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MMD1999-00008 MMD1999 00008 TEXACO • July 20, 1999. s '��� CRY OF TIGARD Equilon/Equiva/Texaco OREGON Attn. Tom Full 3800 NW St. Helens Road Portland, OR 97296 RE: Texaco Site Improvements at Pacific Highway/Hwy 217 Minor Modification Approval/ MMD1999-00008 Dear Mr. Full: This letter is in response to your request for Minor Modification approval to the existing Texaco site located at 11834 SW Pacific Highway (WCTM 2S1 01 BB, Tax Lot 00301). The existing site includes gas pumps and auto service bays. The proposed modification would change the use of the building to convenience retail and would include certain site improvements such as striping for parking, more landscaping and a sidewalk improvement on Pacific Highway. This property is zoned General Commercial (C-G) in which a retail use is permitted. The Tigard Community Development Code Chapter 18.360, Site Development Review, provides that a modification to an approved site plan may be a Major or a Minor Modification. Major Modifications are processed as a new Site Development Review application. Section 18.360.050.B states that the Director shall determine that a Major Modification will result if one (1) or more of the following changes are proposed: 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; 3. A change that requires additional on-site parking in accordance with Chapter 18.765; 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; 5. An increase in the height of the building by more than 20 percent; 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; 8. An increase in the floor area proposed for a non-residential use by more than 10 percent excluding expansions under 5,000 square feet; 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space by more than 10 percent; 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 Page 1 of 2 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 percent 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 (B) 1 through 10 above; Staff has reviewed your submittal, which includes site plans and building ' elevations prepared by The Rommel Architectural Partnership, a letter addressing vehicle trip generation prepared by Kittelson and Associates, and an analysis and findings prepared by WRG Design. With respect to the criteria listed above, staff concurs that the proposed expansion is a Minor Modification. Based on the analysis provided by WRG Design, the Director has approved this Minor Modification request subject to the following condition of approval. The proposed findings prepared by WRG Design are incorporated herein by reference as the basis for this decision. Condition: 1. The applicant shall obtain any necessary permits from ODOT for work in the right-of-way prior to issuance of Site or Building permits from the City of Tigard. Please submit a copy of this letter with your application for site and building permits. If you have any further questions regarding this decision, please feel free to contact me at (503) 639-4171 x315. Sincerely i , g Mark J. Roberts Associate Planner i:1cu rpin\marklminmodltexaco.doc c: Jennifer Snyder WRG Design, Inc. 10450 SW Nimbus Avenue Portland, OR 97223 Planning Case File MMD1999-00008 1999 Planning Correspondence File 7/20/99 Tom Full,Equilon/Equiva/Texaco Letter Page 2 of 2 Re: 11834 SW Pacific Highway Texaco Minor Modification Approval r W R G li / 9 Gdo4O ? D E S I G N I N C. TRANSMITTAL To: Mark Roberts, Assoc. Planner Date: July 13, 1999 City of Tigard Project: Texaco Site Modifications 13125 SW Hall Blvd. Tigard, OR 97223 WRG#: E0UO01.9 From: Jennifer Snyder Case/File#: D2 Please, notify us at (503)603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: © Attached ❑ Mail © Review & Comment ❑ Separate Cover © Messenger ❑ As Requested ❑ Number of Pages Including Cover ❑ Fed-Ex ❑ Information/File Copies Description 2 Texaco (at Hwys 99 & 217)Type 1 Application for Minor Modification submittal package including plan set 1 Check for application fee of$100 COMMENTS: Here is the final application and fee submittal. Please call me if you have questions or need additional information. I can be reached at 603-9933. As always Mark, thank you. Signed: J_ ____ - .._1, \\W RGD\DATA\DATA\DATA\EQUO01.9\Word\tiga rdtra ns0713.doc PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603-9933 (fax) 603-9944 Oregon • //evada ,, I ... '... iis ......& TEXACO ,, :(ID f at H WY 99 & H WY 217 J'. I Type 1 Application for Site Development Review of Minor Modification Z City of Tigard, Oregon July12,1999 0 Applicant: Equilon/Equiva/Texaco 3800 NW St. Helens Road Portland, Oregon 97296 4 I Prepared by: 0 WRG Design, Inc. 10450 SW Nimbus Ave. Portland, OR 97223 w U MIIDiWI—0 W R G i Ni July 12, 1999 Mark Roberts Associate Planner City of Tigard Community Development 13125 SW Hall Blvd. Tigard, Oregon 97233 RE: Texaco Site Improvements at the intersection of Hwys 99 &217,Tax Map 2S101 BB00301 Minor Modification Site Development Review—Type 1 Application Submittal Dear Mark, This letter is to serve as the Type 1 application submittal requesting approval for a minor modification to an existing development. This application will outline the proposed development activity and show how the development changes do not trigger a major modification, based on the evaluation criteria provided in Chapter 18.360.050—Major Modification(s)to Approved Plans or Existing Development. Included with this application letter are the site plan and building elevation plans with other supporting attachments, and a check for the required $100 processing fee. In review, the Applicant is proposing changes to the existing Texaco service station located at 11834 SW Pacific. For detailed site information, please refer to the Pre-Application submittal provided as Attachment A, and the Site Plan and Building Elevations provided as Attachment C. This will allow for modification of the unused internal service bay area into a small general retail outlet, a use permitted outright in this area zoned C-G, General Commercial District. In addition to this use change, the overall aesthetics of the site will be improved: the sidewalk adjacent to the building will be widened, the above-ground gas pumps and sheltering canopy will be replaced, the amount of landscaped area will be increased, and a sidewalk will be installed along the SW Pacific Highway frontage. Areas of the site not containing the one-story metal fabricated building and pump islands will continue to be used for pedestrian and vehicular