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MMD1998-00005 MMD98 00005 CHEVRON GAS STATION July 22, 1998 Peter Kappertz CITY OF TIGARD Kappertz Design Corp. OREGON 345 SW 6th Street Gresham, OR 97080 Dear Mr. Kappertz: This letter is in response to your request for Minor Modification approval to modify the Chevron gas station at 15670 SW Upper Boones Ferry Rd. The request is to expand the existing convenience store into the location of the existing service area, replace the existing six (6) fuel dispensers and canopy with four (4) dispensers and a larger canopy, adding an attendant's booth. This property is zoned General Commercial (C-G). The present use of the site is listed as a conditional use for this zoning district. The existing facility has been in operation since 1966, however, the site was not annexed until 1976. Staff has no record of land use approvals at this location other than sign related permits and building permits. The Tigard Community Development Code Conditional Use chapter allows the Director to approve, approve with conditions or deny expansions to existing Conditional Use permits. To review a modification as a minor modification, the Director must first find that the expansion does not invoke one or more of the 10 criteria for a major modification. Section 18.130.050.B. indicates that if the requested modification meets any of the major modification criteria, the request shall be reviewed as a new Conditional Use application. Section 18.130.050.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. A change in land use. The use of the land before and after the modification is a vehicle fuel sales and, therefore, does not trigger a major modification. 2. An increase in dwelling unit density. The proposal does not involve a residential development; therefore, this standard does not apply. 3. A ten percent change in the ratio of the different types of dwelling units to the number of units. This criterion is not applicable, as this request does not involve a residential development. 4. A change in the type of commercial or industrial structures. No change in the structural occupancy type of the building is proposed. 5. A change in the type and location of accessways and parking areas where off-site traffic would be affected. This request will not require a change in accessways or parking areas where off-site traffic would be affected. Page 1 of 3 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 6. An increase in the floor area proposed for non-residential use by more than 10 percent where previously specified. The building is not being enlarged, only re- modeled. Therefore, this proposal will not result in an increase in floor area. 7. A reduction of more than 10 percent of the area reserved for common open space and/or usable open space. There is no area reserved for common open space; therefore, this standard does not apply. 8. A reduction of specified setback requirements by more than 20 percent. The setbacks will remain the same as before the modification; therefore, this criterion does not trigger a major modification. 9. An elimination of project amenities by more than ten percent where previously specified provided such as: a. Recreational facilities; b. Screening; or, c. Landscaping provisions. The current landscaping percentage is below that required by the code. Originally, there was more landscaping, however, dedication of right-of-way for SW Upper Boones Ferry Road resulted in a reduced landscaping percentage on-site. There is still a significant amount of landscaping within the right-of- way. The proposal involves adding additional landscaping to the side property line to create a buffer area and increasing landscaping at the front of the site, facing the street. The result will be an increase in landscaping to be more in compliance with the existing development code standards. No other project amenities will be reduced; therefore, this standard has been satisfied. 10. A ten percent increase in the approved density. The site does not involve a residential development; therefore, this standard does not apply. This request is determined to be a minor modification to an existing Conditional Use. The proposal complies with the following relevant Tigard Community Development Code standards: 18.106 - Off-street Parking; 18.108 - Access, Egress and Circulation; 18.100 - Landscaping and Screening (after the proposed improvements); 18.116 - Solid Waste and Recyclables; and 18. 96 - Additional Yard Setback Requirements. Based on the finding that the proposal is a minor modification and complies with the development code standards, the Director's designee has determined that the proposed minor modification will continue to promote the general welfare of the City and will not be significantly detrimental nor injurious to surrounding properties, provided that development which occurs after this decision complies with all applicable local, state, and federal laws. THIS REQUEST FOR MINOR MODIFICATION APPROVAL HAS BEEN APPROVED SUBJECT TO THE FOLLOWING CONDITIONS: 1. Obtain building and other necessary permits for the proposed renovations. Submit a copy of this letter when applying for building permits. Page 2 of 3 2. The site must be constructed as approved and site improvements installed prior to final building inspection. There is a fee for the required permits. Please contact the Development Services Division for information on current fees. If you need additional information or have any questions, please call me at (503) 639-4171. Sincerely, /01-eit( 1/1—. ulia Powell Hajduk Associate Planner h:\c u rp IN u l i a\Chevron.d oc c: 1998 Planning correspondence file Page 3 of 3 APPLICANT MATERIALS KAPPERTZ DESIGN CORPORATION 345 SW 6TH STREET (503) 666-5044 GRESHAM,OR 97080 FAX(503)492-6882 PROJECT NARRATIVE FOR FRED DRYSDALE CHEVRON 15670 SW Upper Boones Ferry Rd. This minor modification is for the remodel and upgrade of an existing gas station. The upgrade is necessary to