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MMD2003-00007
MMD2003 00007 XENON TEEN DANCE CLUB A ,4Y,11 CITY OF TIGARD May 15, 2003 OREGON Gene Stiles Xenon Enterprises, Inc. 13947 SW 104th Avenue Tigard, OR 97223 RE: Minor Modification Request, Case File No. MMD2003-00007 Dear Mr. Stiles: This letter is in response to your request for a Minor Modification (MMD2003-00007) of the existing site development located at 11847 SW Pacific Highway, WCTM 1S135DD, Tax Lot 00800. You have requested to convert the existing single story commercial structure (Woodworks Northwest) into a Teen Dance Club. You are also showing an improvement behind the building (paving) to add additional parking. 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 modifications) 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 property. Therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The existing building is 6,165 square feet, and the applicant is not proposing any increased square footage. The present use is a furniture store (bulk sales use). Ten parking spaces are required for the present use, and 17 spaces are provided on site. The proposed use is most closely considered indoor entertainment. As such 27 spaces are required. Your application addresses this through the provision of a shared parking agreement with the adjoining lot's (Interior Motives) parking lot which has more than the required ten additional spaces. Therefore, no additional on- site parking is required by the proposed modification. It should be noted that your proposal shows 12 new spaces along the northern edge of the building. Improvements to this area will require building (site) permits, and possibly water quality and detention facility improvements. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structural type of the building is proposed. Therefore, this criterion is not applicable. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 . 5. An increase in the height of the building(s) by more than 20 percent. The applicant has not proposed any changes to the exterior of the existing building that would affect its height. Therefore, this standard is met. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. No changes to the site layout or accesses are proposed, therefore this criterion is satisfied. A small increase to the width of the internal accessway (between the subject and adjoining lot) is proposed to make the site conform to current standards, but this will not affect off-site traffic. 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 has submitted a trip generation report to address both this criterion as well as Washington County's TIF ordinance. The furniture store generates approximately 6 trips per thousand square feet, whereas based on the findings from your traffic engineer's report, the new use will generate approximately 14.1 per thousand square feet. The previous use therefore generated 37 trips per day (6X6,165), and the proposed use will generate 87 trips per day, less than the 100 trip per day threshold. Therefore, this criterion is satisfied. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The proposal will not increase the square footage of the building. 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 common open space required for this type of development, therefore this standard does not apply. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. There are no specific amenities provided by the existing development. However, the proposed parking lot expansion will reduce the amount of landscaping. The applicant will need to provide a to scale site plan that indicates that a minimum of 15% of the site will remain free from impervious surfaces (buildings, pavement, trash receptacles. Staff is confident that a design meeting this criterion can be developed. This will be imposed as a restriction on this approval. Therefore this criterion is met. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above. The site was developed prior to the existence of a Site Development Review process. No other land use cases were found that affect this parcel. As such, there are no preceding conditions of approval that affect this property. 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. Limitations on Minor Modification Approval Prior to paving the parking area, the applicant/owner shall obtain a site permit from the Building Division, and provide a site plan, drawn to scale that indicates that a minimum of 15% of the gross site area will remain free of impervious area. It shall also be noted that water quality and/or storm water detention may be required pursuant to Clean Water Services requirements. The access drive between Xenon West and Interior Motives shall be widened to 24 feet minimum. No trees larger than 12 inches in diameter or those in the public right of way of any size may be removed. Page 2 of 3 ' t This approval is based on the plans and drawings submitted, as well as the statement provided by the applicant. Deviation from these documents, except as required by Tualatin Valley Fire and Rescue, shall render this decision void. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions, please feel free to call me at (503) 639-4171 ext. 2428. Sincerely, Morgan Tracy Associate Planner C: Sanokee 375 NW Gilman Boulevard, Suite 203 Issaquah, WA 98027 i:l curpin\morganlworkspace\mmd\mmd2003-00007(xenon west).doc Page 3 of 3 APPLICANT MATERIALS . . l`t./al)/LVUJ 1J.1L CAIA YLJ001• JUY kioci,i .,v., ....... ...... MINOR MOM IFI ATI V N .g... t• I`r TYPE PE I APPLICATION a�� IJ CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION Property AddrosslLocation(s): \14S41 4t VACacIC, oS Tjc�sr&, n Z. 011 13 Tax Map &Tax Lot#(s): 151,E D 9Q.e00 FOR STAFF USE ONLY Site Size: Case No.