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MMD2006-00004 H.LIS X30 dOIU NOI,LNNOQ HDf1O�IHI H TIIiW0000 TOOOO 9003UVllt'J June 1, 2006 Goodwill Industries of the Columbia Willamette CITY OF TIGARD 1943 SE 6th Ave Portland,OR 97214 OREGON RE: Goodwill Industries Minor Modification MMD2006-00004 Dear Mr.Friedrick This letter is in response to your request for a Minor Modification M 2006-00004) at 11540 SW Pacific Highway,WCTM 1S136DA, Tax Lot 800. You have requested to modify'thhe use of the site, from an auto care business to a drive-through donation drop-off site. The proposed use is permitted in a GG (General Commercial) zone. The applicant proposes to repaint the existing building and make other non-structural aesthetic changes for branding purposes. The submitted site plan reflects the current and proposed conditions. 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 proposal does not involve residential development. 2. A change in the ratio or number of different types of dwelling units. The proposal does not involve residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The donation drop-off center is similar to a "personal services" business,which is required to provide 2.5 spaces per 1,000 square feet of building space or 8 spaces for the 3,000 square foot building. The existing building provides 15 spaces. In addition,customers will come to the site primarily to drop off donations and not park. Therefore, no need for additional parking is required. However, the applicant is required to provide at least two bicycle parking spaces in accordance with Section 18.765.050 of the Code. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The site was previously used by an auto care business. The proposed use of the site is for a drive-through donation drop-off ysite. The new use will not require a change in commercial or structure because it is a less intense use. 5. An increase in the height of the building(s) by more than 20 percent. The applicant has not proposed to increase the height of the building. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The proposal does not include changes to the access points, driveway aisles, or location of parking. 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 expects an average of 40 donors per day. Therefore, any increase in vehicular traffic would not exceed 100 vehicles per day. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 -- • 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 proposed modification does not include an increase in floor area. 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. The proposal does not include reduction in any areas reserved for common open space and/or usable open space. 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 proposal does not include changes to existing landscaping. 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. There have not been any previous conditions of approval for the use of this site. THIS REQUEST HAS BEEN APPROVED BY THE PLANNING DEPARTMENT SUBJECT TO THE FOLLOWING LIMITATIONS. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUILDING PERMIT APPLICATION. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE AND/OR BUILDING PERMITS: The applicant shall address the requested materials to the CURRENT PLANNING DIVISION, ATTN:-EEMILY ENG, Tigard City Hall, 13125 SW Hall Blvd,Tigard,OR 97223. 1. The applicant shall obtain a sign permit for the proposed wall sign on the NW side of the building and any other additional signs in addition to the existing signs. -Wall signs shall not exceed square footage more than 15% of the wall and shall be in accordance with Section 18.780 of the Code. Only 1 free-standing sign is permitted,not to exceed 70 square feet per face. 2. The applicant is required to provide 2 bicycle parking spaces in accordance with Section 18.765.050 of the Code. This request is determined to be a minor modification to an approved site development plan. The Director's designee has determined that the pro posed minor modification of this existing plan will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions,please feel free to call me at (503) 718-2712 or stop by the Planning office at City Hall, 13125 SW Hall Blvd,Tigard,OR 97223. Sincerely, Emily Assistant lanner Page 2 of 2 f ti v CITY of TIGARD W . i 1112 GEOGRAPHIC INFORMATION SYSTEM_____ :,..r.. Q Z ST Si VICINITY MAP. 111111111 LIU MM D2006-00004 I- a GOODWILL DRIVE-TI-MU sT DONATION CENTER W L a P z ��`` �� is,L; . ze„."/ y �J Nti CC) I AfT a J . . m Tigard Area Map y N • 0 100 200 300 400 Feet re 311 feet TIGARD InfOrmatlon on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97^^" (503)639-, • httpWwww.ci.tg . Plot date:Jun 1,2006;C:lmagicWIAGIC03.APR Community Development • p� CITY OF TIGA . . pproved t tonally Approved. For only the work as described in PERMIT NO. O See Letter to: Follow Attach 9 Job A,dfiress: By: QatR-S/rol2_o06 1 h I `L -4 o 4 3 J 4 Ooci 1.1' 1 1 " F- - I — . I u ~ 0 o li J � ^ ¢�( f-_.__._._______________ 17771-p7.- �yyD,� tl�'' 1_ w y to SS W .r V- - J o� �� oo >, o� Jq v� yWNOO o n 1 S136 DA-00800 HIGH HAT RESTAURANTS INC 11530 SW PACIFIC HWY TIGARD,OR 97223 , AFFIDAVIT OF MAILING I,Patricia L. Lunsford, being first du��lyysworn/affirm,on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County,Oregon and that I served the following: Chwk B0,44 B © NOTICE OF DECISION FOR MMD2006-00004/GOODWILL DRIVE-THROUGH DONATION DROP-OFF SITE (}�No/Nurse Reference) AMENDEDNOTICE 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 June 1,2006,and deposited in the United States Mail on June 1,2006,postage prepaid. (Person that Pre'•• : Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the !24 day of C)C 6-9A/ ,2006. NOT Y PUBLIC la OREGON My Commission Expires:9.u : IT A June 1, 20.06 (2/(11Mibi „\ Goodwill.Industries of the Columbia Willamette CITY OF TIGARD 1943 SE 6th Ave Portland,OR 97214 OREGON RE: Goodwill Industries Minor Modification MMD2006-00004 Dear Mr.Friedrick This letter is in response to your request for a Minor Modification M 2006-00004) at 11540 SW Pacific Highway,WCTM 1S136DA, Tax Lot 800. You have requested to modilythe use of the site, from an auto care business to a drive-through donation drop-off site. The proposed use is permitted in a GG (General Commercial) zone. The applicant proposes to repaint the existing building and make other non-structural aesthetic changes for branding purposes. The submitted site plan reflects the current and proposed conditions. 