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MMD2000-00001 MMD2000 00001 TIGARD CORPORATE CENTER PARKING February 2, 2000 ma* CITY OF TIGARD Todd Sheaffer OREGON Specht Development 15400 SW Millikan Way Beaverton, OR 97006 Dear Mr. Sheaffer: This letter is in response to your request for Minor Modification approval to modify the site plan for the Tigard Corporate Center Parking Garage (SDR1999-00021). The request is to add one additional level to the parking garage to increase the number of parking stalls by 78 from 260 to 338, move the building footprint 5 feet to the east and adjust the landscaping accordingly. This property is zoned Mixed Use Employment (MUE). The present use of the site, office, is listed as a permitted use for this zoning district. The 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, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential development. 3. A change that requires additional on-site parking in accordance with Chapter 18.106. The change is providing for additional on-site parking. However, because the office building is not being altered, the change does not REQUIRE additional on-site parking. 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. The height of the parking garage approved is 37'-6". With the adjustment of the building footprint east 5 feet, the building height with the additional level will be 40 feet, which is only a 6.6% increase. 6. 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. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Page 1 of 2 • 7. An increase in vehicular traffic to, and from the site, and the increase can be expected to exceed 20 vehicles per day. Traffic generation data is based on the size and use of the building. Because the use of the building has not changed, the additional parking does not add additional quantifiable impact above and beyond what may have existed without the parking garage. 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 floor area is defined as "The gross horizontal area, under roof, of all floors of a building, measured from the exterior walls, excluding vents, shafts, courts and space devoted to off-street parking." Because the area being increased is for off-street parking, it is not considered floor area and therefore, the change does not increase floor area by more than 10%. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10 percent. There is no area reserved for common open space, therefore, this standard does not apply. 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. There is no change in project amenities, therefore, this standard has been satisfied. 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 modification to the conditions imposed by the site development review. The project will continue to provide required landscaping and the structure will comply with all dimensional requirements of the underlying zone or as approved by the Design Evaluation Team. The proposal, therefore, will not be in violation of any conditions imposed or implied at the time of site development review approval. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. THIS REQUEST FOR MINOR MODIFICATION APPROVAL HAS BEEN APPROVED. If you need additional information or have any questions, please call me at (503) 639-4171. Sincerely, Julia Powell Hajd Associate Planner is\curpin\ulia\minmod\specht2.doc c: 2000 Planning correspondence file SDR 1999-00021 Land use file Page 2 of 2 4:p SPECHT SPECHT PROPERTIES SPECHT DEVELOPMENT 15400 S.W. Millikan Way•Beaverton,OR 97006 503/646-2202 Fax 503/626-8903 January 31, 2000 /4149 ' Ms. Julia Hajduk Via: Hand Delivery City of Tigard 13125 SW Hall Blvd 2 S/vl AA -TT2O Tigard, OR 97223 k RE: Tigard Corporate Center Parking Garage Minor Modification Application to SDR Approval No. 1999-00021 0,4101 Dear Julia: Enclosed please find the Minor Modification Application (the "Application") for the Tigard Corporate Center Parking Garage (the "Project"). In summary, we request that the City of Tigard (the "City") allow us to add an additional level of parking to the approved design(SDR Approval No. 1999-00021). We have enclosed the following for your review: • Minor Modification Request • Eleven Minor Modification Criteria Form • Two sets of revised drawings consisting of the Site Plan, Landscape Plan, Floor Plans, and Building Elevations. Should you have any questions regarding our request, please do not hesitate to contact me. Thank you for your