(s): Mill Q aQ,0 3-o00 o 7 Applicant': x.c."2ce.) _ 'k- c l5ct0 yam,c. Other Case No.(s): Receipt No.: ��e)o 3 - 7 90 Address: 1`�9 41 S w lint-VA's Awe, ,.. .......! CityfState: T, Ar,- J b ... Zip: 91 2.2.3 Application Accepted 8y: C. C.1z vie-..s Primary Contact: Cr e,tv e. Sts ,,c.es1161t'..1)4 Date: 5 - 5 - 0 Phone:c ,o ) 5bif-Q51 v Fax: Property Owner/Deed Holder(s)': (Attach list if mono than one) Date Determined.Complete: SIN 0 Ke'e_ Ray.7/2212032 corpiromiunrskrcqrsetrainorrnot - Address: 31S, /w fir bm''''' 63 l tone: yA=39/-3304 City/State: • 194-.11-, r 4.'4- Zip: ` ))-1 - .... . .... ._.-- REQUIRED SUBMITTAL ELeMENTS When the owner and the applicant are different people, the applicant (Note: applications will not be accepted must be the purchaser of record or a lessee in possession with written without the required submittal elements) authorization from the owner or an agent of the owner. The owner(s) , must sign this application in the space provided on the back of this form or submit a written authorization with this application. i 3' Application Form PROPOSAL SUMMARY r a Owner's SignatureiWritten Authorization The owners of record of the subject property request permission for a !Q Title Transfer Instrument or Deed Minor Modification. To review a modification as a Minor Modification, the Director must first find that the expansion does not fff Site Development Plan (3 copies) Invoke one or more of the 11 criteria discussed within Section 18.120.070(8) of the Tigard Development Code. If the modification 1 0 Site/Plot Plan (reduced 8'11"x i n exceeds the maximum atlowed under any one or more of the following criteria, a Major Modification review Is required. Major E Applicant's Statement (3 copies) Modifications are processed In the same manner as a new Site (Addressing Criteria Under Section 15.360,050(5) r Development Review. In a separate letter, please address the Filing Fee $435.00 criteria below contained in Section 18.360.050(8) including a detailed res onse to each criteria. _____ ______ __.. _-- - ._ . -_.. -..___.. I. Act least in dweltng tit density or ide cower tot residential devdoprnen1 in addition, the Director must find that the 2. t dance in the ntia or number of dilIOt ne types If dwelling units. proposed change complies with the underlying 3. A dfiaagt that requires additional en-site pulling in accordance with(lapter IONS. standards of the applicable zoning district. To t- A change in the type el totne,eraal or indasuial structures as defined by the Iinitorm tiviadiag(ode. complete this review, the Applicant's proposal S. 14 iname in the sleight of the budding(s) by more than 10%. must include a discussion indicating how the C. Is thante in the type and location of utttsweys and parking arts when atf•-site traffic would be site expansion will continue to compty with the affected, minimum setback, building height, parking land i'. la increase i vehuadar traffic to aid he the rte and intrust no be expected to mud 100 landscaping standards, Other applicable vehicles gar tar, requirements such as minimum Clear Vision S. do meter in the Boor area prnpased tot a non-residential list by more than 10,. ezdudieg areas near driveways and street intersections mansions under may equate km may also be applicable depending on where 9. A reduction in the ens Rmer,td for common open spate and/or viable open spur that reduces the the building expansion is proposed to be open spxe area below the minimum required by that code or redacts the open spent area 4 mart constructed on the site, than ten percent. 10. A redaction of prajett amenities (re-ctetioeol fealties, screening, and/or, lendsceping proYisioas) below the minimum established by this rode or by more than I0%when speafitd in the site plan. I1- A medication to the cnnditian imposed le she tune of Silo Drtolopnseei levier approval that art not the sohjea of Literia i through RI 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 APPLICANTS) SHALL CERTIFY THAT: • The abo _• s •oe not violate an de- s . u .i• s that ma be . 7,,. o .r im.osed u.en h- b ect 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_ • Ail 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, may be revoked if it is found that any such statements are false. , • • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of 20 o3 Owne ignature Owner's Signature Owner's Signature Owner's Signature CITY OF TIGARD 5/5/2003 13125 SW Hall Blvd. 12:04:47PM .J�If�a Tigard,Oregon 9 72 23 - (503) 63 9-4 17 1 Receipt #: 27200300000000001790 Date: 05/05/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MMD2003-00007 [LANDUS] Minor Modification 100-0000-438000 435.00 Line Item Total: $435.