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 proposal does not involve residential development. 2. A change in the ratio or number of different types of dwelling units. The proposal does not involve residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The donation drop-off center is similar to a "personal services" business,which is required to provide 2.5 spaces per 1,000 square feet of building space or 8 spaces for the 3,000 square foot building. The existing building provides 15 spaces. In addition,customers will come to the site primarily to drop off donations and not park. Therefore, no need for additional parking is required. However, the applicant is required to provide at least two bicycle parking spaces in accordance with Section 18.765.050 of the Code. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The site was previously used by an auto care business. The proposed use of the site is for a drive-through donation drop-off ysite. The new use will not require a change in commercial or structure because it is a less intense use. 5. An increase in the height of the building(s) by more than 20 percent. The applicant has not proposed to increase the height of the building. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The proposal does not include changes to the access points, driveway aisles, or location of parking. 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 expects an average of 40 donors per day. Therefore, any increase in vehicular traffic would not exceed 100 vehicles per day. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Par 1 of 2 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 proposed modification does not include an increase in floor area. 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. The proposal does not include reduction in any areas reserved for common open space and/or usable open space. 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 proposal does not include changes to existing landscaping. 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. There have not been any previous conditions of approval for the use of this site. THIS REQUEST HAS BEEN APPROVED BY THE PLANNING DEPARTMENT SUBJECT TO THE FOLLOWING LIMITATIONS. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUILDING PERMIT APPLICATION. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE AND/OR BUILDING PERMITS: The applicant shall address the requested materials to the CURRENT PLANNING DIVISION, ATTN:EMILY ENG,Tigard City Hall, 13125 SW Hall Blvd,Tigard,OR 97223. 1. The applicant shall obtain a sign permit for the proposed wall sign on the NW side of the building and any other additional signs m addition to the existu , signs. Wall signs shall not exceed square footage more than 15% of the wall and shall be in accordance with Section 18.780 of the Code. Only 1 free-standing sign is permitted,not to exceed 70 square feet per face. 2. The applicant is required to provide 2 bicycle parking spaces in accordance with Section 18.765.050 of This request is determined to be a minor modification to an approved site development plan. The Director's designee has determined that the proposed minor modification of this existing plan will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any tions,please feel free to call me at (503) 718-2712 or stop by the Planning office at CityHall, 13125 SW Hall Blvd,Tigard,OR 97223. Sincerely, Emily Assistant lamer Page 2 of 2 a � 51 - CITY of TIGARD _ 1.0 ^- Q / GEOGRAPHIC INFORMATION SYSTEM ST ST VICINITY MAP MMD2006-00004 GOODWILL c: ST RIIIP° ..• T---------- DRIVE-THRU . DONATION - .".....;.. UJ ‘ cf0 . ,..::: • CENTER . / .,44%..%,. \ . • .• '' 1111041111.-41 1 ' Md . , 41,11rWtil:. ;.: D / m L0: Tigard Area Map • • N I �.I 0 100 200 300 400 Fs4;.,' f! 1'= 11 feet It e o 1'CGAR13 Information on this map is for general location only and //// should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 hfip://www.citigardocus Plot date:Jun 1,2006;C:Imagic\MAGIC03.APR Community Development CITY OFT.... i tonally Approved For only the work as described it PERMIT NO. See Letter to: Follow _._. Attach _-- 4 Job Ad ;lg.:. 6y: DatR-SAo/ o NA L ��r' 4 ! ! a 0 u> ' I z , 3h4f I aire--9,"--s,i _ Or fit 2 ‘,;t,, spot) 5 -r-r-- '-- ;es% 'Zi.'r- o Oa i 0 y�N � ao \ n EXHIBIT6 Goodwill Industries of the Columbia Willamette MMD2006-00004 1943 SE 6th Avenue GOODWILL DRIVE-THROUGH DONATION Portland, OR 97214 DROP-OFF SITE High Hat Restaurants Inc. 11530 SW Pacific Hwy. Tigard, OR 97223 ivIINOR MODIFICM fIOIMECEIVED pj,A TYPE I APPLICATION MAY 04 2006 CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 irur IGARD GENERAL INFORMATION fat AMPRI ;/Ft►'!=111tFFRIIVC- PropertyAddress/Location(s): iiSy0 S.W. IWIFUL NwY so. TIG-A-iD OF? Tax Map&Tax Lot#(s): 1 513 6 D ADD goo l R.1-1616Y0 FOR STAFF USE ONLY Site Size: .5$ f1 e. / x( 3 yo' x 330 ') Case No.(s):jut b Wto'0000 • Applicant*: GooOwlt.t. InOtisraleJ pF VW a 1 Mu-. Other CaseNo.(s): Address: V t{ 3 5.e. 6' Vb Receipt No.: ,-0V:1,2 / City/State: flO /vD y l2. Zip: 7 2-11-1 Application Accepted By: .T- 14 ( Primary Contact: TO#-/' i t€7)IQ it.