MMD1999-00021 MMD1999 00021
WAYNE GERIG
(REDWOOD CTR)
March 28, 2000
CITY OF TM
Wayne Gerig OREGON
Tigard Plaza, Suite 248
11945 SW Pacific Highway
Tigard ,OR 97223
RE: Minor Modification (MMD1999-00021) to existing approved site plan for
SDR1999-00017
Dear Mr. Gerig:
This letter is in response to your request for Minor Modification approval to modify the
existing approved site plan for SDR1999-00021 (WCTM 1S135A, Tax Lot 1901.) The
proposal is to modify the approved site plan by "flipping" the building location so that the
building will run along the south and southwest property line instead of the north and
northwest property line. The information utilized in reviewing this modification was
provided by the plans dated 3-13-2000.
The property received Site Development Review approval in November (SDR1999-
00017). This property is zoned Neighborhood Commercial (C-N). The Tigard Community
Development Code Site Development Review Section states that if the requested
modification meets any of the major modification criteria, the request shall be reviewed as
a new Site Development Review application.
Section 18.360.050.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. An increase in dwelling unit density, or lot coverage for residential
development.
The proposal does not include the addition of any dwelling units.
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 the addition of
residential dwelling units, as previously indicated.
3. A change that requires additional on-site parking in accordance with
Chapter 18.765. The proposal does increase the size of the building by 916
square feet, however the plan does not require more parking than that proposed
and approved originally. The plan continues to provide 21 parking spaces which
is 3 more than the minimum.
4. A change in the type of commercial or industrial structures as defined by
the Uniform Building Code. No change in the structure of the building is
proposed.
5. An increase in the height of the building(s) by more than 20 percent. No
change in the height of any building is proposed.
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
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6. A change in the type and location of accessways and parking areas where
off-site traffic would be affected. The access is essentially in the same
location as originally approved. The proposal also provides for a joint access
with the western property as required by a condition of approval.
7. An increase in vehicular traffic to and from the site, and the increase can
be expected to exceed 100 vehicles per day. The proposed modification will
not result in an increase in vehicular traffic to or from the site.
8. An increase in the floor area proposed for non-residential use by more than
10 percent excluding expansions under 5,000 square feet. The floor area is
proposed to increase by 916 square feet which is less than 5,000 square feet
and 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. The proposal does
result in less landscaping than originally approved, however, this is still over the
10% required by the code. The revised plan provides 16% landscaping.
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. The
proposal addressed many of the conditions of approval. The proposal modifies
condition of approval #2, however, it has come to staffs attention that this
property is no longer a residence and is intended to be developed in accordance
with the C-N permitted uses. Because of this, condition #2 is no longer a valid
condition and therefore, does not trigger a major modification. All other
conditions can continue to be met after this modification, however, not all
conditions have been met. The applicant still must meet all of the conditions of
approval for SDR1999-00017 before obtaining Site and Building permits.
This request is determined to be a minor modification to an existing site, provided the
applicant complies with all conditions of SDR1999-00017 with the exception of
Condition #2.
This letter will be placed in the land use file and is considered part of the approved plan.
Any further modifications to the approved plan must be reviewed and approved as well. If
you need additional information or have any questions, please feel free to call me at (503)
639-4171.
Sincerely,
/<?4-
Julia Powell Hajdu
Associate Planner
is\curplan\julia\minmod\Redwood center.doc
c: MMD1999-00021 Land Use File
SDR1999-00017 Land Use File
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