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check XENON WEST CAC 1102 In Person 435.00 Payment Total: $435.00 IYU.Db4 r .c/4 NUV. le.Cub bi btKV CHICAGO TITLE INSURANCE COMPANY 10001 SE Sunnyside Road Clackamas, OR 97015 e Phone(503) 786-3940 Fax (503) 653-7833 =METROSCAN PROPERTY PROFILE= Washington (OR) OWN FtSHIP INFORMATION j Reference Parcel# : 1SI3SDD 00800 Parcel Number ;R0276828 RTSQ: O1W-01S -35 -SE Owner : Sanokee CoOwner Site Address : 11847 SW Pacific Hwy Tigard 97223 Mail Address :375 NW Gilman Blvd#C203 Issaquah Wa 98027 Telephone : Owner: Tenant; I SALES ANT)LOAN INFORMATION Transferred Loan Amount Document# : 88004202 Lender Sale Price :$300,000 Loan Type Deed lype Interest Rate , Owned • Vesting Type I ASSESSMENT AND TAX INFORMATION Market Land :$268,730 Exempt Amount : Market Structure : $348,620 Exervi Type . Market Other %Improved : 56 Market Total :$617,350 Levy Code : 02381 01-02 Taxes : $5,932.60 Millage Rate : 15.8736 Assessed Total :S373,740 School Dist :Tigard PROPERTY DESCRIPTION Map Grid :655 F3 Class Code . Census : 7)-act: 306,00 Block 1 NbrhdCd ;ZPHY MlllRate Sub/Plat :Hoffarber Tracts No.2 Land Use :2012 Com,Improved Legal :HOFFARBER TRACTS NO.2,LOT PTS 19& 22,ACRES.45 PROPERTY CHARACTERISTICS Bedrooms : Lot Acres : .45 Year Built Bathrooms : Lot SqFt : 19,602 EffYearBlt Heat Method: BsmFln SF : Floor Cover : Pool BsmUrinSF: Foundation ; Appliances : B,smLowSF : Roof Shape : Dishwasher : Bldg SqR Roof Marl , Hood Fan : IstFlrSgFt : InterlorMat : Deck • UpperFlSF : Paving Mail : Garage Type: Porch SqFt ; Const Type Garage SF : Attic SqFt Ext Finish Deck SqFt : • - I The Informnrion Provided Is Deemed Rciiah1e,Bo Is Mn G-,aranreed. - NOV. 12.2002 11:23AM F' 'YSIDE CUSI SEtV IU.bb4 r.,7/4 . .•• •SV, •• ' ':'7" —'7,--- u. -• • • • ,.._..= y - . — '„'•- :. •.1k,•` ;;' • 4n01 '�Err. 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' ' Y / il • —7 r, •. 11 T10011 TITLE gp TICOR TITLE INSURANCE 88-04202 •INSURANCE 1 Wnartlnpron County STATUTORY WARRANTY DEED • r ' ALLAN CHARLES HAABODA, I1 and J • AOQIJ1r4INe 8{dIBOD�t, Husband and Wife caRVOyf.od wnereRrl to Or..lar. i' ro1� , a Naeh{ngton General Partnership Onoke°. the fallowing ducrlbcd roil pawky (ttre of toestr►roeae incept n upoolfta.My Kt fotth hatrin shucked ie ■ ' VI VASIirgatN County,Oregon,to salt; 11 It 19 and 22, HOPPARBER TRACTS, In the City of Tigard, Washington County, Oregon. »(C3 rINC 'THE that portion thereof described in doed to the State of Oregon, by and through its State Rigtway Ccentieeian, recorded O 30, 1939 in Driood Book 181, Page 577.-• I•' CAI C LAND USE LAWSANND eCULAT ON]E IFOIIC STONING ORAACCEPTINOTHISIINS INSTRUMENT,TNe 1F�RS NA OUlro- tiu INO EE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE Cm(a(Cnuy�7y Pvimi�ONT TO VERIFY APPROVED USE.Tha MId!wormy is Rn t,.m.noun knPC71•..,M '°;Y'Pv r T• Sewerage Agency of Washington County: rights of the public in street, roads and highways • le The trio eonrldnrellon for this coo.ay.nta .S 300,000.00 1 ��IHc.c comply...fib"ha raqulrnnenu of OR 1).030) 't' ) o.re4,AIt, I9tndey,ar Jsnattry w 88 /1i �"Lle�e�,I �,•jr.•• t Ci'• ` rb 6RIDDODA, III ' • •t ....a JnW SODA `• • 3utq or Orc8an,Co s y of •4 t- 541c of Dragon.County of '�Tphc(lregoheeli'l1 rsiKni we.aalma.rl.docd before c Ills Tlsa(ongolos inlru.unl sal nrkgowlkdgcd beforc M IM. �- �� ____i_Ley of .�,')f1WAl•Y .Iy Q - ` • Al1An ChAzixz Litzal tht. uL8nd_� y Le of •Pr.dnl d. . 4 M Jnrqur)ine atenhndn "` r • p I ,-, P •,('"'1l t^ \ J ( `` I enhowl'r(Ilecarpi:N.0nn, to ,':•• b 111 , NDrsry obi c lot Ortion •_ My commission egp(,rs: 6/9/911 •!V� Naory h.blc IDs ismaimmi"' .�q WARRANTY PEED his Fna 9TA'b!OF OR4O01. l "i t 1 ,'I CHARLES 61090DA, IIY J11�(II IaIPJr a. Cow/el Wrohinpion 1 eB t r A � 1Z f P/1RIN�t1P '""r' - I Donald W.Mneon,Okeclural Anrmernori l'..• w ��• r • and 17rnUon rend Ec•OlUCIo Reaotear of Can- I Yoyapcel lo(sale coon da honey acidify trot�i. 'I{ Unlh o cb.np I.rryuct,d:ill uA iIuI4 0 tlo roll>c th. alnln helryn'Ibnl el WdNn0 Woo Iacolvod '' P • �`�; tent to the to n.tring ultimo': and,oeorticr In book nl I.cOrda of 301d county, • N, yl &t!!AIQS. A IrGtsliIblf. 1 L)k?l. PARIW I1ZT11P a 1' �'•� 576 INDUSTRY DRIVE i 01 Don't' W. M+tan. Dlleeor d r- )� ",•a ISIcI cant and Tgn.norti Stir- S- SEATTLE. WASHINGTON 98118 • 0:2 otgctn County Clntlt T,...4' 1 I1� Eton*Na. 136197 TNI.No. 34-136197 ! c' , •: ., rw�N q � AIICr teeDrding Mafn 10: l�;a1 S.ANOP.88. A f�SaINGION GEN. 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Map No. 1S135DD 00800 CHICAGO TITLE INSURANCE COMPANY 10001 Q.E.3UNNYsIDE ROAD CLACKAMAS,OREGON 07016 '11/02/02 12:57 FAX 425 391 3" _ V]001 SOS PROMOTION SERVICES,INC. 375 NW GILMAN BOULEVARD SUITE C-203,ISSAQUAH,WA 98027 TEL: 425-391-3362 FAX: 425-391-3364 Fax To: A • From: Fax r X2.14- - pZ 'J f Pages: Phone: Date: 1 Y Re: CC: ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑Please Recycle • Comments - ' Xenon West 11847 S.W. Pacific Hwy. Tigard, OR 97223 Application For A Minor Modification Criteria Points and Answers Xenon West qualifies for a Minor Modification under Section 18.360.050(B) of the Tigard Development Code. The following is each criteria specified under this section and the responses from Xenon West. 1. An Increase in dwelling unit density or lot coverage for residential development. A. This does not apply to Xenon West as we are a commercial development, not a residential development 2. A change in the ratio or number of different types of dwelling units. A. This does not apply to Xenon West as we are a commercial development, not a residential development 3. A change that requires additional on-site parking in accordance with Chapter 18.765. A. On the Xenon West property there is adequate parking to meet the city requirements. B. In addition,the parking area between Xenon West and the property located at 11875 S.W. Pacific Hwy contain an estimated twenty-five parking spaces. Xenon West is signing an agreement with this property to share our mutual parking areas as our hours of operation are different from each other. (See Attachment A) Though verbally agreed upon at this time,a signed copy of this agreement will be available before the business is opened. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. A. The building plans of Xenon West show no change in the structure of the building only the addition of non-bearing walls and facilities. 5. An increase in the height of the building(s)by more than 20%. A. Xenon West does not propose 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. A. Xenon West does not propose to change the existing accessways. 7. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 vehicles per day. - ' ' f4 A. A Trip Generation Report was completed on April 29, 2003 by CTS Engineers, Inc. (See Attachment B) This report concluded that Xenon West would generate an estimated 85 vehicle trips per day. Though we believe that is a high estimate based on the following information, it is still below 100 vehicles per day. B. The nature of the business of Xenon West is such that daytime traffic will not be affected at all. Xenon West will only be open for operation after 8pm in the evening C. The clientele targeted by our business are between the ages of sixteen and twenty-one. The people in this age group do not travel one to a car as in over-twenty-one situations. Traditionally,this age group travels four or more to a car for those how have a vehicle. This alone would put us under the '100 vehicles per day' requirement. D. Since many clients in our targeted age group do not own vehicles, they are likely to use local area transit to reach our facility. Past experience of the managers has also shown that many clients are dropped off by their parents and picked up at the end of the evening. These things will reduce the amount of traffic generated. E. Xenon West will only be open two weekdays, including Friday, during the school year with the exception of those national holidays and school holidays where there is no school scheduled. Examples of this would be Labor Day weekend, spring break, Christmas break,and Memorial Day weekend. During the summer,Xenon West will be open no more than three weekdays including Friday. In both instances, we will be open after 8pm and not during daytime hours. 8. An increase in the floor area proposed for a no-residential us by more than 10%excluding expansions under 5,000 square feet. A. Xenon West does not propose to expand the current structure. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent. A. Xenon West does not propose to reduce the common open space area. 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. A. Xenon West does not propose to reduce the project amenities. 11. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria 1 though 10 above. A. This project is not subject to a Site Development Review. Agreement To Share On-Site Parking This agreement is between Interior Motives, located at 11875 S.W. Pacific Highway, Tigard, OR and Xenon Enterprises, Inc. dba Xenon West, located at 11847 S.W. Pacific Highway, Tigard, OR. The parking sites in question are located between and around the two businesses which share two entrances from Pacific Highway (see attached site plan). Interior Motives agrees to allow Xenon West exclusive use of the parking lot located between the two structures after the hours of 8 pm on any day that Xenon West is open for business. In exchange, Xenon West grants Interior Motives exclusive use of the parking areas located behind its structure before the hours of 8 pm on any day that Interior Motives is open for business. This agreement is based on the following conditions: • Xenon West agrees to clean up the parking area on its property and keep the area maintained. • Xenon West agrees to have security personnel in the parking areas of both buildings and patrolling around the two businesses during all hours Xenon West is in operation. • Xenon West shall enforce a no loitering policy on and around both properties during the hours that Xenon West is in operation. • Xenon West agrees to keep the shared parking areas as free of litter as possible during all hours that Xenon West is in operation. In agreement thereof, Interior Motives and Xenon West do hereby sign this Agreement To Share On-Site Parking on this day of , 2003. Interior Motives Xenon Enterprises, Inc. Tammy Gene Stiles, President • 3300 NW 2114 Terrace Hillsboro,Oregon 97124 Ct Tel[503]690-8080 Fax[503]645-5930 S Engineers, Inc. E-mail:cts@ctsengineers.com CIVIL • TRANSPORTATION • STRUCTURAL • LAND SURVEYING Memorandum 4,0 PO, es Date: April 29,2003 Ica To: Brian Rager, City of Tigard °C 65 PE Gene Stiles,Xenon West ■ REGON From: Eric Graves,P.E. (,/`/ 09,Zoo, cp Project: 3.050.T08 Tigard Teen Nightclub(Xenon West) "9/ 09' T. GI* Subject: Assessment of Daily Trip Generation for the Proposed Development I DCPIRES: 6/,�/a As requested,this memorandum provides an estimate of Daily Weekday Traffic for the proposed Tigard Teen Nightclub to be located at the corner of Hall Blvd. and Hwy 99E in Tigard,Oregon. The proposed use does not have a basis for trip determination in either the Washington County TIF Ordinance or the current ITE Trip Generation Report. In order to estimate the trip generation for the development,we have observed door entries and exits at a similar establishment located in downtown Portland: The Quest, which operates a 9,500 SF club in a downtown building. The Quest is open Wednesday