circulation, parking, and landscaping. Vehicular access will continue to be provided to the site via SW Garden Place and SW Pacific Highway, although the westernmost SW Pacific access (near SW Garden Place)will be closed per the request of the Oregon Department of Transportation. As mentioned, the Applicant is proposing to improve the SW Pacific Highway right-of-way fronting the project site by installing a sidewalk along the length of the subject property. Using the following evaluation criteria provided in Chapter 18.360.050 — Major Modification(s)to Approved Plans or Existing Development, the Applicant is able to demonstrate that the proposed development changes do not fall under this category, and that the development is therefore considered a minor modification and thus meets the requirements of a Type 1 approval procedure for site development review. PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / /(503) 603-9933 (fax) 603-9944 Oregon • //evada Texaco Site Improvements Minor Modification —Type 1 Application Submittal July 12, 1999 Page 2 of 4 Chapter 18.360.050— Major Modification(s) to Approved Plans or Existing Development B. Evaluation Criteria 1. An increase in dwelling unit density, or lot coverage for residential development; Finding: This proposed development is commercial, not residential, therefore this criterion is not applicable. 2. A change in the ratio or number of different types of dwelling units; Finding: This proposed development is commercial, not residential, therefore this criterion is not applicable. 3. A change that requires additional on-site parking in accordance with Chapter 18.765; Finding: The project site lies within the two different Metro parking overlay zones. However, because the facility is located within a highly urbanized area (at the intersection of Highways 99 and 217), it is more appropriate to utilize the zone with the higher parking maximum, Zone B, in order to accommodate the large number of vehicles utilizing this busy intersection area. Based on this reasoning and Chapter 18.765—Off-Street Parking and Loading Requirements, the project is proposing four (4) spaces for the primary use of fuel sales and twelve (12) spaces for the secondary "Star Mart" retail use (6.2 spaces per 1000 square feet of retail space). Minimum required parking is four(4)spaces for fuel sales and seven (7)spaces for the retail use for a total of 11 spaces. This site plan is proposing a total of 16 regular and one handicap parking stalls. Because the existing site currently provides 12 parking spaces and the minimum parking requirement for this site modification is 11 spaces, the proposed project does not require additional parking in accordance with Chapter 18.765 and therefore does not meet this major modification criterion. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code (UBC); Finding: The intent of identifying a change in the type of commercial structure as defined by the UBC is to ascertain the type of firewall necessary between differing adjacent uses. However, because the entire existing structure is to be updated into a Star Mart with uniform construction, there will be no differing uses within the single building. 5. An increase in the height of the building(s) by more than 20%; \\WRGD\DATA\DATA\DATA\EQUOO1.9\WORD.APPLETTER.DOC D E S I G N I N C. Texaco Site Improvements Minor Modification —Type 1 Application Submittal July 12, 1999 Page 3 of 4 Finding: No change in the height of the building is being proposed, therefore, this criterion is not applicable. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected; Finding: Although the westernmost vehicular access off of SW Pacific Highway (Highway 99)will be closed per the request of the Oregon Department of Transportation, off-site traffic circulation will not be negatively affected. The nearby second access point along this same side of the facility will remain open, as will the access off of SW Garden Place. The proposed site plan provides improvements to the SW Pacific Highway right-of-way fronting the facility by installing a sidewalk along the length of the subject property. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day; Finding: The modifications proposed for the Texaco facility is not anticipated to cause an increase in vehicular traffic to and from the site in excess of 100 trips per day. Please refer to Attachment B —Trip Generation Letter from Kittelson and Assoc., dated July 12, 1999, for details of this finding. 8. An increase in the floor area proposed for a nonresidential use by more than 10% excluding expansions under 5,000 square feet; Finding: Because the site modification does not include expansion of the existing structure, this criterion is not applicable. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10%; Finding: This commercial development did not in the past, nor in the present, require open space; therefore, this criterion is not applicable. However, the proposed site plan does provide an improved, landscaped area in the rear of the facility complete with picnic-type tables, thus creating usable on-site open space. 10. A reduction of project amenities below the minimum established by this code or by more than 10% where specified in the site plan: a. Recreational facilities; Finding: There are no recreational facilities associated with the existing Texaco facility or proposed modification, therefore, this criterion does not apply. \\W RGD\DATA\DATA\DATA\EQUO01.9\W ORD\APPLETT ER.DOC D E S I G N I N C. Texaco Site Improvements Minor Modification -Type 1 Application Submittal July 12, 1999 Page 4 of 4 b. Screening; and/or Finding: Any additional on-site perimeter screening applications due to the proposed frontage improvements will only result in a net increase of this amenity. c. Landscaping provisions; Finding: Interior landscaping will be modified due to parking stall reconfiguration and the improvements slated along the SW Pacific Highway frontage. The proposed site plan calls for approximately 33 percent of the site to be landscaped and will meet the provisions of Chapter 18.745-Landscaping and Screening. 