meet EPA requirements for underground fuel storage tanks. In conjunction with the fueling system upgrade,the canopy and dispensers will be replaced and the existing building will be remodeled to meet Chevron's retail image guidelines. The site is zoned General Commercial and the uses are allowed. Vehicle fuel sales are allowed as a conditional use. However, since the use is existing and there is no expansion of the use, a conditional use permit is not required. Access to the site is from a single driveway on Upper Boones Ferry Road and is shared by Burgerville to the east and the Sherwood Inn to the South. The existing facility has been in operation at this location since 1966. The 9605 square foot site includes three vehicle service bays, a small convenience store, a fuel island canopy and 6 fuel dispensers capable of fueling 8 vehicles simultaneously. Prior to a property dedication to Right of Way, the site had 15%landscaping. The dedication caused nearly 4%of the landscaping to be removed from the site and become Right of Way. The total amount of landscaping will not be changed by this current proposal. Nor will the size of the existing building change. The fueling system upgrade will include double wall tanks and double wall piping. All appropriate shut off devices, monitors and alarms will be installed,to ensure decades of safe operation. There will be four dispensers capable of fueling 8 vehicles simultaneously. An attendant's booth will be added between the two dispensers nearest the building. The new canopy will be larger to provide additional weather protection for customers and it will be higher to provide clearance for taller or oversize vehicles. The existing convenience store will be expanded to encompass the three existing service bays. The remodel will include new ADA accessible toilets for men and women as well as an ADA parking stall near the front door. Dedicated pedestrian access from the public sidewalk to the building will be provided along with a bike rack for cyclists. The exterior of the building will be updated to meet Chevron standards and a peaked roof accent will be constructed to provide better visual definition of the entrance. In development of this remodel plan, every effort has been made to address all applicable sections from the Tigard Municipal Code. Specific areas pertinent to this project are itemized below. 18.96 Additional Yard Setback Requirements: Upper Boones Ferry Road,45 foot centerline setback. The existing building and new canopy are set back more than 45 feet. 18.100 Landscaping and Screening: Small stature street trees are provided along the frontage at 20 feet on center. There will be no cutting or filling around these new trees and no existing trees will be removed. A 10 foot buffer yard is required ' between this site and the adjoining Industrial Park zone to the West. The existing yard is 8.24 feet wide and is planted with well established ivy. The ivy will be maintained, 6 five gallon shrubs and 3 medium stature trees will be planted in this area to satisfy the buffer yard planting requirements. The parking area is screened from view by an existing solid wood fence three feet tall and the existing landscaping. The trash enclosure is also screened by an existing 6 foot tall solid metal panel fence matching the building exterior. 18.104 Fuel Tank Installations: The new underground fuel tanks will be installed in the same location as the existing tanks they are replacing. This location is the only one which will can effectively be served by the fuel delivery trucks. All DEQ and Fire Marshal permits will be applied for. 18.106 Off-street Parking and Loading: The proposed site plan includes three standard spaces and one handicap space to satisfy the four required spaces. Additional parking is available in the adjoining motel parking lot, although no formal agreement is recorded to allow its use. One bicycle parking space is provided at the front of the building. 18.108 Access, Egress and Circulation: The existing single driveway, shared with two adjoining uses will be continue to provide access to this site. All existing traffic circulation patterns will be maintained. With the proposed tank layout,the fuel delivery truck will be better able to access the site than currently. A dedicated walkway, that does not cross a vehicle pathway, is being provided from the public sidewalk to the building entry. 18.114 The existing freestanding Chevron sign will remain. It was installed since 1978 and conforms to the current code. The sign is less than 70 feet square and less than 20 feet tall. The new 30 square foot wall sign is less than 15%of the wall area. 18.116 Solid Waste and Recyclables: The 135 square foot trash and recycling enclosure is well above the minimum 16 square foot enclosure size required for this site. Recycling of corrugated cardboard is proposed as this is the dominant recyclable product generated. Aluminum cans, glass and plastic bottles will be recycled through the 5 cent deposit and refund program as administered by each product vendor. 18.120 Minor Modification: The proposed remodel does not exceed the maximum allowed under the following criteria: 1. An increase in dwelling unit density or lot coverage for residential development. Not applicable, as this is not a residential development. 2. A change in the ratio or number of different types of dwelling units.Not applicable, as this is not a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.106. The existing service bays and convenience store required 4 parking spaces; one for the store and a minimum of three for the service bays. The remodeled 1575 square foot store requires four spaces, 1 per 400 square feet. Therefore,the total required parking is unchanged. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. Not applicable as no change in the structural occupancy type of the building is proposed. 