(L Sic) (p,& Date: Phone: go _233 -`S$cl Fax: 5b3 -2.33 -6Seig Property Owner/Deed Holder(s)*: (Attach list if more than one) Date Determined Complete: 144--1411-1" ING. / 1VLELVt/1/ I.OVIL Rev.7/1/05 i:\curpin\masters\revised\minormod.mst Address: 11510 5w /*Cif IL. Hwy Phone: c03-21‘ -yoc.T City/State: 1-16-A-1 -I oi o i Zip: '17 2.23 • When the owner and the applicant are different people, the applicant must REQUIRED SUBMITTAL ELEMENTS be the purchaser of record or a lessee in possession with written (Note: applications will not be accepted authorization from the owner or an agent of the owner. The owner(s) must without the required submittal elements) sign this application in the space provided on the back of this form or submit a written authorization with this application. Application Form PROPOSAL SUMMARY 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 Title Transfer Instrument or Deed must first find that the expansion does not invoke one or more of the 11 ( 1 Cot$4.) criteria discussed within Section 18.360.050(B) of the Tigard Development Site Development Plan (3 copies) Code. If the modification exceeds the maximum allowed under any one or more of the following criteria,a Major Modification review is required. rA Site/Plot Plan (reduced 8�/2"x 11') Major Modifications are processed in the same manner as a new Site Development Review. In a separate letter, please address the criteria below l-'r Applicant's Statement(3 copies) contained in Section 18.360.050(B) including a detailed response to each (Addressing Criteria Under Section 18.360.050(B) criteria. Filing Fee $545.00 1. An Increase in dwelling unit density or lot coverage for residential development. 2. A change in the ratio or number of different types of dwelling units. Jurisdiction: City ❑ Urb 3. A change that requires additional on-site parking in accordance with Chapter 18.765. In addition, the Director must find that the 4. A change in the type of commercial or industrial structures as defined by the proposed change complies with the underlying Uniform Building Code. standards of the applicable zoning district. To 5. An increase in the height of the building(s)by more than 20%. complete this review, the Applicant's proposal 6. A change in the type and location of accessways and parking areas where off-site must include a discussion indicating how the traffic would be affected. site expansion will continue to comply with the 7. An increase in vehicular traffic to and from the site and increase can be expected minimum setback, building height, parking to exceed 100 vehicles per day. land landscaping standards. Other applicable 8. An increase in the floor area proposed for a non-residential use by more than 10% requirements such as minimum Clear Vision excluding expansions under 5,000 square feet. 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 space that reduces the open space area below the minimum required by this code the building expansion is proposed to be or reduces the open space area by more than ten percent. constructed on 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. t vyDATED this day of i , 206 Owner's Signature Owner's Signature Owner's Sign tur Owner's Signature 3-A+4 r cowry n CITY OF TIGARD 5/9/2006 :I • 13125 SW Hall Blvd. 12:11:49PM Tigard,Oregon 97223 JIG \r i (503)639-4171 • Receipt #: 27200600000000002114 Date: 05/09/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MMD2006-00004 [LANDUS]Minor Modification 100-0000-438000 475.00 MMD2006-00004 [LRPF]LR Planning Surcharge 100-0000-438050 70.00 Line Item Total: $545.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Anunmt l'aid Check GOODWILL INDUSTRIES ST 90269 In Person 545.00 Payment Total: $545.00 cReceipt.rpt Page 1 of I •• • LEASE 2 3 4 5 DATED: , 2006. 6 BETWEEN: Hi-Hat,Inc., Landlord 7 AND: Goodwill Industries of the Columbia Willamette,Inc.,Tenant 8 9 Tenant wishes to lease from Landlord the following property,hereinafter referred to as"the Premises": 10 11 Approximately 3,000 square feet of space located at 11540 SW Pacific Highway, Tigard, Oregon, plus exclusive 12 use of the outside fenced in area and paved parking area consisting of approximately 12,000 square feet, starting 13 from the north end of the property along Pacific Highway,running south along the bay doors of the building,to the 14 southern end of the property. Total square footage allotted to Tenant for its exclusive use, including the building, 15 is 15,000 square feet. 16 17 If the Premises consist of a portion but not all of a building, the building housing the Premises is 18 hereinafter referred to as"the Building." 19 20 Landlord leases the Premises to Tenant for a term of Three Years ( 3 ) , plus one two -year option to 21 renew, commencing May 1, 2006 , and continuing through June 30, 2009, at a base rent of Two Thousand Eight 22 Hundred Dollars ( $2,800.00 ) per month for the first term, with an increase of six percent (6%) for the renewal 23 term if said option is exercised. Tenants option may not be exercised prior to 180 says before the expiration of the 24 initial term or later than 120 days prior to the expiration of the initial term. 25 26 Rent for the first month of the lease term has been paid upon execution of the lease. All rent, including 27 base rent together with the charges, taxes and expenses to be paid to Landlord specified in paragraphs 3 and 4 of 28 this lease, is payable in advance on the first day of each calendar month. If Landlord consents,Tenant may occupy 29 the Premises prior to such commencement date on a rent-free basis and upon compliance with all terms of the 30 Lease. 31 32 Tenant shall have a right to possession of the Premises on May 1, 2006, in order to improve or remodel 33 the premises. Landlord may allow Tenant possession earlier than May 1, 2006, if Tenant has completed its Due 34 Diligence requirements. Rent for the period between Tenant's possession date and the Commencement date herein 35 shall be paid on a prorated basis and shall not affect the terms of this lease. Upon possession,the month to month 36 Placement Agreement currently in effect between Landlord and Tenant shall be immediately cancelled with no 37 further obligation for payment of rent pursuant to the agreement. Landlord shall have no liability for delays in 38 delivery of possession, and neither party shall have the right to terminate except as follows: Either party may 39 cancel this lease without liability if permission to construct, use, furnish necessary utilities to the Premises is 40 denied or revoked by any governmental agency or public utility with such authority. 