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of B1 through 10 above of this subsection; Findings: There were no such modifications to the conditions imposed at the time of site development review, therefore, this criterion is not applicable. In summary, as established in this application letter and attachments, the Applicant's request and approval for a Minor Modification to the existing Texaco facility satisfy all applicable criteria. The Applicant, therefore, requests approval of this application as submitted. Please call me should you have any questions or need any further information. I can be reached at 503-603- 9933. Sincerely, WRG sign, Inc. Q• Jennifer A. Snyder, AICP Planner cc: Tom Full, Equilon/Equiva/Texaco Jeff Curran, WRG Design EQUO01.9-D2 Attachment A- Pre-Application Submittal Attachment B -Trip Generation Letter from Kittelson and Assoc., dated July 12, 1999 Attachment C - Proposed Site Plan and Building Elevations \\WRGD\DATA\DATA\DATA\EQUO01.9\WORD\APPLETTER DOC D g C) 3 CD D Texaco site Tigard, Oregon July 12, 1999 W R G D E S I G N I N C . TEXACO SERVICE STATION at HWY 99 & HWY 217 Pre-Application Information for proposed Major Modification of Existing Use City of Tigard, Oregon June,1999 Applicant: Equilon/Equiva/Texaco 3800 NW St. Helens Road Portland, Oregon 97296 Prepared by: WRG Design, Inc. 10450 SW Nimbus Ave. Portland, OR 97223 PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / /(503) 603-9933 (fax) 603-9944 �regon • //evada SUMMARY OF PROPOSAL The Applicant is requesting approval for a Minor Modification to an Existing Development, the Texaco Service Station located at 11834 SW Pacific. This will allow for modification of the unused internal service bay area into a small general retail outlet, a use permitted outright in this area zoned C-G, General Commercial District. In addition to this use change, the overall aesthetics of the site will be improved: the sidewalk adjacent to the building will be widened, the above-ground gas pumps and sheltering canopy will be replaced, and the amount of landscaped area will be increased. Areas of the site not containing the one-story metal fabricated building and pump islands will continue to be used for pedestrian and vehicular circulation, parking, and landscaping. Vehicular access will continue to be provided to the site via SW Garden Place and SW Pacific Highway, although the westernmost SW Pacific access (near SW Garden Place)will be closed per the request of the Oregon Department of Transportation. The Applicant is proposing to improve the SW Pacific Highway right-of-way fronting the project site by installing a sidewalk along the length of the subject property. II. DEVELOPMENT TEAM Applicant and Owner: Equilon/Equiva/Texaco 3800 NW St. Helens Road Portland, Oregon 97296 (503) 225-4223 (503) 225-4238 fax Contact: Tom Full Civil Engineering/ Planning: WRG Design, Inc. 10450 SW Nimbus Avenue, Suite RA Portland, Oregon 97223 (503)603-9933 (503)603-9944 fax Contact: Jeff Curran, PE Mel Jones Jennifer Snyder, AICP III. SITE INFORMATION Township and Range: NW 1/.NW 1/4 Section 1 T2S R1W WM Assessor Map Number: 2S 1 01 BB Tax Lots: 301 Site Size: 0.68 acres Location: Near the intersection of SW Pacific Highway (Hwy 99 West)and SW Beaverton -Tigard Highway (Hwy 217) Current Zoning: C-G General Commercial District Texaco Major Modification Preapplication Process City of Tigard—June, 1999 1 \\W RGD\DATA\DATA\DATA\EQUO01.9\Word\preappnarr.doc IV. SITE DESCRIPTION Location The site is located in the northwest quarter of Section 1, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, and consists of tax lot 301 identified on Assessor Map 2S 1 1 BB. The site is bounded to the north by SW Pacific Highway (Hwy 99), to the east by the Beaverton-Tigard Highway (Hwy 217), to the south by a privately-held property, and to the west by SW Garden Place. Existing Conditions The site is approximately 0.68 acres in size and is a fully developed Texaco service station. The existing one story metal fabricated building covers 1,784 square feet and the canopy-covered pump islands (two islands with two pumps each) cover approximately 1,000 square feet. There are currently 12 parking spaces designated with curb stops with a handicap parking space and adjacent concrete ramp on the west side of the building. Two signs exist on the site, one facing SW Pacific Highway and one facing Hwy 217. The southern portion of the property drops dramatically beyond the asphaltic surface, which is protected with a guard rail, down to the adjacent property. Several large trees lie just beyond the guard rail. Public and Private Utilities Because this site is located within a heavily urban setting, primary utilities exist on and near the perimeter of the property. Water is provided within the SW Pacific Highway and SW Garden Place rights-of-way. It is yet uncertain exactly where the sanitary sewer lines are located, and while a storm outlet is present near the northwest corner of the site along SW Garden Place, it is unknown exactly where this drains to (although presumably south along SW Garden Place). The site is currently provided with electrical, telecommunication and natural gas (located within the SW Garden Place right-of-way) services. Land Use Adjacent lands reflect primarily retail and commercial uses. A business park lies adjacent to the subject property to the south, Highway 217 lies to the east, and various smaller retail and commercial stores exist to the north and east. These uses reflect the existing land use zone classification of C-G -General Commercial, designated for this area. There are no residential uses within the area. The steep grassy slope along the southern edge of the subject property is populated with several large trees. The grassy area east of the developed portion of the property, adjacent to the Highway 217 corridor, slopes down to the roadway. Transportation The property maintains frontage onto SW Pacific Highway to the north and SW Garden Place to the west. The site is centrally located southwest of the intersection of SW Pacific Highway (Hwy 99 West) and SW Beaverton -Tigard Highway (Hwy 217). Zoning The site is currently zoned C-G, General Commercial, which permits outright the additional proposed use of sales-and repair-oriented general retail. This particular use does not impose any additional restrictions to the existing approved vehicle fuel sales use in regard to minimum setbacks. Texaco Major Modification Preapplication Process City of Tigard-June, 1999 2 \\W RG D\DATA\DATA\DATA\EQUO01.9\Word\preappnarr.doc D so n m- 3 CD . CO Texaco site Tigard, Oregon July 12, 1999 KITTELSON & ASSOCIATES Fax:5032738169 Jul 12 1999 12:52 P.02 K D TTOS, . TRANSPORTATION KIELSON &PLANNING/TRAFFIC ASS CIATE ENGINEERING 610 SW ALDER,SUITE 700 • PORTLAND,OR 97205 • (503)226-5230 • FAX(503)273-8169 July 12, 1999 Project#: 3736 Jennifer Snyder WRG Design, Inc. 10450 SW Nimbus