5. An increase in the height of the building by more than 20 percent. The existing building roof height will remain unchanged. However, a gable entry accent will be added. This will increase the height of the building from 15'-8" to 18'-8", which is slightly less than a 20% increase. The existing fuel island canopy is 18' tall. The new canopy will be 19'-6"tall, representing only a 9% increase in height. 6. A change in the type and location of accessways and parking areas where off- site traffic would be affected. The existing shared access will remain and there are no changes, which would affect off-site traffic. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 20 vehicles per day. Based on the latest ITE trip generation estimates for Land Use Code 844,a gas station with 8 fueling positions would have 1,398 daily trips. Land Use Code 845, a convenience store and gas station with 8 fueling positions would have 1,302 daily trips. This represents a reduction of 96 trips per day. 8. An increase in the floor area proposed for a non-residential use by more than ten percent including expansions under 5,000 square feet. No expansion of the floor area of the building is proposed. 9. A reduction in the area reserved for common open space and/or usable open space that reduces the open space area below the minimum required by this code or reduces the open space area by more than ten percent. Not applicable, as there is no open space associated with this project. 10.A reduction of project amenities (recreational facilities, secreening; and/or, landscaping provisions) below the minimum established by this code or by more than ten percent where specified in the site plan.No changes are proposed which affect any landscaping or open space. 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. There has been no Site Development Review Approval for this project. • 18.32.050 Impact Study: Since this is an existing development, all utilities, services and street improvements are existing. The transportation system, street improvements and bikeways are existing. No work is proposed which would affect the existing Right of Way. However, a pedestrian walkway is being added from the Right of Way to the front of the building and includes a bike rack. The total impervious surface for this project will remain unchanged. The existing storm drainage system has proven adequate to serve the site and will continue to be utilized. Since this is not a residential project,the parks system will be unaffected. The existing water service and sanitary sewer service will continue to serve the existing building. Since the average daily vehicle trips will be reduced by this project,noise and traffic impacts will also be reduced. This remodel and fueling system upgrade will have no negative impact on the adjoining properties, or existing community infrastructure. Pedestrian access,bicycle parking, ADA parking and toilets are some of the improvements this project will provide the community. The site will be further enhanced by the clean lines and colors of the internationally recognized Chevron image, while additional landscaping will improve the visual appeal of the site. We respectfully request approval of this Minor Modification request. • saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild ITYOFT1CARD A. PRE-APPLICATION CONFERENCE NOTES Ctyow Tigard, t (Pre-Application Meeting Notes are Valid for Six 16)Months) Shaping A Better Cvmmwcity NON-RESIDENTIAL PRE-APP.MTG.DATE: qg STAFF AT PRE-APP.: 3-14/8g. - APPLICANT: Fr, cl D75 c le- AGENT: / Phone:[ ) 6 3 9- 3 003 Phone: [ ) PROPERTY LOCATION: ADDRESS/GEN.LOCATION: /56 70 SW V cr %o„rs F rr /i1 TAX MAPS)/LOT#[S): as/ l a Dr) - Oag�o / T� m,nor /Plod, i s �y / �✓YLcoO,� NECESSARY APPLICATION[S): A4vr A/)1001;1;(4 t) or- /7AtiaS an/H o 1�tde.)_G. S -c 1)CV Q �n/� C�1 r Reor Vrrlde �ucl-f9nkss-s ✓leek lEQ .S/-4nciv,dz PROPOSAL DESCRIPTION: / =-.-__�,. _ . , Ca o■, a , Jr z2'10/ GoIJUIL 21-t,7G hay,c (anVt .k,-/CS Shy COMPREHENSIVE PLAN MAP DESIGNATION: C-e er / C m erc.�4 IONING MAP DESIGNATION: C-G C.I.T.AREA: E s FACILITATOR: - c4 4:).Aravi'cleo/ PHONE: [503) I — . - DISTRICT D EN QUIREME Minimum lot size: 'q. ft.Average lot width: SO ft. Maximum building height: VS- ft. Setbacks: Front 0 ft. Side ,0, ft. Rear ft. Corner ft. from street. Maximum site coverage: FS % Minimum landscaped or natural vegetation area: /S [Refer to Code Section 18.6 2. 0 01 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land parti .• . •cess. Lots created as part of a partition must have a minimum of 15 feet -r -.- • ave a minimum 15 foot wide access easement. The DEPTH OF ALL LOTS SHALL N93-EXCEED 2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1 times tt imum lot size of the applicable zoning district. [Refer to Code Section 18.164.060-Lots) CITY OFTIGARD Pre-Application Conference Notes Page 1 of 9 NON4ssId•gtiiI applIcati•a/Planning Department Section SPECIAL SETBACKS !J J :- Streets: -! 5 feet from the centerline of Uri cr Boom C-4/ K� . Established areas: feet from /� • Lower intensity zones: feet, along the site's boundary. Flag lot: 10-foot side yard setback. (Refer to Code Section and 18.96) *ICIAL BUILDINC.HEIGHT PROVItt 1 - 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 18.98.0201 OA Qas .11.9-kb,, Required parking for this type of use: A/o,t s,'«,(f;e,v/� 9c, o/ Au1-SApt/1cl •�v,'o'(. —7 Parking shown on preliminary plan(s): , . C°venren Secondary use required parking: / 5,,ppoc . per yobs ec rack qFg S4°^` Parking shown on preliminary plan(s): dys ,/ �I 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, 8 inches x 18 feet. • Compact parking space dimensions: 8 feet x 15 feet. 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 18.106.0201 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. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: / Minimum access width: 3 a/ . Minimum pavement width: ay ' All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: 75 (Refer to Code Section 18.106 and 18.1081 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-flosldoatlol application/Planning OopuwootSection " ' AYS 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 18.108.050] LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EX __ : ',HH0 SQUARE FEET shall be provided with a loading space. The- _e.