiral whose central angle equals 12°30'00", the long chord of said 110.00 foot offset spiral bearts North 35°11'55"West a distance of 476.72 feet to a point of non- tangency that is opposite Centerline Station 464+11.18P.S.; thence North 31°32'53" West a distance of 229.96 feet to a point; thence North 02°34'34" East a distance of 162.27 feet to a point; thence North 88°43"41" West a distance of 111.00 feet to a point; thence North 33°1978" West a distance of 77.38 feet to a point; thence North 26°16'20"West a distance of 248.92 feet to a point; thence North 31°06'53"West a distance of 74.34 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence leaving said Northeasterly right of way line North 58°50'38" East a distance of 156.89 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence North 31°09'41"West a distance of 17.86 feet to a point;thence North 58°50'19" East a distance of 42.98 feet to a point; thence South 37°50'27" East a distance of 101.51 feet to a point; thence South 26°30108" East a distance of 249.42 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence along a 100.00 foot non-tangent curve to the right, through a central angle of 27°37'19", an arc distance of 48.21 feet(the long chord of said curve bears North 54°20'53" East a distance of 47.74 feet)to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence North 68°0927" East a distance of 129.19 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"on the Southerly right of way line of Southwest 68th Parkway; thence along said Southerly right of way line, along a 50.22 foot non-tangent curve to the left, through a central angle of 35°30'57", an arc distance of 31.13 feet(the long chord of said curve bears South 33°46'02" East a distance of 30.63 feet)to a brass screw with a 3/4 inch brass washer stamped "Westlake Consultants"; thence South 68°09'27" West a distance of 135.52 feet to 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence along a 70.00 foot radius curve to the left, through a central angle of 42°51'17", an arc distance of 52.36 feet(the long chord of said curve bears South 46°43'49" West a distance of 51.14 feet); thence South 32°51'04" East a distance of 249.28 feet to a 5/8 inch iron rod with yellow plastic cap stamped "Westlake Consultants";thence South 05°45'07"West a distance of 127.10 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence South 30°39'07" East a distance of 156.11 feet to a 5/8 Inch iron rod with a yellow plastic cap I stamped "Westlake Consultants"; thence South 69°17'14" East a distance of 190.87 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence South 89°02'35" East a distance of 146.10 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence North 00°00'40" East a distance of 10.29 feet to a 5/8 inch iron rod with a yellow plastic cap stamped "Westlake Consultants"; thence South 88°55'39" East a distance of 144.04 feet to a 5/8 inch iron rod with yellow plastic cap stamped "Westlake Consultants"; thence North 07°54'41" East a distance of 387.00 feet to the true point of beginning of the tract of land herein described. RECEIVED GRQUP APR 232009 M A C K E N Z I E1 CITY OFTIGARD PLANNIMGfENGINEERING April 22,2009 City of Tigard Attention: Gary Pagenstecher 13125 SW Hall Boulevard Tigard,OR 97223 Re: Triangle Pointe Minor Modification Application Project Number 2080478.00 M V V7 P Dear Gary: � N ° o N According to our recent conversations,please consider this letter as the formal request for • x minor modification approval for the property located at 13333 SW 68th Parkway.As you are ° w aware, the site lies within the Tigard Triangle, and previously housed Farmers Insurance a. E Group offices.The site is zoned Mixed Use Employment(MUE),and lies within the Tigard Triangle Plan District which sets specific criteria and standards for development within its aboundaries. The proposed minor modification application involves the following: x • 5 • Modification to the current northern and eastern parking lots including restriping, � 3 o cr, accessible parking spaces,and