MMD1998-00003 MMD98 00003
GARDEN ROOMS
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March 19, 1998
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CITY OF TIGARD
Kari Moss
Garden Rooms OREGON
11935 SW Greenburg Road
Tigard, OR 97223
RE: Minor Modification to the Garden Rooms at 11935 SW Greenburg Road
Dear Ms. Moss:
This letter is in response to your request for a Minor Modification to the existing site at
11935 SW Greenburg Road. The Modification request is to add an access ramp and
deck in order to provide better access from the parking lot in the rear of the site, to the
building entrance in the front of the building. The total deck area is proposed to be 660
square feet.
This property is zoned Professional Commercial (C-P). The present use of the site (retail
sales of garden decor) is listed as a limited, permitted use for this zoning district. Retail
sales are permitted in only 20 percent of a site in the C-P zoning district. The owner must
limit the retail sales area to 20 percent of the total building square footage. Because the
deck is to be used for convenience and architectural purposes only, it does not count
toward the building square footage calculations in figuring the percent of retail use
permitted. The City of Tigard Community Development Code, Site Development Review
Section, states: "If the requested modification meets any of the major modification
criteria, the request shall be reviewed as a new Site Development Review application."
Section 18.120.070(B) states that the Director shall determine that a major
modification(s) 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. The proposal -does not involve a residential development,
therefore, the standard does not apply.
2. A change in the ratio or number of different types of dwelling units. As
previously indicated, this criteria 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 18.106. The proposed deck will be for architectural purposes only,
therefore, parking will not be either increased or decreased as a result of this
modification. There are presently nine (9) regular parking spaces. The proposal
will convert one (1) of those spaces to a handicap accessible stall in compliance
with current ADA standards.
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
Page 1 of 3
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4. A change in the type of commercial or industrial structures as defined by
the Uniform Building Code. No change in the structure of the building is
proposed.
5. An increase in the height of the building(s) by more than 20 percent. No
change in the height of the building is proposed.
6. A change in the type and location of accessways and parking areas where
off-site traffic would be affected. The proposed change will allow better
access from the rear of the building to the entrance, however the changes will
not affect off-site traffic in any way.
7. An increase in vehicular traffic to, and from the site, and the increase can
be expected to exceed 20 vehicles per day. The proposed modification will
not increase the sales area. The deck and access ramp are for the convenience
of customers only. Therefore, the proposal will not result in an increase in traffic
to or from the site.
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. The
proposal is to construct a deck and ramp only, there will be no increase in the
floor area of the structure. In addition, there are no expansions of sales or office
areas as the deck is for architectural and convenience purposes only.
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 ten (10)
percent. The proposed handicap ramp and deck will result in the removal of
some landscaping, however, the site will continue to provide the required 15
percent landscaping. Therefore, this standard has been satisfied.
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. As stated above,
the proposal will result in a decrease in landscaping, however, the required 15
percent landscaping will still be required. No other project amenities will be
altered.
11 . A modification to the conditions imposed at the time of Site Development
Review approval which are not the subject of B. 1 through 10 above. There
is no original Site Development Review on file at the City of Tigard, therefore, no
prior conditions of approval are found to be applicable.
3/19/98 Kari Moss, Garden Rooms Letter Re: Page 2 of 3
Minor Mod. Approval for the Garden Rooms at 11935 SW Greenburg Rd.
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
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.
THIS REQUEST HAS BEEN APPROVED SUBJECT TO THE FOLLOWING CONDITION OF APPROVAL:
1. Obtain a building permit for the construction of the proposed deck and ramp.
When applying for the required permits, please provide a copy of this letter. The fees for
the required permits can be obtained from the Development Services Technicians at the
City of Tigard, Community Development Department at (503) 639-4171 x304.
If you need additional information or have any questions, please feel free to call me at
(503) 639-4171 x407.
eir Sinc ely, /
ze ji.,,fiLy %i 6
Zig‘a/..-
Julia Powell Hajduk
Associate Planner
i:`,curpin\julia\gardenrrn.doc
c: 1998 Planning correspondence file
11935 SW Greenburg Road minor mod. file
3/19/98 Kari Moss, Garden Rooms Letter Re: Page 3 of 3
Minor Mod. Approval for the Garden Rooms at 11935 SW Greenburg Rd.
APPLICANT
MATERIALS
March 16, 1998
Attn: Julie Hajduk
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
Re: Garden Rooms
11935 SW Greenburg Rd.
Tigard, OR 97223
Dear Ms. Hajduk:
Garden Rooms, which is a garden decor shop, is seeking a building permit to construct a
660 s.f cedar deck at the front of the store to provide handicap access from the rear
parking lot to the front entry door. Cascade Custom Fencing and Decking has been
selected to do the work(CCB 120570). The following letter explains why the proposed
deck falls under the minor modification site development review process given the criteria
of section 18.120.070 (B).
1. An increase in dwelling unit density or lot coverage for residential development.
The proposal does not involve a residential development, therefore, the 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
18.106. There will be no change in building size or building layout. Parking will not
either be increased or decreased. The requested modification is to construct a
handicap ramp and deck to provide better access to the building. There presently 9
regular parking spaces. This proposal will include the conversion of one space from
a regular stall to a handicap stall. This will include striping and signage per City of
Tigard requirements.