41 42 This lease is subject to the following additional terms to which the parties agree: 43 44 1. Use of the Premises. 45 46 (a) Tenant shall use the Premises for the purposes of conducting the following business: 47 Goodwill Attended Donation Site and any other lawful purpose, so long as the Premises is not used for the 48 generation, storage, use, sale, treatment, release or disposal of any Hazardous Substance as further described in 49 Paragraph 19 of this lease. 1 2 If such use is prevented by law or governmental regulation, Tenant may use the Premises for 3 other reasonable uses. 4 5 (b) In connection with its use, Tenant shall at its expense comply with all applicable laws, 6 ordinances,and regulations of any public authority, including those requiring alteration of the Premises because of 7 Tenant's specific use; shall create no nuisance nor allow any objectionable liquid, odor, or noise to be emitted from 8 the Premises; shall store no gasoline or other highly combustible materials on the Premises which would violate 9 any applicable fire code or regulation nor conduct any operation that will increase Landlord's fire insurance rates 10 for the Premises;and shall not overload the floors or electrical circuits of the Premises. 11 12 (c) Tenant may erect a sign stating its name and business, after first securing Landlord's 13 approval,which shall not unreasonably be withheld. 14 15 (d) Tenant is authorized to paint the exterior of the building consistent with its current 16 branding. Tenant shall make no other alterations, additions, or improvements to the Premises without Landlord's 17 prior written consent and without a valid building permit issued by the appropriate governmental agency. Upon 18 termination of this lease, any such alterations, additions, or improvements (including, without limitation, all 19 electrical, lighting, plumbing, heating and air conditioning equipment, doors, windows, partitions, drapery, 20 carpeting, shelving,counters,and physically attached fixtures)shall at once become part of the realty and belong to 21 Landlord unless the terms of the applicable consent provide otherwise, or Landlord requests that part of all of the 22 additions, alterations, or improvements be removed. In such case, Tenant shall at its sole cost and expense 23 promptly remove the specified additions, alterations, or improvements and repair and restore the Premises to its 24 original condition. 25 26 2. Security Deposit. 27 28 (a) Tenant has deposited with Landlord the sum of$2,000.00 hereinafter referred to as"the 29 Security Deposit,"to secure the faithful performance by Tenant of each term,covenant,and condition of this lease. 30 31 3. Utility Charges;Maintenance. 32 33 (a) Tenant shall pay when due all charges for electricity, natural gas, water, garbage 34 collection,janitorial service, sewer, and all other utilities of any kind furnished to the Premises during the lease 35 term. If charges are not separately metered or stated, Landlord shall apportion the utility charges on an equitable 36 basis. Landlord shall have no liability resulting from any interruption of utility services caused by fire or other 37 casualty, strike, riot, vandalism, the making of necessary repairs or improvements, or any other cause beyond the 38 Landlord's reasonable control. Tenant shall control the temperature in the Premises to prevent freezing of any 39 sprinlder system. 40 41 (b) Landlord shall repair and maintain the roof (including snow removal), gutters, 42 downspouts, exterior walls,building structure, foundation, exterior paved areas,and curbs of the Premises in good 43 condition. Except for such obligations of Landlord,Tenant shall keep the Premises neatly maintained and in good 44 order and repair. Tenant's responsibilities shall include maintenance and repair of the interior electrical system, 45 interior plumbing, drainpipes to sewers to the Building perimeter, air conditioning and heating systems, overhead 46 and personnel doors, and the replacement of all broken or cracked glass with glass of the same quality. Tenant 47 shall refrain from any discharge that will damage the septic tank or sewers serving the Premises. 48 49 (c) If the Premises have a separate entrance, Tenant shall keep the sidewalks abutting the so Premises or the separate entrance free and clear of snow,ice,debris,and obstructions of every kind. 51 52 4. Taxes,Assessments,and Operating Expenses. 53 (a) In conjunction with monthly rent payments, Tenant shall each month pay a sum 2 representing Tenant's proportionate share of real property taxes and operating expenses for the Premises. Such 3 amount shall annually be estimated by Landlord in good faith to reflect actual or anticipated costs. Upon 4 termination of this lease or at periodic intervals during the term hereof,Landlord shall compute its actual costs for 5 such expenses during such period. Any overpayment by Tenant shall be credited to Tenant, and any deficiency 6 shall be paid by Tenant within sixty(60)days after receipt of Landlord's statement. Landlord's records of expenses 7 for taxes and operating expenses may be inspected by Tenant at reasonable times and intervals. s 9 (b) Tenant's proportionate share of real property taxes shall mean that percentage of the to total assessment affecting the Premises which is the same as the percentage which the rentable area of the Premises 11 bears to the total rentable area of all buildings covered by the tax statement. Tenant's proportionate share of 12 operating expenses for the Building shall be computed by dividing the rentable area of the Premises by the total 13 rentable area of the Building. If in Landlord's reasonable judgment either of these methods of allocation results in 14 an inappropriate allocation to Tenant, Landlord shall select some other reasonable method of determining Tenant's 15 proportionate share. 