Ave. Portland,OR 97223 RE: Estimated Trip Generation for the Tigard Texaco Service Station- Tigard, Oregon. Dear Jennifer: Pursuant to your request, Kittelson & Associates, Inc. has evaluated the estimated trip generation 1. characteristics of the proposed Tigard Texaco service station located at 11834 SW Pacific Highway. The applicant is requesting approval for a Minor Modification to an existing development, the Texaco Service Station, on the site. The existing site is approximately 0.68 acres and is a fully developed Texaco service station consisting of a vacant 1,784 square-foot building, plus eight operational fueling positions. The proposed site modification will convert the existing on-site building into a small Star Mart convenience store. As requested under a Type I Minor Modification to an existing development,Kittelson&Associates, Inc.has compared the estimated trip generation for the proposed development to that of the existing site to determine the projected change in vehicular traffic to and from the subject property upon redevelopment. The trip generation comparison was performed utilizing the trip generation rates quoted in the standard reference manual Trip Generation, 6th Edition published by the Institute of Transportation Engineers. From this data, the estimated daily trip generation for the site under existing and proposed conditions was calculated as shown in Table 1 below. Table 1. Texaco Tri• Generation Oil iq i f 1}r IV i')' '�� 7t�(,r�I ' �t t�1�' 't1 p' i r 7431! �`�V•T111 k.4� 7 I{'��y yp T �'�Y1+—r^-^••�rir r`7 u er 7u Ifl:i 6,',: "�rlA..l�y i!'�J.}'w1 iG t"'S i�Wut f T .4'4 '�y, r+k �t�u"1,�I.I �{ g,R. inn J 'x*�f?Y�l l�'yl+I YIt 1a;,T+NMri,^<rr�.;.. r .x0...a• „ of �.. N:.�x ors.,,,, „i .. ,. tf'"i4-'r.G�"'slbvla r '':.1p�."""t;s....�:IA'Yl.-"."'');:••-:...,s; ; ..K,r' �rt►.+'„,14. .7...r[;r(; .-:ir`-`r,SS�ttit,T*' t �YY;.i44r..; p i;i.:,:: V. -' q : r . v .,,vim , ,• �,.. pry' ✓. r.n,.; dv io. :rk.:"` W #4,--- ^'..�;r:A irzAw..t`nllt:Y 7..wr Sr. ,7 t f .r•.'r. C' _' *A'.4:,`v%z rm;Wa,kPf74 R ar.t •Q„""�"_`�00-0.008 t P f#0.'.� 4. 70.iu... i`-:. ' ',0;4<,. ��; .:ar Service Station(existing) 8 170 1360 Service Station plus Convenience Store 8 165 1320 FILE NAME:H:1 PRO11FILE\3736\TIGARD10712J51ET KITTELSON 8. ASSOCIATES Fax:5032738169 Jul 12 1999 12:52 P.03 Jennifer Snyder Project.'$736 Jviy 12, 1999 Page:2 As shown in Table 1, the data presented in the ITE Trip Generation Manual indicate that the proposed redeveloped Texaco with a Star Mart store will generate slightly fewer daily trips during an average weekday than the existing Texaco service station,without a Star Mart store. Logically it is probably unlikely that redeveloping the site will result in a net reduction in the total number of daily trips to and from the property,however,the data does indicate that it is also unlikely that there will be a significant increase in the total number of daily trips. Based on the nature of the land use proposed, a large proportion of the trips generated by the new Star Mart convenience store will be trips internal to the site from the Texaco service station. In addition, it should be noted that discussions with WRG Design, Inc. have revealed that the proposed on-site landscaping and access reconfiguration of the property modification will likely benefit the surrounding transportation system. We trust this letter addresses your concerns regarding the amount of daily trips generated by the proposed modification of the existing Tigard Texaco service station. Should you have any additional questions or concerns please feel free to contact us. Sincerely, KITTELSON & ASSOCIATES,INC. Sonia Hennum Andrew Daleiden Project Manager Transportation Analyst • Kittelson Assodates,Inc. Port/and, Oregon D C) 3 CD ert C) Texaco site Tigard, Oregon July 12, 1999 1i 201.48 ti [XIS 4rNC . 1 } LANDSCAPE A% I • ��, -�; j ....:,...,•—aa. CROW)4.44. GAURO:r /c ' LANDSCAPE LANDSCAPE N j LIMl . _ Ilil� .: • ` I %i � � =ll SITE LOCATION b i i o o b' A 0 O O ../:� _ j I y VICINITY MAP -- R=.1• �:.):iz..�i T_/F!.�.w.an. �C N1 r=-.`.0 -e1 :'l� f t R .2" �� .. % i 18.:54 S.W. PActin%(r Raeiit t r V •, p 1 J ... Ir, f i TiN: SrOR ' ut'ltt FABRiailZ.; % •_`�_j < �IpO W 1I ,s4; 0 r/% .t'r Jl :!v0 EL.=214.7" % `r'l . I"o V k i.a :./.2./.-,../ 9-../-,,,,,, --:"./ ',//2.'./-.9, ..,./, /`jam �...., R�J.SJ EXISTING BUILDING' .. s e . 'j TD BE REYDOEL£D I ff 1 i - f, 1 ALL •J I rIt • A7R/IYATER Si 110N _� r,�,,,� �`JJ LLI Cr I Tr ® R■S' I • / • ) • I I I I ' LILA NN OWCA °a E / I I - i 1 I R■2' O I R-J. t v. ` 9' `�NEW CANOPY I W Y R G ..��p"1f,C f_,;.!: _ 1 D E S I G N I N C . v. 0 O 10450 SW Nimbus Ave., Portland, Oregon 97223 `�-— — —- - .—=...,...r . -1i2"So7'00 E -— —LANDSCAPE —— a 5031603-9933 FAX: 503 1603-9944 I ,e. -t I r-40' PLANNERS.ENGINEERS•LANDSCAPE ARCHITECTS•SURVEYORS S. W. PACIFIC HIGHWAY (99W) Updated X-X-X %` P .6-N YqQ 1208 NW.FRONT 16,237 50Q9m1Qd PO LAY,OR OREGON LEGEND NOTES: AQC1104[4e4291;i6d 67209 1a.46t1,la`P'T PCp4M TEL 66T217 6644 `T1 A —— 0 EXISTING TEXACO SIGN TO REYNN.(PROIECf N PLACE) or EXPIRES 12-31-99 o+l�w • .-.... FAX 603-7/7-8493 OAR pPVS. e O 110NOLITHIC CURB AND SIDEWALK SEE OCT AL SHEET XXX ....=.661..� umQ� �ra�.� OAR 3 EXTRUDED CURB �� '� ".-_ ,.,/W0p� p,••;�MM Eg.W ..�.�0 7-7- 4 COMMERCIAL DRIVEWAY APRON SEE DETAL SHEET XXX \ o�rr�.00a�cr"Arrmrmaa•v�o uu.vo raor av»�. w.• S HANDICAP PARKING SYMBOL SEE DETAIL SCET X00( \\\ � �terg. EQUILON L.L.C. ©HANDICAP PARKING HATCH AM) RAMP. SEE OETAR SHEET UX O7 ESSIING UNDERGROUND STORAGE TANKS 10 REMARK. PACIFIC NORTHWEST REGION (PROTECT IN PLACE) O IIL/L9i ENCLOSURE. SEE OCTAL SHEET XXR rWAPN/C SCAN£ SITE PLARI O NEW CANOPY.SEE DETAIL SHEET x70( '� '0 217/HWY 99W (/N ATE) 11834 SW PACIFIC HWY. PATIO SCORING SEE ARCHITECTURAL SHEET XXX TIGARD, OREGON ,0 1 inch 1011. 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PACIFIC NO YSHREa7 it CM ia ©Sdfii ELEVATION EXTW OR REVAMPS 217 h 99W STAR MART 1654 H.T. PACIFIC HIGHWAY 6LVII000N ORZGON DRAIN QTR $6 DWI 21LAM eDOT, )QXI8hoolt02 A0013. • W R G E S I G N I N C . TRANSMITTAL To: Mark Roberts, Associate Planner Date: June 8, 1999 City of Tigard Community Development Project: Tigard Texaco Major Modification 13125 SW Hall Blvd. Tigard, OR 97223 WRG#: EQUO01.9 From: Jennifer Snyder, AICP Case/File#: D2 Please, notify us at (503) 603-9933 if there are any problems receiving this transmission Transmitting: Via: For Your: © Attached O Mail O Review & Comment O Separate Cover IN Messenger © As Requested 71 Number of Pages Including Cover 0 Fed-Ex O Information/File Copies Description 3 Tigard Texaco Preapplication Conference Request consisting of narrative with two plans: 1) Proposed Site Plan and 2) Existing Site Analysis. 