4. A change in the type of commercial or industrial structures as defined by the
Uniform Building Code. No change in structural occupancy type of the building is
proposed. Therefore, this criteria is not applicable.
5. An increase in the height of the building(s) by more than 20 percent. No change
in the height of the building is proposed. Therefore, this criteria is not applicable.
6. A change in the type and location of accessways and parking areas where off-site
traffic would be affected. This change will not require a change in the accessways or
parking areas where off-site traffic would be effected. Therefore, this criteria is not
applicable.
7. An increase in vehicular traffic to and from the site and the increase can be
expected to exceed 20 vehicles per day. The proposed handicap ramp and deck is
not expected to increase vehicular traffic to and from the site. There is no increase in
building size or areas that would potentially increase vehicular traffic.
8. An increase in the floor area proposed for a non-residential use by more than ten
percent excluding expansions under 5,000 sf. The proposed modification will not
increase building or site floor area. Therefore, this criteria is not applicable.
9. A reduction in the area for common open space and/or usable open space that
reduces the open space below the minimum required by this code or reduces the
open space area by more than ten percent. There is no area reserved for common
open space, therefore, this standard does not apply to the proposal.
10. A reduction of project amenities (recreational facilities, screening; and/or,
landscaping provisions) below the minimum established by this code or by more
than ten percent where specified in the site plan. The proposed handicap ramp and
deck will result in the removal of some landscaping, however, the site will continue to
provide the required 15% landscaping. The attached site plan notes the existing
landscaping areas and the final landscaping areas. You will note that the final
landscaping exceeds the required 15% requirement. Therefore, this criteria is not
applicable.
11. A modification to the conditions imposed by at the time of the Site Development
Review approval that are not the subject of criteria (B).1 through 10 above. There
were no original Site Development Conditions of Approval. Therefore, this criteria is
not applicable.
The proposed handicap ramp and deck are minor changes to the site and it is hoped that
quick approval can be obtained. Cascade Custom Fencing and Decking and Garden
Rooms are very anxious to complete the project and your prompt decision will be
appreciated. Should there be anything further that I can provide, please contact me.
Sincerely,
/
Chris Nasser
President, Cascade Fencing and Decking, Inc.
cc: Kari Moss, Garden Rooms
TIGARD MUNICIPAL CODE
15.6•i.010
Chapter 13.64. C-P: PROFESSIONAII listed as a permitted use outright, it may be held
ADMIN STRATIVE OFFICE to be a similar unlisted use under the provisions
COZ C4 RCAL DISTRICT of Chapter 18.43. Unlisted Use.
18.64.010 Purpose 3. A conditional use. Section 18.64.340, is a use
i3.64-4:00 Procedures and Approval Process the approval of which is discretionary with the
Is_a4.030 Permitted Uses Hearings Officer. The approval process and
1.5.44.040 Conditional Uses (See Chapter criteria for approval are set forth in Ci'apter
`3"30)
13.130, Conditional Use. If a use is not listed as
18.64.450 Dimensional Requirements a conditional use, it may be held to be a similar
18.64.060 Additional Requirements unlisted use under the provisions of Chatter
18.43, Unlisted Use. (Ord. 90-41; Crd. 39-06;
18.64.010 Purpose Ord. 83-32)
A. The purpose of the C-? zoning district is: 18.64.030 Permitted Uses
1. To provide for groups of businesses and A. Permitted uses in the C-? district are as
offices in curers; follows
Z To accommodate the Iocation of 1. Civic use types:
intermediate uses between residential districts
and areas of more intense develotment; a. Public agency administrative
ser!'Ces;
3. To provide opportunities for
employment and for business and professional b. Cultural exhibits and library services;
ser'vic in close proximity to residential
neighborhoods and major transportation c. Public support facilities;
faclities;
d. Lodges,fraternal and c vic ass.emhiv;
4. To expand the City's economic ;otential;
e. Parking faclities;
3. To provide a range of compatible and
suprcrve uses; and Posmi services; and
o. To Iccate office employment where it=n ..
g. Public safety services;
support other commercal ur.cs.
2. Comrrtercai use tvoes:
3. The trade area will vary and may extend
ouiide the community. This:one is inended a. Animal sales and serrices:
implement the polices and cites set forth in
the corr.pre.iensive=fan. (Ord.39-06;Crd.33-32) (i) Grooming; and
18.64.320 Procedures and .Acoroval Process (II) veterinary, small animals;
A. A permitted use, Section 13.64.32,1 is a use b. 3uildirg maintenance services;
ices;
which is allowed ou,;;cht, but is subject to ail
applicable ;rov^.Sims of ::',is :!e. lie use is not
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TIGARD MUNICIPAL CODE
13.o4.000
c. Business equipment sales and in the CP District within the Tigard Triangle and
services; the Bull Mountain Road District on or above the
second floor of the structure,
d. Business support services;
b. Home occupations subject to
e. Communication services; provisions of Chapter 18.142;
f. Children's day care: c. Family day care;
g. Financial. insurance, and real estate 4. Transient lodging/restaurant (on the
services; same parcel);
h. Medical and dental services; 5. Temporary use
L Particpation spore and receation: ti. Fuel tank; or
(1) Indoor, and 7. Accessory structures. (Crd. 90-41; Crd.