assistance. Best Regards, TIGARD CORPORATE CENTER LIMITED PARTNERSHIP an OREGON limited partnership By: SPECHT TIGARD LLC Its General Partner By: SPECHT INVESTMENTS,INC. Its Manager By: -go , L. Specht 'resid nt Encl. c: Todd Sheaffer C:\Todd Projects\1998 Projects-Todd\Tigard triangle\C0T52.doc MINOR MODIFICATION REQUEST Tigard Corporate Center Limited Partnership.the Applicant,requests a minor modification to City of Tigard Planning Commission favorable Site Development Review Type II decision regarding application SDR1999-00021,dated November 5, 1999,for Tigard Corporate Center Parking Garage. We ask that the design be modified in the following manner: 1) Add one (1)additional level of parking to the garage to increase the number of parking stalls by 78 from a total of 260 to 338. 2) Move building footprint 5'-0"to the east to adjust overall building height to comply with the maximum height restriction of 45'-0". 3) Adjust landscaping as defined on revised Landscape Plan as a result of relocated building. Additionally,this Application's proposed modifications comply with the underlying standards of the MU-E zoning district. The Project will continue to comply with minimum setback, building height,parking and landscaping standards,and minimum Clear Vision areas near driveways and street intersections. We respectfully submit these items along with accompanying drawings for your review. ELEVEN MINOR MODIFICATION CRITERIA FORM The following is the explanation of how approval of this Application does not invoke one or more of the eleven criteria discussed within the City of Tigard Community Development Code, ("the Codc"), Section 18.120.070(B): 1. An increase in dwelling unit density or lot coverage for residential development. This Project is not a residential development,and therefore this criteria does not apply. 2. A change in the ratio or number of different types of dwelling units. This Project is not a residential development,and therefore this criteria does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. This building provides parking for the three existing office buildings currently under construction at this development.There is no change in any of the buildings'gross floor areas,and therefore there is no change in the required on-site parking. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. There is no change in the s occupancy,or construction type of the building as defined by UBC,therefore this criteria is met. 5. An increase in the height of the buildings by more than 20 percent. The "Building Height", as defined in Section 18.26.030 states as follows: A. The elevation of the highest adjoining sidewalk or ground surface within a five-foot horizontal distance of exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; B. An elevation ten feet higher than the lowest grade when the sidewalk or ground surface described in subdivision(A)of this subsection is more than 10 feet above lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. In the approved design,(SDR 1999-00021),this dimension measures 37'-6" and occurs at the northwest corner of the building. It is measured from the building parapet to the public right- of-way defined as SW 70th Avenue. The addition of one level of parking to the approved design,and the repositioning of the building by 5'-0"to the east moves the lowest grade onto the building's property which is approximately 6'-6"above the public right-of-way. The resultant net gain in height is 2'-6". The new"Building Height is now 40'-0",or an increase of 6.6%. Therefore,this criterion is met. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. There is no change in the type and location of accessways and parking areas,and therefore this criteria is met. 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles a day. The application for the previous Site Development Review (SDR 98-0014)provided a traffic analysis and impact study. The impact study provided for this application referenced the previous traffic study and concluded that no additional improvements were warranted. The traffic generation estimates are based on the use and the size of the building. While,intuitively,adding additional parking may add additional trips,the use of the building has not changed in a way that would have triggered the need for a new traffic study. In addition,because the trips generation is based on the use and the size of the building,parking alone does not add additional quantifiable impact above and beyond what may have existed without the parking garage. 