additional parking lot landscaping. • Removal of 13 previously planted landscape trees near the building. a o • Addition of a vestibule entrance to the building's northern elevation (approximately ° 412 SF). u • Potential future addition to the upper story penthouse(approximately 6,700 SF). w N o • Minor regrading and addition of accessible routes to meet ADA requirements. > m • Additional plantings along the eastern lot line to meet buffer and screening a F requirements. The following section addresses the approval criterion applicable to a minor modification Group application. Mackenzie. Incorporated Architecture 18.360.060 MINOR MODIFICATION(S) TO APPROVED PLANS OR Interiors EXISTING DEVELOPMENT Structural Engineering A. Minor Modification defined.Any modification which is not within the description ofa Civil Engineering major modification as provided in Section 18.360.050 shall be considered a minor Land Use Planning modification. Transportation Response:The proposed site and building modifications do not fall within the description of Planning P P P g Landscape a major modification per Section 18.360.050 as is discussed below. Architecture B. Process. An applicant may request approval of a minor modification in accordance Locations: with Section 18.360.030B as follows: Portland,Oregon Seattle,Washington 1. Providing the Director with three copies of the proposed modified site development Vancouver,Washington plan; and Response: Three copies of the modified site and building plans have been attached to this letter. H:\PROJECTS\208047800\WP\LTR\090422-Minor Modification Request.doc City of Tigard Triangle Pointe Project Number 2080478.00 April 22,2009 Page 2 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in Section 18.360.050B Response: See the following criterion and responses demonstrating compliance, where applicable. 18.360.050 Major Modification(s)to Approved Plans or Existing Development A. Determination request. An applicant may request approval of a modification to an approved plan or existing development by: 1. Providing the Director with three copies of the proposed modified site development plan;and 2. A narrative which indicates the rationale for the proposed modification addressing the changes listed in subsection B below. Response: The proposed site and building modifications are classified as a minor modification and the revised site development plan has been included with submittal. This narrative indicates the rationale for the proposed modifications as discussed in Subsection B below. B. Evaluation criteria. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; Response:No residential uses or development are proposed with this project.This standard does not apply. 2. A change in the ratio or number of different types of dwelling units; Response:No residential uses are proposed with this project. This standard does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Response:As demonstrated on the attached site development plan,the existing site contains 539 parking spaces. The minimum and maximum parking ratios for the previous and proposed use(office)is 2.7/1,000 and 4.1/1,000,respectively.Based upon the current size of the building(104,323 SF),a total of 282 parking spaces are required.The proposed addition of 7,112 SF requires an additional 20 parking spaces (or 302 total). As the total current amount of parking exceeds the minimum required by code after the proposed additional building area,no additional on-site parking is required. This standard is met. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Response: This proposal does not include a change in occupancy. This standard does not apply. 5. An increase in the height of the building(s)by more than 20%; Response:The existing building is approximately 71'-6"in height. No increase in building height is proposed.This standard does not apply. H:\PROJECTS1208047800\WPU.TR\090422-Minor Modification Request.doc City of Tigard Triangle Pointe Project Number 2080478.00 April 22,2009 Page 3 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; Response:The proposed parking lot modifications involve re-striping existing stalls from 45 degree to 90 degree and adding parking lot landscaping. As a result of the parking lot modifications,24 parking spaces are added to the site.No affect to off-site traffic will result in the proposed modifications. 