3906; Crd. 36-08; Crd. 35-32: Crd. 84-�3; Crd.
(ii) Outdoor (not to exceed ten 34-29; Crd. 33-52) .
percent of the total square footage within the
office complex); 13.63.040 Conditional Uses (See Chanter
18.I30)
j. Personal services, general:
A. Conditional uses in the C-? disc of are as
k. Professional and administrative follows:
services:
1. Heliports, in accordance with the
I. Research services; and Aeronautics Division (CCOT) and A;
m. The foIlowing uses. separately or in 2. Hospitals;
combination, shall not exceed a total of :0
^e.-cent of the ent•'re scuare footage within the 3. Utilities: and
deveiccment complex:
4. Religious Assemblies.
(i) Convenience sales and personal
services: 5. Constriction Conduc oris Professional
Cf ices. (Crd.93-23;Crd.92-15;Crd.39-,6;Crd.
(ii) Eating and drinking &5-32: Crci. 34-29; Crd. 3„-52)
esabiis rr.erts; and
13.6'4.050 Di:rensional Requirements
(iii) Retail sales. general:
A. ✓irhensiortal requirements in the C-?dist c:
3. Residential use t.pes: are as follows:
a. Muiticle-family residential •sic as I .. The minimum '.cc area shall be 5.000
a mixed use in conjunction. deve!oce at R-4C- :cuare feet:
scandards. with a commercial.de•;eier.Went.„r•.iv
f :994
:344 - t2 r-^-C ..a:
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TIGARD MUNICIPAL ICIPAL CODE
18.64.050
2_ The average minimum Iot width shall be 1. Overlay Districs.Chapters 18.30 Planned
50 feet Development, 18.32 Historic Overlay District,
and 18.34 Sensitive Lands;
3. Except as otherwise provided in Chapter
13.96 and Sermon 18.100.130, the minimum 2. Supplemental Provisions,Chapters 18.90
setback requirements are as follows Environmental Performance Standards. 13.92
Density Computations, 13 . 94
a. There shall be no minimum front Manufactured/Mobile Home Regulations. 18.96
yard setback requirement;however,conditions in Additional Yard Setback Requirements and
Chapters I8.100 and 13.102 must be met Exceptions, 18.98 Building Height Limitations:
Exceptions. 18.100 Landscaping and Sc.-eening,
b. On corner to and through Iots, 18.102 Visual Clearance Areas. 18.104 Fuel Tank
there shall be no minimum setback requirement; Installations. 18.I06 Off-Street Parking and
however, the provisions of Chapter 18.102 must Loading Requirements, 18.108 Access, Egress,
be satisfied: and Circulation, and 18.114 Signs;
c. No side yard setback shall be 3. Site Development Review, Chapter
required except 20 feet shall be required where 13.120;
the C-? zone abuts a residential zoning district;
4. Development and Administration,
d. No rear yard setback shall be Chapters 13.130 Conditional Use,. 18.132
required etcept 20 feet shall be required where Nonconforming Situations. 13.134 Variance.
the C-? :one abuts a residential zoning district; 13.I40 Temporary Uses, 13.142 Home
and Occupations. 13.144 Accessory Structures. 18.146
flexible Setback Standards, and 18.150 Tree
e. All building separations shall meet Removal; and
all Uniform Building Code requirements;
3. Land Division and Development
4. Except as otherwise provided in Chapter Standards, Chapters 18.160 Land Division:
13.98, no building in the C-?zoning dist::ct shall Subdivision. 13.162 Land Division: Land
exceed 45 feet in height-. Partitioning - Lot Line Adiustrnent. and 18.164
Scr eet and Utility imcroverrient Standards. (Ord.
e .:.ate-nurn site coverage snail ice .c 90-41; Crd. S9-.v; Crd. 33-5211
cercent including all buildings and irnce.^rieus
surfaces; and
/jar,( S o. The minimum .andscaping requirerr.en.t
shall e 15 zercent. (Crd.39-:6;Crd. 35-32;Crd.
34-30; Ord. 34-29; Ord. 33-52)
Additional Requirements
A. .Additional r°✓uirerrents in he C-?
are as follows:
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12/3/99 Tag(s) for Parcel #: 2S1O2AA-01300
10:23:33 AM
Use Update
Code Value Value Hold Description Notes Updated
h
NCOU N Warning Non-conforming while no approvals granted, City recognizes use of site as office. No H
review required to locate permitted C-P use in existing building
19
PLN N Warning Minor Modification Garden Rooms. Minor Modification to add an access ramp and deck 12/3/99 ST
in order to provide better access from the parking lot in the rear of the
site, to the building entrance in the front of the building approved on
March 19, 1998. See file in records.
Page 1 of 1
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