8. An increase in the floor area proposed for a non-residential use by more than ten (10) percent excluding expansions under 5,000 square feet. "Floor Area"as defined in Section 18.26.030 of"the Code" states: -The gross horizontal area,under roof,of all the floors of a building,measured from the exterior walls,excluding vents,shafts,courts and space devoted to off-street parking. As an area of off-street parking,not under roof,an increase of area to this structure is not defined as an increase to"floor area". Therefore,this criterion is met. 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 (10)percent. There is no change in the area reserved for common open space and/or usable open space,and therefore this criteria is met. 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 (10) percent where specified in the site plan. The moving of the building's footprint by 5'-0"to the east will cause a re-distribution of landscaping,but no decrease in the amount of landscaping. Therefore,this criteria is met. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria 1 through 10 above. All conditions imposed by the approved Site Development Review remain in effect,therefore,this criteria is met. 503 626 8903 P.01ip1 JAN-19-2000 09:51 SPECHT COMPANIES RE..41 VED OCT 2 5 1999 CITY OF TIGARD Setting the Standard for Service Excellence ) Attn: Patty Lunsford, Planning Division � � 13125 SW Hall Boulevard Tigard, OR 97223 503-639-4171 Fax 503-684-7297 INVOICE NO: 0061 DATE: October 25, 1999 To: Post-it"Fax Note 7671 Date 4-Iq-UO 1pag°es� Todd Sheaffer Christensen Engineering Co PAS L.4 NJ d From LO-U 7150 SW Hampton Street, Suite 226 oiDept Co, Sp&c-hf Portland, OR 97223 "Phone a Phone it H to 2.20 Z Phone:503-646-2202 Fa"" �p —r]2-9 Fax# Fax: 503-626-8903 STAFF PERSON P.O. NUMBER DATE SHIPPED } SHIPPED VIA F.O.B. POINT TERMS Patty Lunsford N/A ' 10/25/99 Faxed N/A Upon Receipt QUANTITY DESCRIPTION UNIT PRICE AMOUNT N/A Additional Professional Services Charged for preparing the notice of decision for SDR1999-00021fTigard Corporate Center Parking 5474.50 5474.50 Structure. (Please send the check to my attention so that I can place it in the appropriate account. Thank you) SUBTOTAL 5474.50 SALES TAX N/A SHIPPING & HANDLING N/A TOTAL DUE 5474.50 Make all checks payable to: The City of Tigard Please include the "COPY" of the enclosed invoice,with payment to the attention of the person below: If you have any questions concerning this Invoice, please call Patty Lunsford at the City of Tigard Community Development Department at 503-639-4171 x320. THANK YOU RECEIVED' dill JAN 2 i; ?Qof T R A N S M I T T AL COMMUNItr utvt urMENr� To: Mr. Richard Bewersdorff, City of Tigard Planning Manager Tigard City Hall, 12125 SW Hall Blvd.; Tigard, Oregon 97223 Project: T.C.C. Parking Garage project number: 99121 Date: Wednesday,January 19, 2000 Number of pages including this sheet 12 FAX number: Telephone number: 639-4171 We transmit: ❑ Fax ❑ US Mail ❑ Messenger ❑ Overnight ® Other Delivered ti Item Date Description 1 1.19.00 Letter describing proposed alterations (2) sets 1.19.00 30"x 42"Drawings of Proposed Design (2) sets 9.10.99 8.5 x 11" Design Review Drawings a 0 0 a 0. 0 v N O N N M N 0 V 0 O N N N N N N N N a c • I- N O s e 0 Copies to: File, Plans Examiner Transmitted by: Michael Jones L R S January 19,2000 Mr.Richard Bewersdorff City of Tigard Planning Manager Tigard City Hall 12125 SW Hall Blvd. Tigard,Oregon 97223 Dear Mr.Bewersdorff: We are submitting to you two(2)sets of plans and elevations pursuant to our telephone a conversation of this morning. As outlined via telephone we are investigating the possibility of increasing the height of the proposed garage by one tier. fi From the elevation drawing(A4.1)you can see that the current design is in compliance of the height restriction of 45'everywhere except the northwest corner. In this area,the height of the b stair enclosure exceeds the maximum height by approximately 2'-6"as defined by the City of Tigard Community Development Code. Because the public right of way,which bounds this property,is unimproved,finished grades are difficult to determine. At measured from the building face,which resides on the west property line,the height is in conformance with the code. If this height is deemed objectionable to city officials,we are willing to move the building ti footprint five(5)feet to the east