though Sunday from about 9:30 PM to 3:00 AM (closing actually depends on the size of the crowd). We counted individuals entering the club on a Friday and Saturday from 9:30 PM to 1:00 AM (few people were observed entering the club past midnight). To account for employees and those patrons entering after 1:00 AM, we assumed that 85% of all individuals were observed per evening. In addition, we observed vehicle occupancy during both evenings. We also made general observations on a Thursday evening and had conversations with several club goers to determine attendance patterns. Based on the data and analysis on the attached sheets, we have concluded the following: • Vehicle occupancy in the downtown ranged from 1 to 9 individuals per vehicle and averaged near 2.5 persons per vehicle. • Saturday night generates the most attendance followed closely by Thursday. Attendance drops significantly on Fridays then further on Wednesdays and Sundays. To establish an average weekday vehicle trip generation, we assumed that Wednesday attendance would be roughly 85% that observed on Friday and that Thursday attendance would equate to the Saturday numbers we observed. Thus, our estimated total weekday trips was calculated at 671 vehicles per week, or averaged at 134 vehicle trips per weekday.(671/5 = 134). Based on 9,500 SF in The Quest, this equates to an average weekday (M-F) trip rate of 14.1 weekday vehicle trips per thousand square feet. The Tigard club is an estimated 6,000 square feet and at this rate would generate an average of 85 vehicle trips per weekday. Should you have further concerns or questions regarding this matter, please feel free to contact me at 503.690.8080. Summary of Observed Trip Generation data at The Quest Nightclub Address: 126 SW 2nd Ave Size: 9,500 SF (Per Club Management) Portland, Oregon 97209 Average Vehicle Occupancy 2.5 Persons/vehicle Friday, April 25, 2003 Door Count (in) 176 Person Trips(in+out) 352 A) Vehicle Trips 141 Saturday,April 26, 2003 Door Count (in) 387 Person Trips(in+out) 774 B) Vehicle Trips 310 Estimated Wednesday Event Door Count (in) 150 85% of Friday Attendance Assumed Person Trips(in+out) 300 C) Vehicle Trips 120 Average Vehicle Trips (per event, observed) 190 (A+B+C/3) NOTE: Saturday=Thursday Average Vehicle Trips (per event, Adjusted) 224 85% trips observed (assume remaining trips for employees and late arrivals) Total Weekday Vehicle Trips 671 (Open 3 Weekdays) Ave Weekday Veh Trips 134 (Total Wkdy Trips divided by 5) Trip Rate 14.13 Trips per thousand square feet Project: Tigard Teen Nightclub Analyst: J Stein Date: April 25, 2003 Individuals Entering/Exiting -1.- Enter Exit Net (People in Club) 8:30 PM 0 9:00 PM 0 9:30 PM 23 23 10:00 PM 43 66 10:30 PM 28 3 91 11:00 PM 29 13 107 11:30 PM 24 13 118 12:00 AM 23 23 118 12:30 AM 6 124 1:00 AM 124 1:30 AM 124 2:00 AM 124 Total 176 52 Project: Tigard Teen Nightclub Analyst: J Stein Date: April 26, 2003 Individuals Entering/Exiting Enter Exit Net (People in Club) 8:30 PM 0 9:00 PM 0 9:30 PM 42 42 10:00 PM 57 1 98 10:30 PM 49 3 144 11:00 PM 96 9 231 11:30 PM 71 16 286 12:00 AM 57 21 322 12:30 AM 15 32 305 1:00 AM 305 1:30 AM 305 2:00 AM 305 Total 387 82 Project: Tigard Teen Nightclub Analyst: HSS Date: April 25 2003 Vehicle Occupancy 1 2 3 4 5 6 9 8:30 PM 9 20 8 4 2 3 9:00 PM 5 20 5 4 9:30 PM 2 5 10:00 PM 4 16 3 3 10:30 PM '1:00 PM 1:30 PM 2:00 AM otal 20 61 16 11 2 3 0 Average Vehicle Occupancy 2.3186 Project: Tigard Teen Nightclub Analyst: HSS Date: April 26 2003 Vehicle Occupancy 1 2 3 4 5 6 9 8:30 PM 9:00 PM 2 20 5 6 9:30 PM 4 10 3 3 1 1 10:00 PM 4 10 13 4 1 10:30 PM 1 15 2 1 11:00 PM 11:30 PM 12:00 AM otal 11 55 21 15 2 1 1 Average Vehicle Occupancy 2.5377 The Quest 4 126 SW 2nd Ave Portland, OR 97209-3904 4.,1- Phone: (503) 497-9113 Price: Cover charge: $5 on Wed, Thu, Sun; $10 on Fn, :MO;e t, Sat Scantily clad teenagers unabashedly checking each other out. • • Save Print Evite Friends Find a date Help 1 Overview J User RatingJEdlitorial Review I Map , Rate it! About Our Rating The Young Ones A 16th birthday in Portland opens new doors. Not only can 16-year-olds open the car door, get in and drive themselves downtown with a legal license, they can also walk through the doors of Quest. Being young has its perks--no one older than 20 is allowed into the club unless they're chaperoning someone who is. But it might be worth taking a chaperone on Friday or Saturday, to help pay your $10 cover. It's half as much on other nights and free for ladies before midnight on Thursdays. And if you arrive after midnight, the minimum age is 18, so have your ID ready. Hit the Floor DJs spin techno on Wednesday, house and top-40 Thursday through Saturday, and hip-hop on Sunday. Take out all of your aggressions by shaking it on the dance floor or shooting some pool, because security will not tolerate any fighting. Those who've consumed alcohol beforehand will also be turned away, no matter how long they've been waiting in line. —Nancy Levenson Bedaub Information Hours Cross Streets Payment Wed, Fri-Sun 9:30pm-3am; Pine Street Cash Thu 9pm-3am Links Atmosphere Minimum Age After 2 AM 16 Dance Club - DJ Bars Under 21 Clubs Best of Citysearch 2001 Nominated for Best Under-21 Club z - 238" � StoreroomiBreakr Men's Restroom iii" Lounge 4 16' g g i ® lIo 01Q1 �� u t� l o o i c 1 24' o�t�e 1 01 N 23 8" M 11) jimilir 11'6" ��- Ladies Restroom 23'8" --N `- z 12'6" Nlij ....0" w — i 6'6" ilk 0 i r Map Sink T --i) --ri I I 811* - 11 11-1l ' r i i CV i I