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; Response: The addition of 7,112 SF will not significantly add vehicle trips associated with the site. This standard is met. 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Response: The existing building is approximately 104,323 SF. The proposed addition of 7,112 SF(6.8%) is greater than 5,000 SF,however is less than 10%. This standard is met. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Response: There is no minimum open space requirement applicable to this site. This standard does not apply. 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: a. Recreational facilities; b. Screening; and/or c. Landscaping provisions. Response: No reduction in project amenities as specified in this standard are proposed. Additional parking lot landscaping is proposed as well as modification to the landscaping surrounding the building. This standard is met. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of B1 through 10 above of this subsection. Response: Research with Washington County Land Development staff concluded that no records were available for the subject site.Further research of the City of Tigard's records provided two decisions that had conditions of approval associated with them(see attached decisions). The proposed modifications do not affect the prior conditions. This standard is met. C. Approval Criteria.A minor modification shall be approved,approved with conditions or denied following the Director's review based on the finding that: 1. The proposed development is in compliance with all applicable requirements of this title; and Response:The attached plans demonstrate the area of the existing site that are proposed for 1 i development. The term"proposed development"as used in this criterion is limited to the, "material change in the appearance of the structure or land" (per the definition of "development" TDC 18.120.030.57). As such, all applicable requirements of the H:\PROJECTS\208047800\WP\LTR\090422-Minor Modification Request.doc •r r i City of Tigard Triangle Pointe Project Number 2080478.00 April 22,2009 Page 4 development code are addressed specific to only the area proposed for"development"with this minor modification application (see outlined area on attached plans). According to review of the development code, the following demonstrates compliance with applicable requirements pertaining to this minor modification application. TDC 18.745.E. Screening—Special Provisions 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscape berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between lot lying and vertical shrubbery and trees; Response: This standard is applicable only to the parking areas proposed to be modified. The Tigard Triangle Plan District (TDC 18.620.070) sets forth specific standards which apply to screening of parking areas. The attached landscape plan proposes additional plantings in the existing buffer between the I-5 off-ramp and the subject site to meet the L-1 standard. These standards are therefore met. (4) Trees shall be planted in landscaped islands in all parking areas,and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect;and Response: Two existing parking areas are proposed to be modified. The one to the north contains 24 trees and 133 parking spaces(19 required). The parking area to the east iof the building contains 2 trees and 13 parking spaces(1.85 required).Therefore,the existing trees within the parking lot areas proposed to be modified meet this standard and no additional trees within the parking area are required. (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some from of wheel guard or curb. Response:All proposed landscape