1 Preapplication conference fee of$240 (WRG check#10863). COMMENTS: Attached are the items required to schedule a preapplication conference with the City. Please call me to schedule the meeting date and time. G/ • cri r et') DAtA Thank you and best regards. Signed: -. , ,_____? \\WRGD\DATA\DATA\DATA\EQUO01.9\WORD\TIGARD TRANS 0608.DOC PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603-9933 (fax) 603-9944 2 Oregon • i�/evad/a W R G I) E S I G N I N C . TEXACO SERVICE STATION at HWY 99 & HWY 217 Pre-Application Information for proposed Major Modification of Existing Use City of Tigard, Oregon June 8,1999 Applicant: Eq u i l on/Eq u iva/Texaco 3800 NW St. Helens Road Portland, Oregon 97296 Prepared by: WRG Design, Inc. 10450 SW Nimbus Ave. Portland, OR 97223 PLANNERS • ENGINEERS • LANDSCAPE ARCHITECTS • SURVEYORS 10450 SW Nimbus Ave., Portland, OR 97223 / (503) 603-9933 (fax) 603-9944 2/ Oregon • //evacla DEVELOPMENT TEAM Applicant and Owner: Equilon/Equiva/Texaco 3800 NW St. Helens Road Portland, Oregon 97296 (503) 225-4223 (503) 225-4238 fax Contact: Tom Full Civil Engineering/ Planning: WRG Design, Inc. 10450 SW Nimbus Avenue, Suite RA Portland, Oregon 97223 (503)603-9933 (503)603-9944 fax Contact: Jeff Curran, PE Mel Jones Jennifer Snyder, AICP II. SUMMARY OF PROPOSAL The Applicant is requesting approval for a Major Modification to an Existing Development, the Texaco Service Station located at 11834 SW Pacific. This will allow for modification of the unused internal service bay area into a small general retail outlet, a use permitted outright in this area zoned C-G, General Commercial District. In addition to this use change, the overall aesthetics of the site will be improved: the sidewalk adjacent to the building will be widened, the above-ground gas pumps and sheltering canopy will be replaced, and the amount of landscaped area will be increased. Areas of the site not containing the one-story metal fabricated building and pump islands will continue to be used for pedestrian and vehicular circulation, parking, and landscaping. Vehicular access will continue to be provided to the site via SW Garden Place and SW Pacific Highway, although the westernmost SW Pacific access (near SW Garden Place)will be closed per the request of the Oregon Department of Transportation. The Applicant is proposing to improve the SW Pacific Highway right-of-way fronting the project site by installing a sidewalk along the length of the subject property. III. SITE INFORMATION Township and Range: NW 1/4 NW 1/4 Section 1 T2S R1W WM Assessor Map Number: 2S 1 01 BB Tax Lots: 301 Site Size: 0.68 acres Location: Near the intersection of SW Pacific Highway (Hwy 99 West) and SW Beaverton -Tigard Highway (Hwy 217) Current Zoning: C-G General Commercial District Texaco Major Modification Preapplication Process City of Tigard 1 W R G J:\DATA\EQ0001.91Word\preappnarr.doc D E S K N I NC • IV. SITE DESCRIPTION Location The site is located in the northwest quarter of Section 1, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, and consists of tax lot 301 identified on Assessor Map 2S 1 1BB. The site is bounded to the north by SW Pacific Highway (Hwy 99), to the east by the Beaverton -Tigard Highway (Hwy 217), to the south by a privately-held property, and to the west by SW Garden Place. Existing Conditions The site is approximately 0.68 acres in size and is a fully developed Texaco service station. The existing one story metal fabricated building covers 1,784 square feet and the canopy-covered pump islands (two islands with two pumps each) cover approximately 1,000 square feet. There are currently 12 parking spaces designated with curb stops with a handicap parking space and adjacent concrete ramp on the west side of the building. Two signs exist on the site, one facing SW Pacific Highway and one facing Hwy 217. The southern portion of the property drops dramatically beyond the asphaltic surface, which is protected with a guard rail, down to the adjacent property. Several large trees lie just beyond the guard rail. Public and Private Utilities Because this site is located within a heavily urban setting, primary utilities exist on and near the perimeter of the property. Water is provided within the SW Pacific Highway and SW Garden Place rights-of-way. It is yet uncertain exactly where the sanitary sewer lines are located, and while a storm outlet is present near the northwest corner of the site along SW Garden Place, it is unknown exactly where this drains to (although presumably south along SW Garden Place). The site is currently provided with electrical, telecommunication and natural gas (located within the SW Garden Place right-of-way) services. Land Use Adjacent lands reflect primarily retail and commercial uses. A business park lies adjacent to the subject property to the south, Highway 217 lies to the east, and various smaller retail and commercial stores exist to the north and east. These uses reflect the existing land use zone classification of C-G - General Commercial, designated for this area. There are no residential uses within the area. The steep grassy slope along the southern edge of the subject property is populated with several large trees. The grassy area east of the developed portion of the property, adjacent to the Highway 217 corridor, slopes down to the roadway. Transportation The property maintains frontage onto SW Pacific Highway to the north and SW Garden Place to the west. The site is centrally located southwest of the intersection of SW Pacific Highway (Hwy 99 West) and SW Beaverton -Tigard Highway (Hwy 217). Zoning The site is currently zoned C-G, General Commercial, which permits outright the additional proposed use of sales- and repair-oriented general retail. This particular use does not impose any additional restrictions to the existing approved vehicle fuel sales use in regard to minimum setbacks. Texaco Major Modification Preapplication Process City of Tigard 2 W R G J:\DATA\E QU001.9\Word\preappnarr.doc D E S I G N I N C. • I'./ 'co 9_ CITY OFTIGARD PRE-APPLICATION CONFERENCE NOTES C uAnODevl���ment P (Pre-Application Meeting Notes are Valid for Six[61 Months] Shaping (Better Community .P �r NON-RESIDENTIAL - PRE-APP.MTG.DATE: STAFF AT PRE-APP.: ��� Cite APPLICANT: AGENT: 11f? 1)Gsc5N Phone:[ ) Phone: [ ) aD3— F ? PROPERTY LOCATION: ADDRESS/GEN.LOCATION: --Et�1.,� TAX MAPS)/LOT -C j . 