16 17 (c) Real property taxes charged to Tenant hereunder shall include all general real property 1 s taxes assessed against the Premises or payable during the lease term, installment payments on Bancrofted special 19 assessments, and any rent tax, tax on Landlord's interest under this lease, or any tax in lieu of the foregoing, 20 whether or not any such tax is now in effect. Tenant shall not, however, be obligated to pay any tax based upon 21 Landlord's net income. 22 23 (d) Operating expenses charged to Tenant hereunder shall include all usual and necessary 24 costs of operating and maintaining the Premises, Building, and any surrounding common areas including,but not 25 limited to,the cost of all utilities or services not paid directly by Tenant,property insurance,property management, 26 maintenance and repair of landscaping, parking areas, and any other common facilities. Operating expenses shall 27 not include roof replacement or correction of structural deficiencies of the Building, or any other costs or expense 28 which, under generally accepted accounting principals, should be capitalized and expensed over time including, 29 but not limited to, resurfacing of the parking lot. Property management expenses may include only those expenses 30 that relate to management of the Premises. 31 32 (e) Tax Abatement Due to Tenant's Tax Exempt Status. The rentals payable by Tenant 33 have been established to reflect the savings below market rent resulting from exemption from taxation for which 34 the Premises and Tenant may qualify pursuant to ORS 307.112. In the event all or any portion of the Premises or 35 common areas related to or serving the Premises qualify for and receive an abatement or reduction in the amount 36 of Taxes applicable to the Premises(or other tax in addition to or in lieu thereof for which Tenant is responsible 37 under the Lease),and if such abatement or reduction is due to Tenant's application for exemption pursuant to ORS 38 307.112, the amount of such reduction or abatement shall be offset on a dollar-for-dollar basis against Tenant's 39 obligation to pay Taxes under this Lease. In the event the entire Premises and allocable share of the common areas 4o are granted such an exemption so obtained by Tenant,Tenant shall not be required to pay any amounts toward 41 Taxes(or such in lieu taxes)under this Lease applicable to the period of such abatement,deferral or reduction. 42 Tenant may,at its option,pursue obtaining such real and/or personal property tax abatement,deferral or reduction 43 pursuant to ORS 307.112 at Tenant's sole cost and expense. Landlord shall have no obligation to pursue such 44 abatement,deferral,or reduction. Tenant shall pursue abatement. Landlord agrees to cooperate in reasonable as respects with Tenant's application for property tax abatement,deferral,or reduction. In the event the Lease term 46 terminates at any time prior to the end of any period of tax abatement,Tenant's monetary obligation under this 47 Lease shall be equitably adjusted to pass through to Tenant the full benefit of such tax abatement for the period the as Premises are occupied by Tenant as,and when,the tax credit or savings is actually received by landlord and only 49 when it is not subject to any claim for reimbursement or appeal. In such event(i)Tenant shall receive a credit so against amounts owed under this Lease equal to the prorated amount of any such tax abatement effective following 51 termination of the Lease and ending on the expiration of such abatement,or(ii)Landlord shall pay Tenant the 52 amount of such tax abatement attributable to the remaining abatement period after the tax credit or savings is 53 actually received by Landlord and only when it is not subject to any claim for reimbursement or appeal. • 1 2 3 5. Parking and Storage Areas. 4 5 (a) Tenant, its employees, and customers shall have the exclusive right to three parking 6 spaces for employee parking,which are included in the approximate 4,000 square foot paved parking area. Tenant 7 shall control the use of such parking spaces so that there will be no unreasonable interference with the normal s traffic flow,and shall permit no parking on any landscaped or unpaved surface. 9 10 11 12 13 14 6. Tenant's Indemnification; Liability Insurance. 15 16 (a) Tenant shall not allow any liens to attach to the Premises as a result of its activities. 17 Tenant shall indemnify and defend Landlord from any claim, liability, damage, or loss arising out of any activity 18 on the Premises by Tenant, its agents,or invitees or resulting from Tenant's failure to comply with any term of this 19 lease. 20 21 (b) Tenant shall carry general liability insurance on an occurrence basis with combined 22 single limits of not less than $1,000,000. Such insurance shall be provided by an insurance carrier reasonably 23 acceptable to Landlord and shall be evidenced by a certificate delivered to Landlord stating that the coverage will 24 not be canceled or materially altered without 10 day's advance written notice to the Landlord. Landlord shall be 25 named as an additional insured on such policy. 26 27 7. Property Damage;Subrogation Waiver. 28 29 (a) If fire or other casualty causes damage to the Building or the Premises in an amount 30 exceeding 50 percent of the full construction-replacement cost of the Building or Premises, respectively, Landlord 31 or Tenant may elect to terminate this lease as of the date of the damage by notice to Tenant within thirty(30)days 32 after such date. Otherwise, Landlord shall promptly repair damage and restore the Premises to their former 33 condition as soon as practicable. Rent shall be reduced during the period to the extent the Premises are not 34 reasonably usable for the use permitted by this lease because of such damage and required repairs. 