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MMD2005-00012 1111VID200& 00012 S0ü1. cti ArTER Atto, June 28, 2005 CITY OF TIGARD OREGON Dan Gates MCA Architects, PC 30 Northwest First Avenue Portland, OR 97209 RE: Minor Modification Request, Case File No. MMD2005-00012 Dear Mr. Gates: This letter is in response to your request for a Minor Modification (MMD2005-00012) of the approved Columbia Community Bank site development located at 7632 SW Durham Road, WCTM 2S113BA, Tax Lot 00400. You have requested altering the parking lot by removing four existing parking spaces and installing a one way drive thru remote teller transaction stand. Analysis of Modification Request: Section 18.360.060 of the Tigard Development Code Site Development Review chapter, states; "any modification which is not within the description of a major modification as provided in section 18.360.050 shall be considered a minor modification." Section 18.360.050 states that the Director shall determine that a major modification(s) has resulted if one (1) or more of the changes listed below have been proposed: 1. An increase in dwelling unit density or lot coverage for residential development. The proposal does not involve residential property. Therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This request does not involve a residential development. Therefore, this criterion does not apply. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The proposed drive through provides added convenience to an existing customer base. By definition, the drive through would not increase the need for additional parking. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. The proposed transaction canopy and remote transaction stand are accessory to the existing building. No modification or change in type of commercial structure is proposed. 5. An increase in the height of the building(s) by more than 20 percent. The proposed canopy over the drive through transaction stand is 12 feet in height, but is not part of the existing building and would not exceed the height of the existing building. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. The proposed 150-foot stacking lane is provided for in the existing parking lot. This stacking area is removed from the main access and egress lanes connecting the parking lot to Durham Road and, therefore, should not affect off-site traffic. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 P..e 1 .f 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 drive through is to serve existing customers that the bank currently serves, and is not expected to result in a significant increase in vehicular traffic. Any marginal increase in patronage for the convenience of the service is not expected to exceed 100 vehicles per day. 8. An increase in the floor areas proposed for a non-residential use by more than ten percent excluding expansions under 5,000 square feet. The proposed canopy footprint is approximately 100 square feet in size and will not increase the square footage of the existing building. 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 the code or reduces the open space areas by more than ten percent. The minimum required landscaping is 25%, and the 10.5-acre site provides 61%. The loss of 100 square feet to the drive through canopy will not reduce the landscaping/open space percentage below the minimum required or by more than 10%. 10. A reduction of project amenities (recreational facilities, screening; and/or, landscaping provisions) below the minimum established by the code or by more than ten percent where specified in the site plan. The proposed canopy would replace approximately 100 square feet of landscaping. However, 61% of the site is landscaped, which is well in excess of the required landscaping of 25%. In addition, approximately 20 feet of the existing screening will still remain between the parking lot and Durham Road. Therefore, the relevant project amenities have not been reduced below the minimum established by the code or by more than 10%. 11. A modification to the conditions imposed at the time of Site Development Review approval that is not the subject of criteria (B). 1 through 10 above. The site was reviewed and approved through case file number SDR1999-00020. No modifications to the conditions of approval are required by the proposed development. THIS REQUEST HAS BEEN APPROVED BY THE PLANNING DEPARTMENT. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUILDING PERMIT APPLICATION. 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 or injurious to surrounding properties provided that, development which occurs after this decision complies with all applicable local, state, and federal laws. If you need additional information or have any questions, please feel free to call me at 503-639-4171 ext. 2434. Sincerely, Gary Pagenstecher Associate Planner Original Material to: SDR1999-00020 Copy to: MMD2005-00012 i:\curpin\gar\minor modification\mmd2005-00012(mca architects).doc Page 2 of 2 APPLICANT MATERIALS MINOR MODIFICATION 6 'i�I� TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Property Address/Location(s): 7�3z `3IJ n g M 4D FOR STAFF USE ONLY 77442P,c ioi) 1 7223 Tax Map & Tax Lot#(s): 2$.II'j;Q .004a9 lU2�� AkJ/, Wrih/C1 (3,T25.NO,W.A/ Case No.(s): YrmD2Jc) -33o(Z_ Site Size: (Q. 5140, 5 Other Case No.(s): oklo w Applicant*: MeA P' ` Receipt No.: '2-.3 - S - 3 Address: / f l / / Application Accepted By: City/State: P/,r, #0 / Zip: _7� / Date: Primary Contact: D46 1.' Phone: 226 Qa�22 Fax: 573.226'0626 Date Determined Complete: Property Owner/Deed Holder(s)*: (Attach list if more than one) Rev.5/12/05 i:+curpin'masterslrevised\minormod.mst OF L LLC Address: (4Gb .}eg �i+(e- 110 Phone: -q/(, �9G3 City/State: POtTUND, C ) Zip: '17205- REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted * When the owner and the applicant are different people, the applicant must without the required submittal elements) be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit ' U Application Form a written authorization with this application. ❑ Owner's Signature/Written Authorization PROPOSAL SUMMARY ❑ Title Transfer Instrument or Deed The owners of record of the subject property request permission for a Minor Modification. To review a modification as a Minor Modification,the Director ❑ Site Development Plan (3 copies) must first find that the expansion does not invoke one or more of the 11 criteria discussed within Section 18.360.050(B) of the Tigard Development ❑ Site/Plot Plan (reduced 8'15"x 11") Code. If the modification exceeds the maximum allowed under any one ❑ Applicant's Statement(3 copies) or more of the following criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a (Addressing Criteria Under Section 18.360.050(B) new Site Development Review. In a separate letter, please address the 0 Filing Fee $529.00 criteria below contained in Section 18.360.050(B) including a detailed response to each criteria. Jurisdiction: ❑ City ❑ Urb I. An Increase in dwelling unit density or lot coverage for residential development. 