-- • e and location shall be as approved by the City Engineer. r to Code Section 18.106.070-0901 ON AR .■ e I requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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 Section 18.102] BUFFERING AND SCREENING In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE ► e - OR VISUAL IMPACTS between adjacent developments, especially between different - -• uses, the City requires landscaped buffer areas along certain site perimeters. Requi suffer areas are described by the Code in terms of width. Buffer areas must be occupies : a mixture of deciduous and evergreen trees and shrubs and must also achieve a balan - setween vertical and horizontal plantings. Site obscuring screens or fences may also be re uThed; these are often advisable even if not required by the Code. The required buffer are ay only be occupied by vegetation, fences, utilities, and walkways. Additional informatio required buffer area materials and sizes may be found in the Development Code. (Refer to Code Chapter 111.1001-� The REQUIRED BUF -ER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. — � 9 rY 9 rY feet along south boundary. feet along west boundary. ddition, sight obscuring screening is required along DS APS 11 EET 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 18.100,18.106 and 18.108] CITY OFTIGARD Pre-Application Conference Notes Page 3 919 NON-Resldsotlal aPPIleatloe/PlauuInn Department Section (SIGNS 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 Section 18.1141 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE F R DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NAT RAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, R ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modifica ' n of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODP INS. [Refer to Code Section 18.841 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, geotechnical report must be submitted which addresses the approval standards of the Tigar Community Development Code Section 18.84.040.B. The report shall be based upon field exp ration and investigation and shall include specific recommendations for achieving the r9 uirements of 18.84.040.B.2 and 18.84.040.B.3. / / UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,R&0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE A AS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to prot t the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE ' INIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a p•rtion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of e vegetated corridor, then the surface water in this area shall be directed to an area of the vege - ed corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall b- 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the ve• ated corridor within the development or project site can be less than 25 feet in width. In any cas-, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vese .te Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any m ' rials of any kind, or other activities shall be permitted which otherwise detract from the water qu ity protection provided by the vegetated corridor, except as allowed below: A GRAVE WALKWAY OR BIKE PATH, NOT EXCEEDING 8 FEET IN WIDTH. If the walkway or bike p th is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boun ary of the sensitive area, unless approved by the Agency or City. Walkways and bike pa s shall be constructed so as to minimize disturbance to existing vegetation; and / CITY OF T16ARD Pre-Appfcatlon Conference Notes Page 4 of 9 NO11-11osIdeet1II apollcaUoo/flaulo,Manumit Suttee > WATER QUALITY F, _ITIES may encroach into the veget J corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R 8 0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the polici0 of the Tigard Comprehensive Plan and is intended to resolve conflicts between developmen and conservation of significant wetlands, streams and riparian corridors identified in the C. y of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic se of property while establishing clear and objective standards to: protect significant wetla s and streams; limit development in designated riparian corridors; maintain and enhance wat quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions 6f the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "signific t" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is als a "fish-bearing stream," has an average annual flow of 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 per second (cfs). > Major streams in Tigard include FA O CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY C EKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEAR[ G STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard incl e Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short ibutaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian seack is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. > The MAJO 'STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this c apter. > ISOLAT D 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 18.85.0101 CITY OF TIGARO Pre-Application Conference Notes Page 5 of 9 NON-duIdntlal appllcattoUFlspoin9 Department Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN-RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the ripari.- setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK RE' - TION, the applicant must demonstrate that the riparian corridor was substantially disturbe• -t the time this regulation was adopted. This determination must be based on the V-.