2- {�k NECESSARY APPLICATION[S): Elect✓ t VE j{c eekria&I (" R� PROPOSAL DESCRIPTION: cat.j.ker gL5 cm C!£ Stzgc cif- st''ric t. ■ ems COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: C.I.T.AREA: 1I FACILITATOR: PHONE: [5031 ZONING DISTRICT DIMENSIONAL RE i IREMENTS MINIMUM LOT SIZE: ii sq. ft. Average lot width: 5Oft. Maximum building height: 45 ft. Setbacks: Front ft. Side ft. Rear 0 ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum land or natural veget tion area: `5 %. [Refer to Code Section 18. 2p] ADDITIONAL L I DIMENSIONAL REQUIREMENTS MINI. UM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots treated as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The t1EPTH OF ALL LOTS SHALL N• GEED 21/2 TIMES THE AVERAGE WIITH, unless the parcel 's less than 11/2 times the e. mum lot size of the applicable zoning district. [Refe ; I de Section-1111-10.060] CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NON-Residential Application/Planning Division Section SPECIAL SETBACKS • STREETS: 5$ feet from the centerline of k G(� LOWER INTENSITY ZONES: feet, alon the site's boundary. • FL G LOT: 10-FOOT SID ETBACK. [ e Sod apter 18.130) SPECIAL BUILDING HEIGHT PROVISIONS 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. (Refer to Code Section 18.130.010.8.1 PARKING AND ACCESS / REQUIRED parking for this type of use: -'t' 2/�(q∎CSL Parking SHOWN on preliminary plan(s): !!! SECONDARY USE REQUIRED parking: �/ � 005 , i Parking SHOWN on preliminary plan(s): NO MORE THAN 40% 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. [Refer to Code Section 18.165.0401 Handicapped Parking: • 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. Minimum number of accesses: I Minimum access width: k_ . Minimum pavement width: ((�� All driveways and parking areas, excpftfor some fleet storage parking areas, must be paved. Drive-in use queuing areas: [Refer to Code Chapters 18.765 and 18.705) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 MOM-Resldentlal Application/Planning Ofvlslon Section WALKWAY REQUIREMENTS 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. (Refer to Code Section 18.705.030) LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDU ' :UILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loadi . -.ace. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.765.080) CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Chapter 18.795) BUFFERING D SCREENING In • der TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE O' VISUAL IMPACTS between adjacent developments, especially between different land uses, the Cit requires landscaped buffer areas along certain site perimeters. Required buffer areas are de-cribed 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 plant' .s. Site obscuring screens or fences 1. - -- et -• i end; these are often advisable even if not requ. :• b the Code. •: °.. re. buffer areas may only be pied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. (Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are s follows: feet along north boundary. feet along east b)undary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING 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. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.145,18.765 and 18.705) CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 MOM-Residential Application/Planning Division Section eGNS 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 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 review before the Hearings Officer. (Refer to Code Chapter 18.7801 SENSITIVE LANDS The C de provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVE OPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAT AGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNST BLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- applicat in conference based on available information. HOWEVER, the responsibility to precisely identif -nsitive lands areas and their boun•- e r-s••n. bilit of the applicant. Areas meetin• t' - definitions of sensitive I.•: must be clearl indicated • •lans submitted with the develosmen :�.lication. Chapter 18.84 also provides regulations for the use, protection, or modificati•• of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAIN (Refer to Code Chapter 18.715) ?STEEP SLOPES ° 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.C. UNIFIED SE ERAGE AGENCY LUSA)BUFFER STANDARDS,R a 0 96-44 LA D DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a v-jetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive aria. De. i•n Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, fro the defined boundaries of the sensitive area, except where approval has been granted by the Age y or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or Cit to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall •- directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maxim allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 •-rcent of the length of the vegetated corridor within the development or project site can be less than ' feet in width. In any case, the average width of the vegetated corridor shall be a minimum of .feet. Restrictions in the Ct:•etate Corridor: NO structures, develo• -• •• - : : • -s, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activiti-° hall be permitted which otherwise detract from the water quality protection provided by the vegetated •rridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDIN► EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor mist be widened by the width to the path. A paved or gravel walkway or bike path may not be con tructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the gency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to e (sting vegetation; and WATER QUALITY FACILITIES may encroach into the vegetated c rdor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE RCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor hall be contained in a separate tract, and shall not be a part of any parcel to be used for the constru tion of a dwelling unit. (Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWM) CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON-Residential Application/Planning Division Section WATER RESOURCES OVERLAY DISTRICT The W a TER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Come `-hensive Plan and is intended to resolve conflicts between development and conservation of sip; ificant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetla ds