islands meet the minimum dimensions as shown on the attached site and landscape plans. This standard is met. 2. The modification is not a major modification Response: As demonstrated in the narrative above, the proposed site and building modifications are not considered to be a major modification according to the criteria listed in TDC 18.360.050. This finding is met. H:\PROJECrS\208047800\WP\LTR\090422-Minor Modification Request.doc City of Tigard Triangle Pointe Project Number 2080478.00 April 22,2009 Page 5 CONCLUSION As demonstrated in the narrative above and on the attached modified site development plans, this minor modification meets all applicable criteria as stated in TDC 18.360.060.Please feel free to contact me with any questions. Sincerely, L4. Rhys Konrad,Planner,LEED AP Associate Attachments: Sheet C2.0—Overall Site Plan Sheet L2.0—Existing Landscape Plan Sheet A2.5—Overall Fourth Floor Proposed Plan Sheet A3.1 —Existing Exterior Elevations Sheet A3.2—Existing Exterior Elevations Prior Land Use Decisions V-13-80 and SDR 22-77 c: Kendra Howell—Deacon Development H:\PROJECCS\208047800\WP\LTR\090422-Minor Modification Requestdoc 'J r 1 • a . ./ sri. C:`! • TlGARD CITY OF TIGARD ,S'; 'f�.r P. O. Box 23557 % 12420 S. W. Main i.4' ,u Tigard, Oregon 97223 0/- `�j v; September 7, 1977 : Mike Oberhofer P.O. Box 23503 Portland, Oregon 97223 Re: SDR 22-77 Dear Mr. Oberhofer: Please be advised that on September 6, 1977 your request for site plan review of expanded parking facilities at 13333 S.W. 68th Park- way was approved subject to the following conditions: 1. The landscape islands for the trees outlined in 2(a) (15 inch caliper apple tree on the east side; 8 inch caliper Noble fir on the east side; 14 inch caliper oak tree on the north end; and 30 inch caliper Deodar cedar on the south end) be increased by deleting car spaces or a letter be received from the project landscape architect stating that this is not necessary for the: : preservation. 2. Specifications for the protection of existing trees during con- struction be submitted prior to issuance of a grading permit . 3. A professional tree surgeon be consulted for the necessary branch and root pruning. 4. An irrigation plan be submitted prior to issuance of a grading permit . 5. All compact car spaces be designated for that use only. If we can be of further assistance, please do not hesitate to con- tact this office . Sincerely, 7 — / /.. -,- -</- 'GL�{�cc'ECli Nancy Edwa rds Community Design Planner NE/jh Enclosure Note : The following acknowledgment must be received by the City of Tieird within fourteen (14) days of your receipt of this let- ter. Failure to returr this acknowledgment may result in I I a 1 CITY OF WARD WASHINGTON COUNTY,OREGON November 4, 1980 Glenn E. Chilcote & Assoc. 910 Fourth Street Lake Oswego, Oregon 97034 REFERENCE: VARIANCE, V 13-80 (Farmers Insurance) L0 tTION: 13333 SW 68th Parkway Dear Mr. Chilcote: Please be advised that the Tigard Planning Commission at their regular meeting of October 28, 1980, approved your request for a variance in minimum street width requirement. This approval is subject to the following conditions: 1. "No Parking" signs should be posted on both sides of SW 70t''. 2. The proposed plans shall be reviewed and approved by the Fire Marshall. 3. A four (4) foot sidewalk shall be constructed on the east side of the street. If, at the expiration of one year from the date of approval of the variance, construction of the structure or initiation of the use giving rise to li the need for the variance has not begun, the eights given by the variance approval shall terminate without further action by the City, the Planning Commission, or the City Council. If we can be c`_ any further assistance, please do not hesitate to contact this office at 639-4171. Sincere' ti Aldie Howard Planning Director AH/ps NOTE: This acknowledgement must be signed and returned to the City of Tigard, Planning Department. Failure to return this acknowledgement will result in no further action on this project: with regards to issuance of Building Permits or engineering approval.8,4r, . Ake„6,,-141.4,, li-10 -60 �_Si ature (53,86isCvlik4D4 t eP.O. BOX 23397 it yf:,ucEGS01V 97773D 4639-4171 Transmittals for 2080478.00: Gary Pagenstecher at City of Tigard, Kendra Howell at SD Deacon Corp of 0... Page 1 of 4 G R O U P I MACKE NZI E 1515 SE Water Ave.Suite 100• Portland OR 97214 IEJEPO Box 14310 • Portland OR 97293 TEL:503.224.9560• NET:GRPMACK.COM • FAX:503.228.1285 APR 2 3 2009 CITY OF TIGARD PLANNIMENGINEERING Letter of Transmittal 39684-1 Date: April 22,2009 Project Number: 2080478.00 To: City of Tigard 13125 SW Hall Blvd Tigard, OR 97223-8199 Attention: Gary Pagenstecher Project Name: Deacon Development-Triangle Pointe Building Enclosed: Quantity Medium Description Comment 1 Original Application Form For your use 1 Black and Property Deed For your use White Photocopy 3 Bond Full Site and Building Modification Plans For your review 1 Black and 8.5" x 11" Site and Building Modification Plans For your review White Photocopy 3 Black and Narratives For your review White Photocopy 1 Original Check for$574.00 Remarks: Signed: Rhys Konrad Transmitted Employee Delivery(RK) Via: If enclosures are not as noted, kindly notify us at once. http://www.grpmackweb.com/gm/transmittal/preview_transmittal.php?admin=l&transmittalSetld=39684&d... 4/22/2009 I I i#; g' fyg it: }g Y .8 • 1 t.. ;11111 Y '1 ,\� ' 1 5 C. OMOrIf •1k:' tµ wo.., rarrre BUISHO :`. •J �' moo aw.vu+e BT J �r ,ouo,on oma • r •// 3 1 i i 11 N.,... '/1, i . - 0 PP---,at 'rte /1t;e -� O 4�p / � • i1 0.O. O O t Vte: �` y�1) i •e SCE � :. i L- 0 , ♦ , , , i. • r ■ gth. It LEGEND BITE PARCINO DATA KEYNOTES s'f7!?A� " O "– 1.N-•--=--p-- OVERALL .15.40 PPOPCSED I MONO l-MONCAI.G.10 Of IMPLANT. '�f r r I .. Y�.,.T — ----- T,,,,TN.P..I.G.E, EMI ,., ..Toy r� /�/ m /. ` Oft PROM. tAVgSiC SllIEwNx _ -�f 'I r O..m.DSI�n� • . . TARN •»» LL f.�V ..,=C_ (�t /p- \S- WOE.. . M REPOT I ,_1 Torn r.VAT.TO..-sTTwm STS .,r»....o..«rrT 0 1 .mm "`'' Torn nus+PM..v.ors w: - Y� ‘,..-.• MINN n a. TT s"m m D SITE LANDSCAPE DATA .P.. SP NCI TO.u. RECEIVED .�.. MT ;oral"To X TOTAL TOTAL �„ APR 2 3 2009 C2.0 NOTES : V : CITY OF TIGARD DESIGN RENEW SUBMITTAL-4/22/20090.- PLANAIlt.+GPENGINEERING 6002/dL/b-1v.wrie 1S Akan maS3O -,.,.._ Xt",sW.aEr,at,,, ' 0011b010L„ \.- o7 Z 7 4'°°'a+.. _ a+.4 armo m 0 ar III, o s CANON _ tt r .,..; © © \-� _ _ 1 van 31•011001011181:1116 on a�ioa na u mo i( a' T"�•�' 'kir;tt';i F \\ tR-v Irmo�.u LW a .�..MI6 !! y;. y ` / \ - :AW tea; ' O ` . i O , \ ——� �a]LLVDHaai OMafN®oaow do van •f Q 5;::.*:.• ;i '..... _.0 \ \•\r y, ,..\ 0 IMAAMO IMAM,4000..ME= ,M011 0,..10,VlSrarealyl SOW. t, ._.f I. I .....a 1 / j s O .s. 1 '"' —i I I rO e ' i r i , rr/�I/ •O affla I `\Cy s. ss .::.O,WI: 41111- --] j s�� 4� ) • /-rte �\'` „„,,,,,o........;.;._: ._ _ _ , ®i°""Z' 1 OP III •1' - — r • pil rte.'' yam' 0 1 \ / „NN•10(0030 .1 w . PM i!i Pr . 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I, �i ,%`L`� _ a 8 gg .,* , �C� -g-\ l / ♦ aim 4� �, `r , ter,, 1:\,, fly I 4-1 . . 4004*/, ■:,,, 'i / \ „--- . 1 ier. - \ , _______. 1- -\r„...)-;\ . , ,- _____.--- 1111/1312 ratite B ULING n ao aw.VMS Alt..." \ \\414/1, /4>-* • .LA . o os ra.awr. �i `•*. •� • ' I'0' Q I ` r 1 Q LEGEND a"°R GENERAL NOTES m.sn..cno. mm.ouia,u MC ayswuc.:N.-a w .wy. wc _o .c x,�wY. 111 -— L . - KEYNOTES � :- © — ' NW use E-mar . -1;1".. © c 1 .��A I'n>"♦,. MUM lLOM FROMM PLAN :WW: W7 ' MtM ..,NIE MM all_ sMIM a III' r K YAAAP �..:a. © ■rIIII 1111_ ■VIII III II. NUT .......o...,n _IIIIIIIIIIII M,b fr-r L A2.5 4 0 4 04 OVEFIALL FOURTH FLOOR PROPOSED PLAN ""*201104711.00 tA'.r-Y . DESIGN REVIEW SUBMITTAL-4/22/2009 — ..- + ; — 1:i-diFO. - I I ;?! ii ___ _______. In ....,,, • e.,,, ol tF, - iff . q oomLx94 o ill ' I 11: _ —, — — - , il --- , ----- . Li , : slq li . I '± , 1- ' " Ill 1 ,. 1 INN OINKAININT 1- I- • l' 11 d , i , 1 i 1 : kft LI __;.1 I I I li, I-1 i =,_____ — ------: ..-_ 1= 1 li ' 1 _ _ w* "4114!i li F-1 1-1 ill iF\ - Ill _ .. 1 ! • 1 .' . I 1 i ii_ Ill . . _ ■■■•• 111 1 L 1 tTip . 