in order to meet the definition of maximum height. It should be noted,however,that doing so would reduce the area available for landscaping along the east façade,which faces residential properties. • • In considering the additional tier,we have noted on drawing A4.1 a heavy dashed line marking the new heights. The roof over the northwest stair,(less than 5%of the total parapet • perimeter),would exceed the maximum height by 5 feet even if measured vertically at the property line. If this is unsatisfactory,we could eliminate the stair enclosure at the roof level to bring the building in compliance. This is considered less than desirable by the garage's owner, • Specht Properties,Inc.,and the end user,Renaissance Holdings,Inc.,as it directly relates to the health and comfort of those persons using the garage on a daily basis. An additional drawing(A2.4)is included for your review which outlines the amount of area in contention in proportion to the remainder of the building. Our question regarding determination of building heights revolves around how these areas are normally considered as a part of the overall design. Are allowances made for elevator,stair,or mechanical penthouses in s calculating a building's overall height? a • • 0 r It should be noted that the current design has been adjusted from the one that was approved in the Site Development Review. Most notable is the reversal of the drive ramps to minimize the amount of excavation needed to accommodate the basement level. Previously,the drive ramps spiraled up in clockwise direction. The current design uses a counter-clockwise ascent. This, in effect,switches the appearance of the north and south elevations. The floor elevations remained basically the same. Another appearance feature,which has evolved,is the location and dimension of each vertical structural element. Previously,we had assumed a column width of 2'-8"that would flush out with the horizontal spandrel panels. After loads were calculated,it was determined that a dimension of 2'-0"in width by 1'-0"in depth would be more appropriate. It was also discovered that allowing the horizontal facade elements to skirt the columns on the exterior would provide a stronger structural frame. We have used reveal joints to maintain the appearance of a continuous vertical plane. Other design elements from the three office buildings have been incorporated into the facade of the garage. The use of revealed joints, building cornices,and dentil patterns will help achieve an overall aesthetic vocabulary common to all structures.We have included copies of the design review drawings for your convenience. Your prompt attention to these matters is greatly appreciated. If you need further information, please contact me,Steve Lee,or Mike Gorman of our office. We look forward to hearing from you soon. Sincerely, Michael Jones LRS Architects,Inc. cc: City of Tigard Plans Examiner Greg Specht,Todd Scheaffer,Bob Burns of Specht Properties Gordon Childress,Chris Hartson of Baugh Construction Steve Lee,Mike Gorman of LRS Architects JR M. ._ _INI S Am i — — — ANL SM. B - - - r- ICE. PROJECT SUMMARY SITE/BUILDING INFORMATION (FIGURES ARE APPROXIMATE) LOCATIDI! S.W.60TH AVENUE.TIOMD.OREGON n ZONE: OC 4.LEGAL OEIICRD110Ik LOT NO.:36,TAX MAP.MGM WASHINGTON COUNTY.STATE OF OREGON w 00VER/c10 AGENCY: CITY OF TIGARD,OREGON 1067 USC STATE OF OREGON ED/10N TOTAL PROPSITIY AREA: 5.60 Aa36 256.512 S.F. A /00001257 ARIA 6011.0/0•A•: 221 Ads.30.216 S F PII00E277 AMA 0U6/1q'06C: 3.36 saes 136936 SF. TOTAL LAIWOCAPI AREA; 15.4% 30,577 S F. lJ2f S W..TAI1r6 11 LA1pgV0 ARIA 01R0P0'A•: 11.4% I],366 S.F. 1121L 1 .. 1A30CJ0l ARV M0l0I0 V•C': 56* IS.636 S.F. Ard/3{OR 07105 rE OQVERAOEMISOE/O•A•: 66.2% 621!1 SF, PW5503.211.!721 —pp•A•: 21% 20912 S.F. ti 501 711121 �` FAIr0100ARNIM 77% 26.3716.3. AOFlMLT 6610EWAlI(1k 27.6% 16.236 5.2. PARKING VAMP S.W. 0.1..1.7••. 11....rMS1•C. AM _ AL MAANO 9.we PLUS — — 129 126 ALMIALMO•C•snit W$* — — 124 121 MM SA1c01T MErPiR 66 — — 36 MA.MR M 5LEr.¢)0k 74 61 — 166 A71I.000310 Mt OLAr¢N3 77 — — Ti NAA TIRO M 0119P9 63 — — 63 TOTAL ORE PAWS* 272 M 233 •160 2466 TOTAL CAR POOL PAR1060 SPACES: MIL6UTA•A•: 10 0tM1!•361 AC: tit 5% I I TOTAL CAA POOL 9∎III0Ip SPACES: 61 •ACCEMCLE►MIMIC VAMP WAN VACS: 1 I ',I 6s� 7 S.W.69th AVENUE O I O T Ti .., CONSULTANTS II :-.:0.4-,04-1,..,... s;.ert ..'r`s 'P4Jx 1'..4i:'..L' i. N -y'.. f‘" .T ;_- 6n 11 z ■■I1 ■■►�wr.... C c.L P . O Z 3 NM E E .