Inventory. Specifically, this chapter allows reasonable economic use of property while estab ishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish :nd wildlife habitats; and conserve scenic, recreational and educational values of water reso rce areas. Safe ' arbor: The " OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL • (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Div on 23). These provisions r 're that "significant" wetlands and riparian corridors be mapped an. e -- ==. tr1 ualatin River, w is also a "fish-bearing stream," has an average annual flow o more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS' by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet p- second (cfs). ➢ Major streams in Tigard include FANNO CREEK, L.H CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BAL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" accordi g to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Der , Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin 'fiver. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND P a RALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN A.SOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian orridor boundary" in OAR 660-23- 090(1)(d). The standard TUALATIN RIVER RIPARIAN SETBACK I' 75 FEET, unless modified in accordance with this chapter. The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unles ...dified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030) Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJO" STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures o impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection fo identified major stream resources is ensured through streambank restoration and/or enhancemen of riparian vegetation in preserved portions of the riparian setback area. Eli.ibilit for ' .arian Setback in Disturbed Areas. TO BE ELIGIB FOR A RIPARIAN SE ' : REDUC ►' , the applicant must demonstrate that the riparian corn., was subst.. • disturbed at the time is regulation was adopted. This determination must .e o. es on the Vegetation Study requi :d by Section 18.85.050.C. that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-sit_ riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site iparian corridor and healthy trees have not been removed from the on-site riparian setback art. for the last five years; ➢ That vegetation was not removed contrary to the provisions of S- tion 18.85.050 regulating removal of native plant species; CITY OF TIGARO Pre-Application Conference Notes Page 5 of 9 NON-Residential Application/Planning D.vlston Section That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.197.1001 TREE REMOVAL PLAN REQUIREMENTS • A TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major 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 18.150.070.D. according to the following standards: 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. (Refer to Code Section 18.790.030.CJ 1 ITIGATION 3 REPLACEMENT OF A TREE shall take place according to the following guidelines: A replace ttree shall •e a substantially similar species considering site characteristics. _ _—Ff a replacement tree of the pecies of the tree removed or damages is not reasonably available, the Director may alto„ replacement with a different species of equivalent natural resource value. If a replacement tree of the size c is not reasonably available on the local market or would not be viable, the Director shall re• ire replacement with more than one tree in accordance with the following formula: The number of replacemen trees required shall be determined by dividing the estimated caliper size of th- tree removed or damaged, by the caliper size of the largest reasonably available eplacement trees. If this number of trees cannot be viably located on the subjec property, the Director may require one (1) or more replacement trees to be plante. on other property within the city, either public property or, with the consent of the own:r, private property. The planting of a replacement tree sh: I 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. (Refer to Code Section 18.790.060.E.] CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NON-Residential Application/Planning Division Section NARRATIVE 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 consider an application incomplete and delay review of the proposal. (Refer to Code Chapter 18.32] t8 -MO r t8 .52o/ k3 .-Zkr_/ tc3.1ci( ‘8.149 / -7S / � ?C35A3•300 CODE CHAPTERS ,8--tat 18.80 18 • 18.102 18.116 18.150 8.84 8.96 18.106 :. I 18.160 8.85 18.98 18.108 _ 18.130 18.162 1 :.:: 18.100 18.114 18.134 _ 4-IMPACT STUDY 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. [Refer to Code Sections 18.390.040 and 18.390.050) NEIGHBORHOOD MEETING 9� THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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. (Refer to the Neighborhood Meeting Handout] SUBDIVISI I • PLAT NAME RESERVATION PRIs R TO SUBMITTING A SUBDIVI ! • = i - _ APPLICATION with the City of Tigard, appli ant's are required to compl- - .nd file a subdivision p aming request with the Washington Count Surveyor's Office i order to obtain approval/rese : on for any subdivision name. Applica ens will not be -- cepted as complete until the City rece - the faxed confirmation of approval em the C. . - y of the Subdivision Name Reservation. (County urveyor's Office: 503-648-8884] 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 Cit 's colic is to a,.1 those s stem 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). CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Application/Planning Division Section RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Chapter 18.755] ADDITIONAL CONCERNS OR COMMENTS: Li,nvi a t a r(f JJ; ir•o, 'rk 4 el fJ mod ) 4-0 h 11 4 of Jj, r.. J-rS.,. / t r^aft.)".0 /'fA )I Le / 4r J r ti 0em_let.kS ��L fc * j �l Y+/li 7�GA if ✓' R r r►2 J. `fJ D CO n, p � 1.4-..1'1. 01J , _re let, 7 L1• 2J. 2, — PROCEDURE / 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. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. 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 Division 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. 