- ation Study required by Section 18.85.050.0 that demonstrates all of the following: Native plant species curre• y cover less than 80% of the on-site riparian corridor area; The tree canopy cur tly covers less than 50% of the on-site riparian corridor and healthy trees have not be- removed from the on-site riparian setback area for the last five years; That vegetaf. was not removed contrary to the provisions of Section 18.85.050 regulating removal o ative plant species; That - -re will be no infringement into the 100-year floodplain; and e average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.85.1001 — ---- E REMOVAL PLAN REQUIREME I►• • - - • OR 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 18.150.070.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 18.150.070.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 18.150.070.D. [Refer to Code Section 18.150.025] CITY OFTIGARD Pre-AppIlcat1on Conference Notes Page 6 019 NeN-Issidntlal application/PIsinIup OapartmatS•ctlon REPLACEMENT OF A TREE shall take place according to the following guidelines: > A replacement tree shall be a substantially similar species considering site characteristics. > If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: > The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.150.070[DI SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATIO► . ' • -- ' o Tigard, applicant's are required to complete and file a subdivision • - -ming request with the Washington County Surveyor's Office in order to obtai - :: .val/reservation for any subdivision name. Applications will not be accepted -- •mplete until the City receives the faxed confirmation of approval from the Count • e Subdivision Name Reservation. [Coup Surveyors Office: 648-8884) f, he 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 Section 18.32) ODE SECTIONS _ 18.80 18.92 _ 18.102 18.116 18.150 18.84 — 18.96 ._-9 8.106 ✓ 18.120 18.160 18.85 _ 18.98 18.108 _ 18.130 18.162 _ 18.88 .-- 18.100 ./18.114 18.134 % 18.164 IMPACT Sill 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 CITY OF TIGARD Pre-Application Conference Notes Page 1 et 9 NONaosldeotlal application/Monolog O.pudoot Section public at large, public fact.._..s systems, and affected private prk.,.4rty 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 Chapter 18.32,Section.050) WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32,Section.250) (-NEIGHBORHOOD MEETHilp �-- - THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 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) PERMI 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. -Epp pplicant 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 Section 18.116) ADDITIONAL CONCERNS OR °ark, COMMENTS: Ned 4�rvc 'c L / nc BSc p s 7 /vt 4 ' 7L zw�f hl rSGiCt/IG 7 €7� . i / • �/`/. h '/vcit /b4 qC s C‘4 4. I D� ®re iVr!, 1 </ n, f 1 `r "tV Pr-re '- ,jr CITY OFTIGARD Pre-Application Conference Notes Page 8 of 9 NON-Is Idsntlal apptleatles/Plaaatag Department Section PROCEDURE v Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. 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, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard P/q/-vi, 1omiy,ostr -' . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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. II 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). PREPARED BY: Au.„.// C OF TIGARD PLANNING SION - STAFF PERSON HOLDING ME-APP.MEETING PHONE (503)639-4171 FAX: (503)684-1297 E-MAIL (staff's first name)©Ci.tigard.or.us b:Uegle\patty\misters\preapp-cast Ifulneering Section:iaesters1aresop-c.eogl 54ab-98 CITY OF T1PARt1 Pre-Application Conference Notes Page 9 of 9 NIN-IesIdesUel application/Mule,Ieoertaent Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST ^` '� CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: JZi:,k Date: '/2-r-9q I�APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS I A) Application form (1 copy) 8) Owner's signature/written authorization C) Title transfer instrument/or grant deed t� D) Applicant's statement E) Filing Fee No. of Copies /' S S<c f cc Se./��G IISITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS I II C-CAT)ite Information showing: No. of Copies /2? 1. Vicinity map 2. Site size & dimensions e' 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas C (b) Slopes in excess of 25% (c) Unstable ground 0 (d) Areas with high seasonal water table a (e) Areas with severe soil erosion potential (1) Areas having severely weak foundation soils c 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats (b) Wetlands 0 7. Other site features: (a) Rock outcroppings (b) Trees with 6" + caliper ground tali er measured 4 feet from a level 8. Location of existing structures and their uses - 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements t� 11 . Location of existing dedicated right-of-ways LAND LSE APPLICATION/LIST PACE 1 OF 5 B) Site Development Ptan Indicating: No. of Copies _it 1 . The proposed site and surrounding properties 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes jf dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area t� (d) Pedestrian and bicycle circulation (e) Outdoor common areas ❑ (f) Above ground utilities S. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 fe et of the site 0i (b) Proposed structures, improvements, utilities and easements on the site ay- 6. Storm drainage facilities and analysis of downstream conditions 27- 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques t� 10. The location of mailboxes 11 . The location of all structures and their orientation t� 12. Existing or proposed sewer reimbursement agreements Q/ �� rading Plan Indicating: No. of Copies / The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take-place indicating: (a) General contour lines 0 (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of ye "for the proposed site development ❑ 2. A statement from a regis ed engineer supported by data factual substantiating: (a) Subsurface. xploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals ❑ (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION/LIST PACE 2 OF 5 