ll l Bar 14' A I - n.r",u.. 1— 34' -∎ 4-5• 4 26' ri `1D 17'111 A J WON Mt 4 10' —", 1 N 31' -* N �— o -1.1 34' Floor 12, Stage — 34' A 7 49'6" 1 i rr e' em 1 Coal Check I S T 7'--N; V/ . o �e 7'6" Fl; r i D.J. Booth �r %%%. \''-in.ING i . S 165 10,941v'rBtue Areas Denote New Wall Construction. All other walls are currently existing. Xenon West 11847 SW Pacific Hwy. Tigard, OR Q Q ° fi 135' I 29' 38' 0 � = I —+-- 68' 65"sssa/crtt4'Ith curb Trash Endosu Parking Area Belongg To w m 11875 SinW Pacific Hy I Q Esti rrrated 25 spaces = 3 Ramped,riled Entryway J I Pacific Hwy 99 RECEIVE' [;11 T yr 1 ml/A BD Parking area contains 15 standard spaces and 15 compact spaces plus 2 handicap spaces Extended Site Plan Showing Four Entrances Into The Site and the Surrounding Streets Xenon West 11847 SW Pacific Hwy. Tigard, OR MMD2.ov.j- 7 f t1 SFr x ,..i ;� }a i : --- .. ';E,..._A , , It E �N(TES , ry , 7` ,{rttaumtY°e"flPment "ems �i Sfrdpirg/1BelterLommunity : jam , 14 ' r �,p catl �l.�. eetlrt'° R f i .o ! 9 NON—RESIDENTIAL MG DE 11/l5/9 3 911FAIREAR MT/3 APPLICANT: 6(M( 94 AGENT: Phone: , )96g-oVlo Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: !I9(7 S� iatit AG Aily TAX MAP(S)/LOT #(S): i / -35 PP CX)Y NECESSARY APPLICATIONS: c i k ttvri o?f if' Tevt&.A/ a /vi i 40 r 140)1(1 c4/oui PROPOSAL DESCRIPTION: ativcrfr Aksalr.$ (fvrrtlive00,t, -6 IKctoo 1Q,✓1U'leurrnu4.. tik, COMPREHENSIVE PLAN MAP DESIGNATION: Geimia( Con4rvfkrcl-rz( ZONING MAP DESIGNATION: £— CT CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Elk ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 52O 1 MINIMUM LOT SIZE: 6 sq. ft. Average Min. lot width: CO ft. Max. building height: -5 ft. Setbacks: Front u ft. Side 0 ft. Rear D ft. Corner - ft. from street. MAXIMUM SITE COVERAGE: 6 % Minimum landscaped or natural vegetation area: 6 %. ('1 NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] ,T z. THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residenial Application/Planning Division Section [VI NARRATIVE (Refer to Code Chapter 18.390) SvR The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to A V,. " consider an application incomplete and delay review of the proposal. The applicant should review r ,to (thg code for applicable criteria. u IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 40 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (q/ACCESS (Refer to Chapters 18.705 and 18.1651 y lL . Minimum number of accesses: 1 Minimum access width: )vl /MO Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: t)//?- I/ WALKWAY REQUIREMENTS (Refer to Code Section 18.705.0301 spf( WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.7301 )=- STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. I SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; ➢ All actual building setbacks will be at least half (1/2)of the building's height; and ➢ The structure will not abut a residential zoned district. I BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Seebon The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: (LANDSCAPING (Refer to Code Chapters 18345,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. 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. ❑ RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. (t7` PARKING (Refer to Code Section 18.165.0401 AA ,,,,,d 5i REQUIRED parking for this type of use: Li.'3 /1,0DO y,os4 6< WT. f (26 Sfxcce5) -(2'g-&" Parking SHOWN on preliminary plan(s): tvtMP SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. • Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: r All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Res dential Application/Planning Division Section 1 BICYCLE RACKS (Refer to Code Section 18.7651 517R BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL AIMP DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. n SENSITIVE LANDS (Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. n STEEP SLOPES (Refer to Code Section 18.775.080.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0. 1 CLEANWATER SERVICES LCWSI BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 5�� LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION a s TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermittent flow draining: 25% 1 10 to <50 acres 15 feet 1 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% 0 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine6 4 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON Residential Application/Planning Division Section Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIE3ENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. (v SIGNS (Refer to Code Chapter 18.7801 c.,Fn SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or MM' height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. p TREE REMOVAL PLAN REQUIREMENTS Meter to Code Section 18.790.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a M P certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; �) Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (I MITIGATION (Refer to Code Section 18.190.060.11 5D-p, 2, REPLACEMENT OF A TREE shall take place according to the following guidelines: /OP ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section Y If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: 0 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. Y The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. P7 CLEAR VISION AREA (Refer to Code Chapter 18.7951 9i2gg The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND MD EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size M of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) / 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) 7 18.705(Ads ss/Egress/Circulation) 18.780(Signs) 7✓ 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) / 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) '✓ 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) . 