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 use decisions. An appeal on this matter would be heard by the Tigard ki6ARodls C c8k . A basic flow chart which illustrates the review process is available frbm the Planning Division upon request. CITY OF TIGARD Pre-Application Conference Notes Page If of 9 NON-Residential Appllcallon/Planning Division Section 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good 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 that 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). .0_, ■ PREPARED BY: V .r CITY OF TIGARD P NNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: [5031 639-4171 FAX: [5031684-7297 E-MAIL staff's r ame ci.tigard.or.us \cu rpin\masters\revi sed\preappc.mst (Engineering section:preapp.eng)1 Updated: Jun.7,99 CITY OF TIGARD Pre-Application Conference Notes Page 9 019 NOM-Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read his form carefull in con'unction with the notes •rovided to ou at the •re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. � Staff: _, Date: G(221.j�1 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal-size, addressed with 1"x 4"labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): Q/ec Vicinity Map 14 Preliminary Grading/Erosion Control Plan Q' Existing Conditions Map IV Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Ur Preliminary Storm Drainage Plan 0 Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan 13'/Site Development Plan ❑ Architectural Drawings CY/ Landscape Plan ❑ Sign Drawings GY Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on th type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 6 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report El Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report _ ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map USE cfciWac.,(6.g Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils Li Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with ?6"caliper measured 4' from ground level ❑ • Location and type of noise sources ❑ Locations of existing structures and their uses ❑ • Locations of existing utilities and easements ❑ • Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names,addresses and telephone numbers of the owner,developer,engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided land ❑ Contour lines related to a City-established benchmark at 2'intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose, location,type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions(if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings,wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines(2'intervals for slopes 0-10%or 5'for slopes>10%) ❑ Location,width and names of streets,easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations,dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site _ ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations,dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location,size and species of existing plant materials ❑ General location,size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable Cl Location and size of fences, buffer areas and screening ❑ Location of terraces,decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location,size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • is curpinGnastersVevised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION ui °Commnty(Development Shaping Better Community �t a PUBLIC FACILITIES at so �7 -) 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: ( ) to feet from centerline. ( )__ to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (�) _ - street improvements il'be necessary along �(`I`^� ( AS (SRS( Piles-ZS� to include: feet of pavement I I 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. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Inglneering Department Section ( ) stref iprovements will be necessary alo to include: ❑ 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. ( ) street improvements will be necessary along to include: ❑ 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. ( ) street improvements will be necessary along to include: ❑ feet of pavement Li 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. 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) ( ) 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 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section are on the opposite of the street from the site. If the , in-lieu is proposed, it is equal to $ 27.50 per lineal foul of street frontage that contains the _ .erhead lines. There are existing overhead utility lines which run adjacent to this site along SW . Prior to , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. 4- Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to �E C -A PhS A(-1 I■ 6 - - Li - i i4 s Arb&A 1S tcN�F �4��3f+.e lS a %-u 614 ' 99 v1/41 ) Ilk+ IS L)u 4-kov a -T7 is so A. �wvz i � P &yr TrKR..E, ! osbat,-srs. Water Supply: II (STu wf PAW-, The \rp .a - Phone:(503) g%I provides public water service in the area of"tZ site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) 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. 1: 1 r-e K J\LA-- Ile. tJo >►.)6 )Tian s ) 11-it c t•-}(ir cc.151 cb1V-4A WILL- AAtzub‘cre 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. 91-47, as amended by R&O 91-75) 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 CITY OFTIGARO Pre-Application Conference Notes Page 3 016 Engineering Department Section newly created impervious ' ices. The resolution contains a pr :ion that would allow an applicant to pay a fee in-lieu of cons.. .sting an on-site facility provided sb. _,Ific 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: ( ) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. t�rk/ IA ec-d-o � 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. • (D1)1 t t.)1 , A -rim=,c- s'rvci 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. 1- 1o�-i7 NOT Ham- , P� O. �J lc i� J�a�S STA��1 hJl-fN A C.JeJ V eN l>✓tJ IAmE1(eX H+4 c A l.o■A.C�-/Z_ -TIP-105 PERMITS -- Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Englneertng Department Section In addition, the per 'e will be required to post a bon r similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering 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. Site Improvement Permit (SIT). This permit is generally issued 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. CITY OF TIGARO Pre-Application Conference Notes Page 5 of 6 Engineering Department Section GRADING PLAN REQUIREMENTS FO 1JBDIVISIONS 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: ��_-! . ENGINEERING DEPARTMENT STAFF Phone: [5031639-4171 Fax: [5031684-7297 h.\patty\masters\preapp.eng (Master section preapp-r mst) 04 March.1999 CITY OF TIGARD Pre-Application Conference Notes Page 6 016 Engineering Department Section