35 36 (b) Landlord shall be responsible for insuring the Building,and Tenant shall be responsible 37 for insuring its personal property and trade fixtures located on the Premises. 38 39 (c) Neither party shall be liable to the other for any loss or damage caused by water damage, 40 sprinkler leakage, or any of the risks covered by a standard fire insurance policy with extended coverage and 41 sprinkler leakage endorsements, and there shall be no subrogated claim by one party's insurance carrier against the 42 other party arising out of any such loss. 43 44 8. Condemnation. 45 46 If a condemning authority takes the entire Premises or a portion sufficient to render the 47 remainder unsuitable for Tenant's use, then either party may elect to terminate this lease effective on the date that 48 title passes to the condemning authority. Otherwise, Landlord shall proceed as soon as practicable to restore the 49 remaining Premises to a condition comparable to that existing at the time of the taking. Rent shall be abated 50 during the period of restoration to the extent the Premises are not reasonably usable by Tenant, and rent shall be 51 reduced for the remainder of the term in an amount equal to the reduction in rental value of the Premises caused by 52 the taking. All condemnation proceeds shall belong to the Landlord. 53 54 9. Assignment and Subletting. 1 2 (a) Tenant shall not assign its interest under this lease nor sublet the Premises without first 3 obtaining Landlord's consent in writing, which shall not be unreasonably withheld. This provision shall apply to 4 all transfers by operation of law or through mergers and changes in control of Tenant. No assignment or sublease 5 shall relieve Tenant of its obligation to pay rent or perform other obligations required by this lease and no one 6 assignment or subletting shall be a consent to any further assignment or subletting. 7 s (b) Subject to the above limitations on transfer of Tenant's interest, this lease shall bind and 9 inure to the benefit of the parties,their respective heirs,successors,and assigns. 10 11 10. Default. 12 13 Any of the following shall constitute a default by Tenant under this lease: 14 15 (a) Tenant's failure to pay rent or any other charges under this lease within 10 days after it 16 is due,or failure to comply with any other term or condition within 20 days following written notice from Landlord 17 specifying the noncompliance. If such noncompliance cannot be cured within the 20-day period, this provision 1 s shall be satisfied if Tenant commences correction within such period and thereafter proceeds in good faith and with 19 reasonable diligence to effect compliance as soon as possible. 20 21 (b) Tenant's insolvency;assignment for the benefit of its creditors;Tenant's voluntary 22 petition in bankruptcy or adjudication as bankrupt,or the appointment of a receiver for Tenant's properties. 23 24 11. Remedies for Default. 25 26 In case of default as described in Paragraph 10 above, Landlord shall have the right to the 27 following remedies which are intended to be cumulative and in addition to any other remedies provided under 28 applicable law: 29 30 (a) Terminate this lease without relieving Tenant from its obligation to pay damages. 31 32 (b) Retake possession of the Premises by summary proceedings or otherwise, in which case 33 Tenant's liability to Landlord for damages shall survive the tenancy. Landlord may, after such retaking of 34 possession, relet the Premises upon any reasonable terms. No such relenting shall be construed as an acceptance of 35 a surrender of Tenant's leasehold interest. 36 37 (c) Recover damages caused by Tenant's default which shall include attorneys' fees at trial 38 and on any appeal therefrom. Landlord may sue periodically to recover damages as they occur throughout the 39 lease term, and no action for accrued damages shall bar a later action for damages subsequently accruing. 40 Landlord may elect in any one action to recover accrued damages plus damages attributable to the remaining term 41 of the lease equal to the difference between the rent under this lease and the reasonable rental value of the Premises 42 for the remainder of the term,discounted to the time of judgment at the rate of nine percent(9%)per annum. 43 44 (d) Make any payment or perform obligation required of Tenant so as to cure Tenant's 45 default, in which case Landlord shall be entitled to recover all amounts so expended from Tenant, plus interest at 46 the rate of ten percent(10%)per annum from the date of the expenditure. 47 48 12. Surrender on Termination. 49 50 (a) On expiration or early termination of this lease, Tenant shall deliver all keys to 51 Landlord, have final utility readings made on the date of move out,and surrender Premises clean and free of debris 52 inside and out, with all mechanical, electrical, and plumbing systems in good operating condition, all signing 53 removed and defacement corrected, and all repairs called for under this lease completed. The Premises shall be 54 delivered in the same condition as at the commencement of the term, subject only to depreciation and wear from 1 ordinary use. Tenant shall remove all of its furnishings and trade fixtures that remain its property and restore all 2 damage resulting from such removal. Failure to remove said property shall be an abandonment of same, and 3 Landlord may dispose of it in any manner without liability. 4 5 (b) If Tenant fails to vacate the Premises when required, including failure to remove all its 6 personal property, Landlord may elect either (i) to treat Tenant as a tenant from month to month, subject to all 7 provisions of this lease except the provision for term;or(ii)to eject Tenant from the Premises and recover damages it caused by wrongful holdover. 9 10 11 12 13. Landlord's Liability. 