18.742(Home Occupation Permits) 18.430(Subdivisions) V 18.745(Landscaping&Screening Standards) 7/18.510(Residential Zoning Districts) 18.750(Manufadured/Mobl Home Regulations) V 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: f,t� U cU►n r tart/41 4, ei n rip ei f Y■e1,1 12 I MT r We, j1 . ?cc j /<[n y 4o1.- -/-77 7Tot/r lL . • Seu eS• f- rMPtOr/GWV.vJ - 641),-)a (n)% Leuvi.vibri - . hJlI /1p1 (r %MUI i- GLSV-CV ar kiddl y plan d of (rucl7()✓I �ISSc/u,- fn15 Can Gw Sv�S4n�K1 ' v 110v(J r" 7j"rr� G�r� lo1, aco✓f ( S t 7/ R P�t/I -pe ir ) 6- J c„.,o 0 1 5 ,a ki (4 cu or 1A4.i 6.0" alubrytid 6.49fv p k ( (- Mrilor Mod(6[/A4no . /6,44 dnSlw'tte-- e-XLille, stu,r d Parlln, P1f. 1 M (egyi 4 11 y��. .. ( �X✓U � nP,•r �r_] Q/0 I� �� P a4v1 mot f/(0 fn S�� ��P(!P +D y L.✓5U1 14Cfi te-1. ty will nr,A( 4 Mtf Nlilor Mo1r( CA{1ol c( L ( 1 .30.05 )) Mlilor I464 is u Tye s reC/,t.�✓ (O- 14 dG, s, 110 11CAw7 10 ,�ytthorL,00d r4-1 Mg. PROCEDURE V Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2” x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON Residential Application/Planning Division Section • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land Like decisions. An appeal on this matter would be heard by the Tigard {-((,t-f r144,5 ON-r(Li" (or 512R) . A basic flow chart which illustrates the review process is available from the Planning Division upon request_ Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended thai a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Morgt "rro CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7291 E-MAIL (stall's first name)©ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpatty\masters\Pre-App Notes Commercial.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON Residential Application/Planning Division Section PIE APPLICATION CON RENCE NOTES ENGINEERING SECTION ap►Mngard,oregon -_ p7t#,�t�pez:eCopnrent Sippiowdlgtotter Community PUBLIC FACILITIES Tax Maptsl: 151350D Tax Lolls): 800 Use Type: Change in Use The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: SW to feet 1 SW to feet SW to feet SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW Warner Avenue, to include: ® 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk ® street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • VI Other: The apf it will first need to submit a traffi oact report to address the real traffic impact for this .._.elopment. The City may not be ,o require street improvements, but the applicant wou d still have to show how they plan to meet the development code standard. Partial street improvements will be necessary along SW Pacific Highway, to include: ❑ feet of pavement [ I concrete curb storm sewers and other underground utilities -foot concrete sidewalk I 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. F1 Other: Based upon conversations with ODOT in 2000, any increase in development traffic from this site would trigger the need for a right-in right-out restriction at Warner Avenue. ODOT would likely require a concrete median to be placed in Pacific Highway to control the turning movements. [ [ street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. [ I Other: street improvements will be necessary along SW , to include: I I feet of pavement concrete curb storm sewers and other underground utilities I 1 -foot concrete sidewalk [l street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. [ I Other: street improvements will be necessary along SW , to include: CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ( feet of pa' ant concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees [ street signs, traffic control devices, streetlights and a two-year streetlight fee. [ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: I I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Warner Avenue. Prior to final inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Warner Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to n/a: existing building is presently served. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section - Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact. Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. There is no public storm drainage system in Warner Avenue. If street improvements are constructed, then a new public storm line would need to be included. Onsite detention would only be required if the onsite impervious area were to increase over 5,000 sf. ODOT may have additional requirements assuming the drainage would be directed to their roadway. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: X Construction of an on-site water quality facility. Payment of the fee in-lieu. The onsite treatment facility is required if the impervious areas on the site increase by over 1,000 sf. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. As was stated previously, a traffic impact report is required so the City can better assess the impact from this development. The report must be formatted to ODOT standards and reviewed by ODOT(in addition to the City). CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for change in use. In order to determine the TIF, Staff must determine an appropriate use for the site, as given by the list in the TIF Ordinance. The only use that comes close is "Drinking Place". However, there is no trip generation data for that use. The Ordinance then gives two options: 1) pick another use that comes close, or 2) at the applicant's expense, they can have a traffic engineer perform a trip generation study at same or similar uses in other locations to help determine the weekday trip generation factor. The trip generation factor must be shown as "# of trips per thousand gross square feet of building". PERMITS Public Facility Improvement (PFI) Permit Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Site Improvement FL. .tit (SIT). This permit is general._ .sued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: lS lob ENGINEE DEPARTMENT STAFF DATE Phone: 15031639-4171 Fax: 15031624-0752 I\eng\bnanr\templates\preap notes-eng dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION �IA1d�'�„�"e �a CONFERENCE REQUEST 44-CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: . G-'e.6v e_ S A—N le S Address: 1 39 L 7 Su) \at( 7 Phone: 50'3 q W -OS 70 Case No.: ?R .A c'o3 - 00,A(47 City: Tx Q (�`)aab Receipt No.: -200 3 — /3(a 7 P s zip: Application Accepted By: d -tid Contact Person: -�,Ne. 5#-1\eS Phone: ,c f _ ^D3 Date: Property Owner/Deed Holder(s): fl NO T k e f-- _ DATE OF PRE-APP.: `'/ - 15- D 3 1 c rl kA*) G-,\i 1 tV �\4 3*(. Co G-a 3 .155 0.11/4)-A silmE OF PRE-APP.: //= o 0 ex W Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.7/1/2002 i:lcurpin1 masters Vevised\Pre-AppRequest.doc Property Address/Location(s): 11`6 -0 S W pt,,C1-Q-1c_ .14- REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#(s): 1S 1 35 D XOO`kOO Zoning: L.(,, Ef Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: [v]' Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Er Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour lonq and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. -AL,Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN III If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Filing Fee $200.00 GROUP. Pre-Apps (CD Meetings) April2003 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 • Tuesday, April 15, 2003 8:00 8:30 9:00 Pre•app Pre-app 9:30 10:00 Pre-app appt No Pre-app BR in another meeting 10:30 11:00 Pre-app Gene Stiles 503-968-0570 SDR 11847 SW Pacific Y 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 4:21PM Monday, April 07, 2003 Xenon West A No Alcohol Young Adult Nightclub Business and Site Proposal Xenon Enterprises,Inc. proposes to open a no alcohol young adult nightclub at 11847 SW Pacific Hwy in what is currently the Woodworks building. This is located on the corner of Warner Ave and Pacific Hwy near Hall Blvd. The facility will be called Xenon West and shall include a dance floor,sound and lighting systems,a lounge area and a bar serving soft drinks and non-alcoholic beverages. No food will be served. The hours of operation shall be from 8pm to 2pm. During the school year the facility shall be open three days a week. These days will be Friday and Saturday evenings and one other evening to be determined by business. The weekday closing time will be midnight. In addition,days preceding non-school holidays such as Memorial Day weekend,the club may open additional days. During the summertime,Xenon West shall be open no more than five days a week which shall include weekends. No exterior construction to the site will be necessary with the possible exception of the enclosing of the windows in the front and east side of the building. Interior construction will include the bar, stage and non- bearing walls to divide various rooms. Existing walls will be used wherever possible. Additional restroom facilities shall be added as well as plumbing for the bar area. The building is constructed of concrete block. The only questions we would have for the staff to research before the meeting is if you have any concerns on the construction and building materials currently in use at the site. = z 23'8" 1 N ! . Men's Restroom 11'31 Office Lounge 1813" 8 8- 8 8 Iololcl 24' N 23'8" N 11'6" ) 1=517y11111LIIMIN Ladies Restroom 23'6" t 12'6" 73" T' /I w..".581I? ) 6'6" M4Is J Y stir 1 11-1, I r i ig. I 1 II-11 Bar = 1 4' A i "...0 UnI H 34' N 4—6‘ —0 1 ---26' .1 A 17.111 j 1/ ---} ". 14- 10' .r A 1 A 4 31' -r t N a)� Dance Floor 12, Stage 4---o� 34' 496" a' svmaiTh--x Coat Check I = N 7' o 1// ini T q I 7'8" i + i j D.J Booth Blue Areas Denote New Wall Construction. All other walls are currently existing. Xenon West 11847 SW Pacific Hwy. Tigard, OR RE CE,\IED 2a RD G►t r yr IVG EDRING pL ANNINGIE 0 0 0 0 135' fi 68' 29' 36' _ ® _ I 11111111111111-191--01 68' eV sidewalk with 4"high curb-- w-•i 78' e{ Parking Area 1187B3W Pag tTo Hwy di di Estimated 25 spaces \\\\\\\\ I Q 2L RamPed,Wed Entryway _F 1 � Pacific Hwy 99 Parking area contains 15 standard spaces and 15 compact spaces plus 2 handicap spaces Xenon West 1187 SW Pacific Hwy. Tigard, OR RECEIVED AM O'7 2003 GI i v ur i MARC, PLANNING/ENGINEERING _ . 1 0 col I ffTuciTi i135' NT o t Zq r 19' se' wominikesgwit•NI LT 1_ TO m11875 S ac c Hey ei _ � �Eidimeed 3 Ramped,Raced Entryway+ J I i J ) i Pacific Hwy 99 1 Parking area contains 15 standard spaces and 15 compact spaces plus 2 handicap spaces Extended Site Plan Showing Four Entrances Into The Site and the Surrounding Streets Xenon West 11847 SW Pacific Hwy. Tigard, OR