Architectural Dra 3s Indicating: No. of Copies y The site development plan proposal shall include: 1 . Floor plans indicating the square footage of all structures ✓ proposed for use on-site 2. Typical elevation drawings of each structure c� tipLandscape Plan Indicating: No. of Copies _ _ The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable EY- 2. Location and height of fences, buffers and screenings er 3. Location of terraces, decks, shelters, play areas, and common open spaces e� 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) raffic Generation Estimate: ej H) Preliminary Partition/lot Line Adjustment Mao Indicating: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet-1) inch north arrow - • • date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, width and names of streets, easements and • er public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings on and wi in 25 feet of all property lines ❑ 7. Location and width of all water course o 8. Location of any trees within 6" or : -ater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utili '-s and utility easements ❑ 11. For major land partiti• which creates a public street: (a) The propose• right-of-way location and width ❑ (b) A scaled •ss-section of the proposed street plus any reserve strip ❑ 12. Any applicab - deed restrictions 13. Evidence t. .t land partition will not preclude efficient future land ❑ division here applicable ❑ LAND LSE APPU' TION/LIST PACE 3 OF 3 I) Subdivision Prelirr ry Plat Map and Data Indicating: No. of Copies i 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets 0 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owners f adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark at 'foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the follow��fg (within and adjacent to the proposed subdivision): // (a) Public and private right-of-ways and easemes ❑ (b) Public and private sanitary and storm sew ' lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power telephone transmission li es (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open s aces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of pro used sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants ❑ 12. Approximate centerline profits showing the finished grade of all streets including street extensions f r a reasonable distance beyond the limits of the proposed subdivision / ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & diyection of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Whre lots are to be used for purposes other than residential, it shall be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings ❑ 18. The existing uses of the property, including the location of all structures and the pyp'esent uses of the structures, and a statement of which structures are to re{nain after platting ❑ 19. Suppl ental information including: (a) roposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c A proposed plan for provision of subdivision improvements ❑ 20. , isting natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . 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 ❑ f LAND USE APPLICATION/LIST PACE 4 CF 3 J) Solar Access Calculations: ❑ K) Other Information No. of Copies /K T 9 P c. �S y (e t r'red. - / ' 096r 5.7y5 012 L /24 cc/e o/ h:Voginlpatty\mastersV<idist.mst .%av 23.1995 LAND USE APPLICATION/LIST PACE 5 OF 5 IF . PRE-APPLICATION CONFERENCE NOTES ,o Ales ➢ ENGINEERING SECTION Q Tigard,Oregon Community 5Fiapinn A Better Community, 25\ R- (> PUBLIC FACILITIES G ( '''; The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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 fe t from centerline. ( V to eet from centerline. ( ✓to feet from centerline. Street improvements: ( ') street improvements will be necessary along . / ( ) street improvements will be necessary alon g . ( ) S eet improvements on " shall include\\ feet of p vement from ce erline, plus the installation of curb and gutters, storm sew rs, undergrou placement of utility wires (a fee may be collected if determined appropriate by the Engineenng Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street sig s and traffic control devices, streetlights, and a two year eetlighting fee. ( ) Street impro ments shall include �/ feet of pavement from centerline, plu P installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section utility wires (a fee r be collected if determined appror 3 by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlightin: fee. ( ) Section 18.164. 0 of the Tigart Municipal Code (TMC) requires all ov- ead utility lines adjace to a development o be placed underground or, at th- election of the develope , a fee in-lieu of undergrounding can be paid. This requ. -ment is valid even if the ity lines are on the opposit- side of the street from the cite. If the fee in-lieu is pr. dosed, it is equal to $ 27.50 p:r lineal foot of street ontage that contains the •verhead lines. T,ere are existing overhead utility lines which un adjac- t to this site along SW . Prior to , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In so •e cases, where street improvements or other necessary public improvements are not currently practica , the improvements may be deferred. In such cases, a condi of development approval may be s.-cified which requires the property owner(s)t'execute a no remonstrance agreement which waive the property owner's right to remonstrate against the formati• of a local improvement district. The fo owing street improvements may be-eligible for such an agree ent: (1.) (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest sanitary sewer lin to this property is a(n) inch line which is located in ' - . The proposed development must be connected to a public sanitary sewer. - - : - ..- :: - • . frIziA 'E;04Z1,41 Water Supply: l The Water District - Phone:(503) (C9- 44"II provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Applcatlon Conference Notes Page 2 of 5 Eighissrlig IsparUesst$scn.m • 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. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. 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. ` J 0 T� ,C 4,5-i Cb,AP e (-c cE 844 Pi-S 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. 4�1?411 Nr ( ) Payment of the fee in-lieu. NAB • CITY OFTIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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. In addition, the permittee will be required to post a bond or 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering OepartmentSectlon Site Improvement . ,rmit (SIT). This permit is gene'. .y 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: � (_--- LI Ice ENGINEERING DEPART ENT STAFF Phone: (503)639-4171 Fax: (5031684-7297 h:\patty\maste rs\preapp.a ng (Master section:preapp-r.mst) 18-Nov-97 CITY OF TIGARO Pre-Application Conference Notes Page 5 015 Engineering Department Section • soot elCil// ISV W POLE- SIGN TO REMAIN ,A .. ' ® �e�RP - - \ , , � ' et: 0000 F_� I _ _ _ _ Iii NEW RJEL TANGS I ~ COI(►wr W 11 in 00 O CD 1 -I - A V } CZ I I.0 m 14' NEW 48x 2 fY CANOPY 15.-11,•g I I g w i I REMODEL EXISTG SERvICE 20' 1 n I-}q I_ BATS INTO A 1 CONV£ENGE I STORE 1 a 1518 Sca.PT. L -a-a -8'TALL D' III 1 1 I I z 10: � e I I t L ____ _____ _ 1 I__, _____ . - - .o?OGYItencctee \ \ 10 \ I I SITE PLAN \ \°J ' TO SI-IERWOOD INN 0 t► SCALE: I" •• 20' ,r [ co, TDESIGN ` PROJECT. NEW CANOPY and 4-1 -98 `'1 345 SW FUEL ISLANDS TB..(503)see-6144 AT: DRYSDAL E CfE ON FRED DRYSDALE SK2 FAX(SOS)4024=2 WO SW UPPED BIOMES FEFRY RD. 16670 SW UPPER BOOMS FERRY ' SAKE'oR DRYS DALE ri O D t It (CR.126-AO'V"d Q-N0f0 ,035114 3.43 N N CA 0 100 ` Zt ft\ �r � ��t4o S mm 's. W \ ,♦ \ S V SI o§ a s / a ..\ -:.. w° u 4 • s . .a+f' °R. 4 4 4 �, '1 040 ~ r 0 0 00 F\ •.I,L00 $FQU r°` a g •4, ---co co 01 X W 1 m r � F� '' �` 1 \ �,: ,�1 �� .INI - _ PAN t Ake \ 1.� . 1•_ v a 4t v +. \ a 00 -' SI O`" r u O\ Fe— o 1104TH 104/5. MAK 100' (000.0) Vs. .4 •4. •, 4 .H. BALDOCK HIGHWAY R 1 — -- __ ' INTERSTATE P. s Istd Ar--•COLINTY LINE---*„. -' s''--WILLAMETTE MENIDIAN-----..-- 7 . _ , , . • 1 .. -. r M I I 0\3 k ,c, ' .,.v Q a� .�. L o a l 7 ` '� z 4" 0w ,q • 9 ti s 124.131 R. se '^� O r. `, +� S W ar9 u ,�X� 1J .n colt' n R.1r. as S 1.V' ,. �Q 447.17 �.• �� ` 31.to • , R.7iT60 Vi' "•'r. �'°° �'P4RKW4 #.4\v--"7.-----:,\.„),‘ /I f,:,44, .. . PI .2•113 ., A.A..A. ./t or V � At :-. § % • $ 1 U r. it/ t 100 IP ' ik--6":".. 1:1 3- h 8 car.co f~� 5 i 1 NORTH 4892' • Wile 104• S (980.90 d 3P IP. I 4 HIGHWAY --___ _ RSTATE . 5 1320' "�� P. 1-COUNTY LINE—� _ 'WILLAMETTE MERIDIAN— --' ' :1)1 • KAPPERTZ DESIGN 410 CORPORATION 345 SW 6TH STREET (503) 666-5044 GRESHAM, OR 97080 FAX(503)492.6882 Project No: P--/7 Project Name: g r yo af.f.. i Tr - Street: /55 7 0 S LU (iff JCrr`'r t,e, - /c/ Brand: City,Zip: . a. 0 s ccr P c d r . County:-:/ �-�-e; l 7-... C1 y7o3S U Client: �r c , 11y.(>e... Cdr i'a r{-(,-)-----, Contact: Marne ..3 5-- 75.0 d Street: 15670 3C-c) U[ 222 /2cc-Inc, rry��Phone: 5o3-639-3003 / C - 799 -/Fro/ City,Zip ,C.ahz Q. a:fa or . 9,70:35 FAX: 6-43- 538-72. 32. Property Owner: , Street: + sE (1 440 5V) LragAo e . City,Zip S.ait.►.\ D ft. ¶7 So t I>04144 17 22,s FAX: Lessee: /ueA 0 A4ve ,1 c Contact: Gl 6 C w LA FetrA Moit- Street: i c"I, '7 0 C (A) 1 y NI e, .G, 't u-, Phone: x City,Zip _ FAX: Contractor: Contact: Street: Phone: City, Zip FAX: Engineer: Contact: Street: Phone: City, Zip FAX: Jurisdiction: _ —— — -- -- --- Contact: Street: Phone: City, Zip FAX: • b 4. t4-_ Cg f IRO 4'7 MOTE: CAP-1 c<<c_c_ PiR5.11PP /, y Pk' 1 PRE-APPLICATION CONFERENCE CHECKLISTvlt City of Tigard 1. Applications should be received preferably, a minimum of one week prior to scheduling on the Pre-App calendar (with exceptions, as approved, by Mark or Will). 2. The application is usually a plan (2 copies) and should contain the following information: A. Name, address, and telephone number of the applicant and agent if applicable. B. Site plan showing the proposed lot and/or building layout, drawn to scale. The location of the property in relation to the nearest street(s), location(s) of driveway(s) on the property and across the street are helpful in providing a more accurate assessment of issues. fr The proposed use(s). vtr: Tax Map(s) and Lot Number(s). frE. Current owner of the property, if not the applicant. . Topographic information with contour lines if possible. If the pre-application conference is for a monopole project, the applicant must attach a copy and proof with an affadavit of mailing that the Co-location letter Protocol was completed. NOTE: If the above criteria is addressed, then a pre-application conference can be scheduled within 1-2 weeks on a Tuesday or Thursday morning, between the hours of 9:00-11:00, on a first come, first served basis. EFFECTIVE 711196: $240.00 PRE-APPLICATION CONFERENCE FEE i:lcurpin\dicklpreapp.chl 05/28/96 11:32:05 AM ,Atios MEMORANDUM CITY OF TIGARD TO: Property Owners, Builders and Developers FROM: Planning Division DATE: February, 1998 SUBJECT: CONDITIONAL USE PERMIT MODIFICATION PROCEDURES The Community Development Code permits the Director to approve, approve with Conditions or deny expansions to existing Conditional Use Permits. To conduct this review, the Planning Division requires two sets of architectural elevations, site and landscape plans. The cost for this type of review is $100. To review a modification as a Minor Modification, the Director must first find that the expansion does not invoke one or more of the 10 criteria discussed within Section 18.130.050(B) of the Tigard Development Code. If the modification exceeds the maximum allowed under any one or more of the following criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a new Conditional Use Permit. Below are the criteria in Section 18.130.050(B), including an example of a staff response to each. To be considered a complete application, a Minor Modification request must provide detailed answers to each of the following