13 14 (a) Landlord warrants that so long as Tenant complies with all terms of this lease it shall be 1s entitled to peaceable and undisturbed possession of the Premises free from any eviction or disturbance by Landlord 16 or persons claiming through Landlord. 17 18 14. Mortgage or Sale by Landlord;Estoppel Certificates;Assignment of Lease. 19 20 (a) This lease is and shall be prior to any mortgage or deed of trust ("Encumbrance") recorded 21 after the date of this lease affecting the Building and the land upon which the Building is 22 located. However, if any lender holding an Encumbrance secured by the Building and the 23 land underlying the Building requires that this lease be subordinate to the Encumbrance, 24 then Tenant agrees that this lease shall be subordinate to the Encumbrance if the holder 25 thereof agrees in writing with Tenant that so long as Tenant performs its obligations under 26 this lease no foreclosure, deed given in lieu of the foreclosure, or sale pursuant to the terms 27 of the Encumbrance, or other steps or procedures taken under the Encumbrance shall affect 28 Tenant's rights under this lease. If the foregoing condition is met, Tenant shall execute the 29 written agreement and any other documents required by the holder of the Encumbrance to 30 accomplish the purposes of this paragraph. 31 32 (b) If Landlord sells the property prior to Tenant's exercise of option to renew, which may not 33 be exercised prior to 180 days before the expiration of the initial term or later than 120 34 before expiration of the initial term, then the option shall be void. Otherwise, the renewal 35 option,if exercised by Tenant, shall survive any sale by Landlord. 36 37 38 15. Disputes-Attorneys' Fees. 39 40 In the event of any litigation arising out of this lease, the prevailing party shall be entitled to 41 recover from the other party, in addition to all other relief provide by law or judgment, its reasonable costs and 42 attorneys' fees incurred both at and in preparation for trial and any appeal or review, such amount to be as 43 determined by the court(s)before which the matter is heard. Disputes between the parties which are to be litigated 44 shall be tried before a judge without a jury. 45 46 16. Severability. 47 48 If any provision of this lease is held to be invalid, unenforceable or illegal the remaining 49 provisions shall not be affected and shall be enforced to the fullest extent permitted by law. 50 51 17. Interest and Late Charges. 52 1 Rent not paid within 10 days of when due shall bear interest from the date due until paid at the 2 rate of 9 percent per annum. Landlord may at its option impose a late charge of$.05 for each$1.00 of rent for rent 3 payments made more than 10 days late in addition to interest and other remedies available for default. 4 5 18. General Provisions. 6 7 (a) Waiver by either party of strict performance of any provision of this lease shall not be a 8 waiver of nor prejudice the party's right otherwise to require performance of the same provision or any other 9 provision. 10 11 (b) Subject to the limitations on transfer of Tenant's interest, this lease shall bind and inure 12 to the benefit of the parties,their respective heirs,successors,and assigns. 13 14 (c) Landlord shall have the right to enter upon the Premises at any time to determine 1 s Tenant's compliance with this lease, to make necessary repairs to the Building or the Premises, or to show the 16 Premises to any prospective tenant or purchasers. During the last two months of the term,Landlord may place and 17 maintain upon the Premises notices for leasing or sale of the Premises. 18 19 (d) If this lease commences or terminates at a time other than the beginning or end of one of 20 the specified rental periods, then the rent(including Tenant's share of real property taxes, if any)shall be prorated 21 as of such date, and in the event of termination for reasons other than default all prepaid rent shall be refunded to 22 Tenant or paid on its account. 23 24 (e) Notices between the parties relating to this lease shall be in writing, effective when 25 delivered, or if mailed, effective on the second day following mailing, postage prepaid, to the address for the 26 property stated in this lease or to such other address as either party may specify by notice to the other. Rent shall 27 be payable to Landlord at the same address and in the same manner. 28 29 19. Environmental. 30 31 (a) Definitions. The term "Environmental Law" shall mean any federal, state or local 32 statute, regulation or ordinance or any judicial or other governmental order pertaining to the protection of health, 33 safety or the environment. The term "Hazardous Substance" shall mean any hazardous, toxic, infectious or 34 radioactive substance,waste and material as defined or listed by any Environmental Law and shall include,without 35 limitation,petroleum oil and its fractions. 36 37 (b) Use of Hazardous Substances. Tenant shall not cause or permit any Hazardous 38 Substance to be spilled, leaked, disposed of or otherwise released on or under the Premises. Tenant may use and 39 sell on the Premises only those Hazardous Substances typically used and sold in the prudent and safe operation of 40 the business permitted by Section 1 of this lease. Tenant may store such Hazardous Substance on the Premises,but 41 only in quantities necessary to satisfy Tenant's reasonably anticipated needs. Tenant shall comply with all 42 Environmental Laws and exercise the highest degree of care in the use, handling and storage of Hazardous 43 Substances and shall take all practicable measures to minimize the quantity and toxicity of Hazardous Substances 44 used,handled or stored on the Premises. 45 (c) Indemnity. 