�. ... I_..mI I CC BUILDING A O Qr. a• •I F.F.E..273.0a V r 2.4. 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ME FROJECT AWE I I I I I I I I 1 4.EAST ELEVATION 1 I SCALE.1..3V4. 00 ® CDT CDT , • ,DATE 0110.10 r , viir . • • • • • now 1 CEEOC LAS I i 8,_..1, 111,1_,I.,_!, , _j.... , . l_i_)____€ ■_. NM • _-J. I DRAWN re. Kw 'All I ..,•1 III -• 7 MIMI L; Li 7, -777":17-7.7-m-n-7-7-su ii: i■ IIIPIIII IIIIIIPIP WININIMI•MO ---:.— —Zile. —:4. .110 PROJECT: NOM 1,,cg, :.'44.11Axi7flErr.774117711T f:1 ;I]:7777,-----774747.74_ TITl-E-L.,, ....., . . . =II 2711W + ,--—_TAW—4, I ' To it rr I 4 =JIM I I 145 • I 1 • '- S.D.R.SUBMITTAL 5. WEST ELEVATION .... . .._. =I...AF.,-,.,,c,..., Jan-26-00 03 : OOP LRS -chitects , Inc _ 50- 721 -2077 P _ 02 SD/c ►999-0000, 1 L R S January 26,2000 } Julia Hajduk • City of Tigard Planning Department 13225 SW Hall Boulevard Tigard,Oregon 97223 Dear Julia; Based on the definition of"Building Height"as conveyed to us by Bob Poskin, flans H.xarn i nt.r for City of Tigard,it appears that our current design for a four tier parking structure is approximately 1'-6"in excess of the 45'-0"height restriction li,r this property. Because the point of measurement falls in the public right of way for SW 70th Avenue,we arc not confident that we can insure a finished grade that would achieve an overall"building height"of 45'-0"or less. As a corrective measure,we could exercise one of the following two options to comply with this ordinance: 1. Maintain the current design,but lower the"building height"to within the 45' dimension from the point of measurement as currently graded. Lowering flit:'Lai r endow re at the northwest(-rimer,or eliminating the enclosure altogether would achieve this. 2. Move the building footprint 5-0"'to the cast,adjusting our point of measurement to *- fall within the boundaries of our client's property. This would increase our It west grade by approximately 6'4)",changing the"building height"to 40'-0". Tlrs would br well within the maximum of 45'_0". I have attached a partial elevations of the area in question showing these options. Once we have decided the most prudent option for us to pursue, we intend to apply for a "Minor Modification" to the approved "Site Development Review"dated September 10, I')'fl. If you are in agreement that this course of action would meet the planning requirements of sire City of Tigard, please sign and date in the space provided at the end of this letter. We understand that your agreement of this letter is nor a gu,,rantt•,•of approval for the"Minor Modification"process,hut that the proposed changes falls within the guidelines for such a review. Sincerely, __ uha Hajduk,C y of Tigard Michael Jones 1-)ate I' 26 -20 LRS Architects, Inc. 0 A O O Jan-26-00 03 : OOP LRS -chitects , Inc . 50" 221 -2077 P_ 03 (2) 0 314'-0" ` ■, �*■ } ■ T/PARAPET_ 30,'-0" • J _ I LSLAB!4LSIAID 0 �� 303-6" i i i< - I _ _ _ I/SLAB CO SIAII4- III I 294'.6.. 7a Er) i v _____ __ _ T/SLAB STAIf3 _ 285'-6" I i I i I L T/SI All tk STAIR - .. .,-- --- , 776'.6., .--/ . 7 1 ! 1 ' 1 HEIGHT RESTRICTION DATUM mmmil. 1 T 1 SLAB @ STAIR-. I 265'-0° _i _ ° 1 io 1 LOWEST ADJACENT GRADE Q 1 AT 5'-0"FROM EXTERIOR FACE OPTION#1 A 1. ELEVATION AT NORTHWEST CORNER SCALE: rib"= 1'-0" Jan-26-00 03:O1P LRS -chitects , Inc.. 50' 221-2077 P - 04 C2) (1- ■..r I /F'AHAPI I= 0 \___ii, I --- 3}4-0„ t • , r1F-1-4-1 1 41 AlielL T/PARAPET= - --- - - 307 0' AL"'- J/Sl AIiSTAIR- QS a � 304' 0" Y T/SLAB to STAIR - A - v f 1 I - e -� ._ T/SLAB !STAIR' • .�_.._.. .. ---- -- - - - - T/SLAB (6) STAIR - is 2//'-0" I HEIGHT RESTRICTION DATUM 1 -- -N- I I 5'-0". 1 T/SLAB V STAIR- �.�- I- — - 2G5,_(, X Oc, a.co LOWEST ADJACENT GRADE Q AT 5'-0"FROM EXTERIOR FACE ■ OPTION#2 A 1. ELEVATION AT NORTHWEST CORNER SCALE: 118"= 1'-A" Jan-26-00 O3:OOP LRS -chitects , Inc_ 50.- ?21 -2077 P_01 R S T R • M $ M I T T • L To: Ms, Julia Hajduk, City of Tigard Planning Tigard City Hall, 12125 SW Hall Blvd.; Tigard, Oregon 97223 Prvjere T.C.C. Parking Garage Prote t tum+ber. 99121 Date Wednesday, January 26, 2000 Number of pager including this dices.' 12 MX number: 684-7297 Telephone utnnher; 6394171 — We transmit: ® Fax ❑ Us Mail ❑ Me:.enger ❑ Uverneg6t ❑ oil,,, a a i Item fate TJeserfptian a a 1 1.26.00 Letter of approval a a ro 4 a. V a • • y M r a • Y Y r to a • a s a a a • a • r:ops.. tom: Greg Specht, Todd Schaeffer, Specht Properties • • Gordon Childress, Chris Hanson, Baugh Construction Steve Lee, Mike Gorman, File 2.02, LRS Architects