code criteria: 1. A change in land use. The change does not involve a new land use, but instead, have proposes to expand an existing use. 2. An increase in dwelling unit density. No additional dwelling units are proposed, therefore, this standard is not applicable as this is not a residential use. 3. A ten percent change in the ratio of the different types of dwelling units to the number of units. No change has been proposed to existing project densities, therefore, this standard is not applicable as this is not a residential use. 4. A change in the type of commercial or industrial structures. No change in the structural occupancy type of the building is proposed, therefore, this criteria is not applicable. MINOR MODIFICATION TO CUP PROCEDURES PAGE 1 OF 5. A change in the _ de and location of accessways u_ a parking areas where off-site traffic would be affected. The proposal does not include revisions to existing driveway locations, therefore, off-site traffic would not be affected. 6. An increase in the floor are proposed for non-residential use by more than ten percent where previously specified. The existing approved building square footage is . The applicant has proposed a square footage expansion, which is under ten percent by square feet. 7. A reduction of more than ten percent of the area reserved for common open space and/or usable open space. There is no area reserved for common open space, therefore, this standard does not apply to the proposed. 8. A reduction of specified setback requirements by more than 20 percent. No reduction in setbacks is proposed. The expansion would not encroach into minimum required setbacks. 9. An elimination of project amenities by more than ten percent where previously specified provided such as: a. recreational facilities; b. screening; c. landscaping provisions. None of the proposed revisions reduce recreational facilities or screening. Landscaping will be reduced, but not below the minimum required landscape percentage. 10. A ten percent increase in the approved density. This change does not change existing project density. Secondly, the Director must find that the proposed change complies with the underlying standards of the applicable zoning district. To complete this review, the Applicant's proposal must include a discussion indicating how the modification will continue to comply with minimum setback, building height, parking and landscaping standards. Other applicable requirements, such as minimum Clear Vision areas near driveways and street intersections may also be applicable depending on where the building expansion is proposed to be constructed on the site. Depending on the Planning Division's work load, a Minor Modification request can typically be reviewed within two calendar weeks. Upon review of the request, Planning Division Staff will issue a decision to the applicant by letter. `curolnlmasters\minormod.cup MINOR MODIFICATION TO CUP PROCEDURES PAGE 2 OF 2 ' KAPPERTZ DESIGN CORPORATION 345 SW 6TH STREET (503) 666-5044 GRESHAM,OR 97080 FAX(503)492-6882 , June 26, 1997 RECEIVED PLANNING Julia Hajduk JUN 1 0 1998 City of Tigard—Community Development 13125 SW Hall Blvd. CO O171GAR0 Tigard, Or. 97223 Re: Drysdale Chevron 15670 SW Upper Boone Tigard, Or. 97035 Dear Julia, At the pre-app held on 04-21-98 regarding this site, we thought the site contained the required 15% landscaping. Since that time, we obtained a survey of the property that shows there was an expansion of the right-of-way on Boones Ferry Rd. on the northwest corner of the site. The "take"by the City was a triangular shape 15.14ft. by 63.76ft. or 391.29 Sq. Ft. Our concern is that the area that was taken contains 3%of the overall landscaping of the site. The site now has 12% actual landscaping within the new property line. Our question is: Since the area in question is still landscaped as it was originally, but now belongs to the R.O.W., would the city be willing to waive the landscaping requirement or will a variance be required? The total amount of landscaping will be unchanged by this proposal and due to the extremely small site, there are no opportunities to add landscaping. Unfortunately, it appears that if a variance is required, due to the 10% limitation, this application could no longer be processed as a minor land use. This is a simple project with no change in the size of building, nor in the impervious area. Our hope is that this can still be processed as a minor land use. It would seem grossly unfair to be penalized for an uncompensated property taking when there is no change in the total amount of landscaping. Should you have any questions or need additional information, please phone me immediately. )., Sincerely, a • 6 ■ I Kappertz Design o •. By Peter Kappertz cc: Fred Drysdale, Drysdale Chevron Larry Bornstein, Chevron, USA 11 e- 7..............____<fe94" 09)..„......_*:\ d . • . el* ....-„, ori ...-- ,,---- ..- 0 de, ...se. _.$ . 0 7 70 0 ) SUM UNLEADED / 11 / \''S‘ ,..."- A 20K FRP LOWDER .I. A ( _ rl 1 1 7:72 1 T oz I CANOF'Y lib'MIN.CLEAR id 11 REMODEL I 4 > EERVICE • If BAYS INTO A , ' =NYE lEt•CE L • . J, 1 STORE 1515 50.FT. TALL ill 1 —,,--• i ) II 1110 '''4'') 1 ....__ 5.01'557091/ taw NORTH SITE PLAN T ...10 -CY SCALE: . (1) 141EZa KAPPERTZ DESON (- "REBUILD EXISTING GAS STATION r 6-8-98 1 =11"0777Toio AND CONVENIENCE STORE 113-(5°3)666-5°44 fra DRYSDALE CHEVRON FAX(503)492-6882 15670 SW BOONES FERRY RD, T)GARD,OR.97035 ''R FRED DRYSDALE 15870 SW BOONES FERRY RD. EXa I LAKE 03WEGO.OR 97035 ‘. DRYSDALE -.— ‘........ ADDITIONAL DOCUMENTS /74M P 12/3/99 Tag(s) for Parcel #: 2S112DD-00800 10:37:52 AM Use Update Code Value Value Hold Description Notes Updated PLN N Warning Minor Modification Chevron Gas Station. MMD to expand existing convenience store, 12/3/99 by ST replace the existing 6 fuel dispensers and canopy with 4 dispensers and a lrgr canopy,adding an attendant's booth approved on July 22, 1998. See file in records. • Page 1 of 1 I.S(p7o �r° dZ3 tiS r A- l