46 47 i) By Tenant: Tenant shall indenmify, defend and hold harmless Landlord, its 48 employees and agents, any persons holding a security interest in the Premises, and the respective successors and 49 assigns of each of them from and against any and all claims, demands, liabilities, damages, fines, losses, costs so (including without limitation the cost of any investigation, remedial, removal or other response action required by 51 Environmental Law) and expenses(including without limitation attorneys' fees and expert fees in connection with 52 any trial, appeal,petition for review or administrative proceeding)arising out of or in any way relating to the use, 53 treatment, storage, generation, transport, release, leak, spill, disposal or other handling of Hazardous Substances 54 on the Premises by Tenant or any of its contractors,agent or employees or invitees. Tenant's obligations under this t agents or employees or invitees. Landlord's obligations under this section shall survive the expiration or termination 2 of this lease for any reason. Tenant's rights under this section are in addition to and not in lieu of any other rights or 3 remedies to which Tenant may be entitled under this agreement or otherwise. 4 5 IN WITNESS WHEREOF, the duly authorized representatives of the parties have executed this lease as of the day 6 and year first written above. 7 8 LANDLORD:Hi-Hat,Inc. TENANT: Goodwill . strie of the Columbia Willamette, c. 9 10 11 By: / v/f✓ /!S By 1.2 , ��� Z 12 13 Title: 4.6 S/"(si Title: 6a.fri 15 Date: 4 / (CA 4 Date: L " I 16 17 Address for Notices/Rent Payments to Landlord: Address for Legal Notices to Tenant: 18 19 Hi-Hat,Inc. Goodwill Industries of the Columbia Willamette,Inc_ 20 11530 SW Pacific Highway 1943 SE Sixth Avenue 21 Tigard,OR 97030 Portland, OR 97214 22 23 Phone:S-0 3 -Z/ice 14'ST Phone: 503-239-1770 24 25 Address for Invoices to Tenant: 26 27 Goodwill Industries of the Columbia Willamette,Inc, 28 1943 SE Sixth Avenue 29 Portland, OR 97214 30 31 32 33 May 5, 2006 Goodwill Industries of the Columbia Willamette Criteria Statement addressing Section 18.360.050(B) @ 11540 SW Pacific Highway, Tigard, OR Item Response 1. Dwelling Unit Density N/A 2. Ratio of Dwelling Units N/A 3. Change requiring additional parking No additional parking is required and no changes have been made to the common area. Per table 18.765.2—parking requirements - Personal Services. Based on purpose of the site there is no inside seating or access by customers to the interior. Average vehicle stack time is 40 seconds. Average number of vehicles in queue (stack) is 1. 4.Change in Structure N/A 5. Change in building height N/A 6. Change in type and location of access Front door to building and flow of traffic to the facility is not changed. Common area not changed. 7.Increase in Vehicular traffic Vehicular traffic is expected to be less than when facility was operated as an automotive shop. 8.Increase in floor area N/A—no change in floor area. 9.Open Space area change Multiple cars in disrepair— (8 to 10 on average) were on site with prior tenant. Now there will be none. Drive thru coffee shop on NE corner of premises not affected as there is more free flow and better access than before. 10.Reduction in amenities No change in amenities proposed. 11.Modification in conditions N/A Goodwill Industries of the Columbia Willamette Site Development Plan for Attended Donation Center @ 11540 SW Pacific Highway, Tigard, OR. Goodwill Industries of the Columbia Willamette has leased approximately 2,800 square feet of building space along with 12,000 square feet (exclusive use) as identified on the attached site map(s) for the purpose of operating a"drive through" Donation Center. The site hours of operation will be from 9am to 8 pm - 7 days per week. 1 to 2 employees will be present at the site between these open hours. The purpose of the site is to collect general household clothing and effects to transport to our retail stores for sale to support our mission of training and employing people with disabilities and other barriers to employment. Our plan is to paint and brand the existing building as depicted in the attached mock up/photos. We do not plan any other exterior or interior modifications what so ever. We do not plan to store goods, trucks, trailers or cars at the site. All goods collected at the site will be taken inside and then picked up within 24 to 36 hours of donation and transported to a store. Each donor contributes on average 61 lbs. of goods('/z clothing, '/2 wares) so total maximum goods on hand at any given time would be approximately 6500 lbs. The donating public will be queued (via layout— see attached)to one of the two large roll up door areas on the North of the building(queue line starts 68' from the sidewalk at Pacific Highway South) where they will be greeted by a Goodwill employee donation attendant that will greet them and help unload clothing and or household effects from the donors vehicle and offer a receipt. We currently have a collection trailer site parked at the front of the property approximately 25' from the ingress area from Pacific Highway south. Our current donor count (cars per day to the collection trailer) averages 22 per day with peak traffic on Sunday (a high of 47 donors) and a minimum donor average of 8 on Tuesday. We do expect growth at the site to an average of 40 donors per day. We have a total of 15 dedicated parking stalls that include employee, handicap, and customer parking. Customers rarely, if ever, park at the site as they are simply dropping off donations. As part of our mission and as part of the community we train employees at these sites the fundamentals of operating a business. The training of employees includes customer service, sorting of goods and the maintenance of a facility. We have very high standards for the appearance and maintenance of our sites in order to maintain a positive image within the community. i GO pp\IILL ppNA114N EXPRESS - i , r .:_., ti4L.L.J. . ,. GO�)I) -mi, G 40 D DONATION EXPRESS �7 -' HIMDONATION EXPRESS ' ll ., , 1i i■ Til < 'F MIN II iIi R 1$ • t; #! 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