1 ird9.20RWMAirbe ill 2.4..4, .:1S.ftli —.1 7 111 r ii 'I : ,, 1 11E111 _ Fii 1 1 i , ' ! -1 ,....., TFUNCLE PONTE --t- I ii 10 ' , ■ 1 Hi'Li_ ',1 1j - 1- _ ., U. 1 '1 1 ' 11 --7,,V0 EILLON3 -___:____._,1471-1r=ieFz,=_._____._.____________________t'-•,.s,....... IIIII 9700 BM VAP103 ST TIGARD OR 97223 I IT? e EXISTING NORTH ELEVATION .111 1 r'' II II MaT'011+ I ....' li IM i 1 i 1 1 i ..,,,,„„,■--"----&-".-----■"" I , -1A IT I l'f9' ' ilH II" i -VIVI+ e..yr......... 1 1 , i 1H 1 1 Ili ki : I ..ji ,: .! - .; - + ... . 1 =1 1 --- - --- - .1 7 . t i 1 '-' - I 1 ' 1 1 - 1 - - id ,_ , i - 1 ' 1 . L 1 1 1 li ii I 1 -_ , .-_. li _ I:j_ i_t !::._ i 1:,.. ■ EXTERIOR lir I I L I, i L 1, i li i h Ti7 171 1-1- , . , _,_ ELEVATIONS 0 V ()EXISTING SOUTH ELEVATION ....11,11. 0.11:19.la sal KEYNOTES A3.1 DESIGN REVIEW SUBMFTAL-4/22/2000 ... f #IIg .. 46 -o c�" / O IF f a :S S hit Fq ` i � �s iilEIEII ' . 1EL -/ __ L — a � II I I f � ) — — 1 il — — — i — . - I -- Ili liwill = ELLCNO e70o ew.v .ef. iUa�■�umfMn∎UiIR uuiUiHiIUIi tifilI , a OM �.ir t-- i.!• IAA 1111/11_, Flu,, L 1 i `- -- - i - - r i i L J J I EXISTING EAST ELEVATION 11 1 -a —a IN O { , ' 1 1 r r r 1 _ _ ... .._ ' _ . L1 � _� ._ I_ � - - -- n a m4 i 11 _ _— _ _ ._ -. — _t m ' -- - - EXTERIOR -1 ELEVATIONS I r i. _- - -----_ L .i —rILIPP-F+ z EXISTING WEST ELEVATION 04.°""" KEYNOTES , PE,,,,IOUQ COa..PLANS A3.2 --20900100 . DESIGN REVIEW SUBMITTAL-4/22/2009 Triangle Pointe Completeness Item Met Not Met N/A Comments 18.620.070: X* *This was not addressed in the narrative. Landscaping and The L-1 standards are applicable to Screening screening the parking lot from Highways 217 and 5. The L-1 trees need to meet the species and spacing requirements on page 18 of the Tigard Triangle Design Guidelines. Therefore,trees 29-38 and 41-43 should be removed and replaced with Zelkova. Additional Zelkova should continue north adjacent to Highway 5 and west along Highway 21 to screen the parking lots. If slight encroachment into the ODOT right-of way is required in some locations, permission from ODOT will be necessary. I am in contact with ODOT to assist the applicant in gaining permission. L-2 landscaping will be required for the remainder of the parking area in order to provide a canopy effect over the parking lot. Page 18 of the Tigard Triangle Design Guidelines specifies that trees are to be distributed evenly with one tree for every 7 parking spaces. Please have the applicant provide for evenly spaced trees that shade the parking lot. 18.745.020: X* *Not addressed in narrative. Applicability 18.745.030: X* *Not addressed in narrative. General Provisions 18.745.040: X* *Not addressed in narrative. Street Trees 18.745.050: X* *See comments above in 18.620.070. Buffering and Screening 18.745.060: X* *Not addressed in narrative. Re-vegetation 18.790.030: X* * A tree plan has not been provided. Tree Plan Requirement 18.790.050: X This requirement does not appear to be Todd Prager City Arborist April 28,2009 Gary Pagenstecher From: Gary Pagenstecher Sent: Friday, May 08, 2009 3:34 PM To: 'Rhys Konrad'; Kendra Howell Cc: Dick Bewersdorff Subject: RE: Triangle Pointe Minor Mod Status Rhys, As we discussed this afternoon, it appears that the threshold for a minor modification has been exceeded as shown in the draft finding below regarding expected vehicles per day with the proposed penthouse addition. An SDR would be required if you wish to keep the addition in the proposed development, or a traffic study showing the impacts would be less than 100 vpd. Please notify the City how you would like to proceed, either with a letter amendment to your application or submittal of additional information that meets the criteria for a minor modification. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. Based on the Washington County Transportation Impact Fee Manual,the proposed 6,700 square foot addition would generate approximately 111 trips per day (6,700 square feet x 16.7 trips/1,000 square feet for the proposed office use). An increase in vehicular traffic as a result of the modification would be expected to exceed 100 vehicles per day. In addition, I would appreciate your review and sense of the parking lot landscaping and screening issues we discussed as to the extent along Hwy 217 and 1-5 to form a high quality landscape design suitable for the high-profile location. Thank you, Gary Gary Pagenstecher, AICP Associate Planner City of Tigard Community Development 13125 SW Hall Blvd. Tigard OR 97223 503-718-2434 garyp@tigard-or.gov From: Rhys Konrad [mailto:RKonrad©grpmack.com] Sent: Thursday, May 07, 2009 2:37 PM To: Gary Pagenstecher Cc: Kendra Howell Subject: Triangle Pointe Minor Mod Status Hi Gary, Just seeing if you had the decision ready on the Triangle Point minor modification request available'? If possible can you please email me a copy of the decision if possible? Thanks and let me know if you have any questions. Rhys 1 GROUP MACKENZIE RiverEast Center 11515 SE Water Avenue, Suite 1001 Portland, OR 97214 P.O. Box 143101 Portland, OR 97293 T' 503.224.9560 1 F' 503.228.1285 I www.groupmackenzie.com 1 vCard PORTLAND, OREGON 1 SEATTLE, WASHINGTON 1 VANCOUVER, WASHINGTON `'` Please consider the environment before printing this email. Thank you. This email is confidential.may be legally privileged, and is intended solely for the addressee. If you are not the intended recipient,access is prohibited. As email can be altered, its integrity is not guaranteed. 2 DEACON DEVELOPMENT GROUP May 11, 2009 Gary Pagenstecher, AICP Associate Planner City of Tigard Community Development 13125 SW Hall Blvd. Tigard OR 97223 Via email: garyp @tigard-or.gov RE: 13333 SW 68th Parkway Minor Modification Plan Approval Gary, Please use this letter as response to your email to Rhys Konrad with Group Mackenzie dated May 9, 2009 regarding our minor modification application for 13333 SW 68`h Parkway. Your first concern was that our proposed penthouse expansion would exceed the 100 tpd threshold. The drawings show the modified area being 6,700 S F. This also includes the area of the existing building that is to be demolished and replaced with the expansion, called "southern wing on the plans, (2384 SF). Therefore the net increase of the penthouse expansion is 4,316 SF. The Trips Per Day Calculation would be: 4,316 square feet x 16.7 trips/1,000 square feet =72 trips, which is under the 100 tpd threshold. Your second concern was to provide a high quality landscape design at the corner of I-5 and 217 suitable for the high-profile location. We also feel that this corner is high-profile. In fact, we met with the Mayor Craig Dirksen on April 16,2009; one o f the topics was how we could partner with the City on a "Welcome to Tigard" type of sign at that very intersection. He mentioned that the Public Works department has started conceptually working on the same type of signage. We have contacted Dennis Koellermeier regarding this work and have already begun preliminary discussions. We consider this work a partnership with the City of Tigard so don't want it to be a condition of approval, as it is something we want to do as a good partner in the community, not a requirement. In order to give us time to complete the plan with Public Works, I suggest that we either (a) create an agreement with Public works for a signage plan for the area or (b) provide minimum screening standards for that corner, prior to any Certificate of Occupancy. I appreciate your thorough review of our project. We are excited to begin this project in the City of Tigard. We consider our building not only to be the gateway to Tigard, but to the Portland Metro area. We hope our planned renovations will reinforce this concept. We are ready to submit for building permit as soon as we have an acceptable staff review to the minor modification application. Please let me know if you need any further clarification or information regarding our project. Thank you, Irate„dee, Kendra Howell Development Manager Cc: Bob Thompson, GM Rhys Konrad, GM Scott Moore, GM Pete Snook, DDG Steve Deacon, DDG Doug Barbero, DDG Page 2 of 2