2. A change in the ratio or number of different types of dwelling units. In addition, the Director must find that the 3. A change that requires additional on-site parking in accordance with Chapter 18.165. proposed change complies with the underlying 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. standards of the applicable zoning district. To 5. An increase in the height of the building(s) by more than 20%. complete this review, the Applicant's proposal 6. A change in the type and location of accessways and parking areas where off-site traffic would be must include a discussion indicating how the affected. site expansion will continue to comply with the 7. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 minimum setback, building height, parking land vehicles per day. landscaping standards. Other applicable 8. An increase in the floor area proposed for a non-residential use by more than 10% exduding requirements such as minimum Clear Vision expansions under 5,000 square feet. areas near driveways and street intersections 9. A reduction in the area reserved for common open space and/or usable open space that reduces the may also be applicable depending on where open space area below the minimum required by this code or reduces the open space area by more the building expansion is proposed to be than ten percent. constructed on the site. 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%where specified in the site plan. I I. A modification to the conditions imposed at the time of Site Development Review approval that are not the subject of Criteria 1 through 10 above. APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, and may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this ' day of Owner's Sig . re - Owner's Signature Owner's Signature Owner's Signature JuiN-[u-[uuo nuiv u i ;[� rn urn Nurt i nwt5 i LLB r Hx NU. 5U iy 16dyb4 N. O2 aoumwest Center PROPERTY MANAGEMENT AGREEMENT THIS AGREEMENT is dated as of the 22 day of F6] X2874 , 2004 AMONG: Agellan Capital Partners, Inc. on behalf of Aptus Southwest OR,L.L.C. (hereinafter called the"Owner") - and- OF THE FIRST PART Opus Northwest Management, L.L.C., (hereinafter called the "Property Manager") OF THE SECOND PART 'WHEREAS: A. The Owner is the registered owner of the Property, and B. The Owner has agreed to retain the Property Manager and the Pro to perform duties and provide services on the temis and conditions�sett out in agreed Agreement, NOW THEREFORE THIS AGREEMENT WITNESSETH THAT in consideration of the mutual covenants and agreements contained in this Agreement and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby covenant and agree with each other as follows: ARTICLE 2 -APPOINTMENT OF PROPERTY MANAGER 2.1 Appointment of the Property Manager (a) The Property Manager, as independent contractor, will manage the operation and, if specifically requested in writing by the Owner, the leasing of the Property as set forth in this Agreement to professional standards similar to those of comparable properties of the same class in the municipality in which the Property is located having regard to the age and condition of the Property, the availability of funds from the Owner, the Approved Budget and Strategic Plan. The Owner, immediately upon entering into this Agreement or as soon as possible thereafter, will in conjunction with the Property Manager and the Asset Manager, develop a budget and strategic plan for the Property which shall become the Approved Budget and Strategic Plan and will provide the Property Manager with a copy of each subsequent Approved Budget and Strategic Plan and any amendment thereto as the same are developed and approved, JUN-CU-CUU HUN U I .C5 rrt uru NUK I hWtb I LLU I H1( NU, SUi 1 btSyb4 F. UJ (b) If Property Manager believes it or any of its affiliates has a potential conflict of interest ("Conflict") with the interests of the Owner in connection with the management and administration of the Property, the Property Manager will promptly notify the Owner of the Property. If Owner believes the Conflict is an actual cgnflict of interest, Owner may, as its sole and exclusive remedy, terminate this agreement If Owner does not terminate this agreement within ten (10) days after receipt of Property Manager's notice of the Conflict, the Conflict will be deemed not to be an actual conflict of interest and will not be deemed a breach of any duty owed Owner in connection with this Agreement. (c) None of the other provisions of this Agreement will in any way detract from or limit the Property Manager's obligation to perform its duties and obligations hereunder in accordance with the standard of performance set forth in this Section 2.1. 2.2 Term This Agreement will continue in force for the Initial Term until terminated in accordance with the provisions of this Agreement 23 Representation The Property Manager represents and warrants to the Owner that it has and agrees that it will continue to have the facilities, personnel and expertise to provide the services and functions set forth herein in a competent, honest, diligent and efficient manner in accordance with the standards of performance set forth in Section 2.1. IN WITNESS WHEREOF the parties have executed and delivered this Agreement on the day, month and year first written above. Opus Northwest Management,L.L.C. / 1 �Per: Authorized Signing O MIchael E. D :r Senior Vice Pre:A.ent Per: Authorized Signing Officer Ajtus Southwest OR,L.L.C.by its agent Agellan Capital Partners Inc. Per /a 14.ft.. ... Authorized Signing Officer Per: Authorized Signing Officer JUIV-CU-LUUD ilun ui rii uru LA, NIA NU. UJdIotlyoq V. U4 E7L1p1T "A„ LEGAL DE$CJW'TION OF THE L4Dip PARCEL Y; Beginning at the Northeast corner of the Adam Shaver Donation Land Claim; thence running South Wong said claim line 80 rods;thence East 40 rods;thence North to the center of Fanno Creek;thence up stream along the center of Fanno Creek to the center of the County Bridge across Fanno Creek; thence in a Northwesterly direction along the center of the county road to the section line between Sections 12 and 13,in Township 2 South of Range I West of the Willamette Meridian;thence West 40 rods on said section line to the place of beginning,all being in Section 13,Township 2 South, Range 1 West,of the Willamette Meridian in the County of Washington and State of Oregon. EXCEPTING THEREFROM however,the lends heretofore conveyed to the Oregon Electric Railway Co. by Deed recorded in Book 75,page 35,the lands heretofore conveyed to Harry and Elizabeth Hamback by Deed recorded in Book 118,page 158,the lands heretofore conveyed to Make P.Ochs by Deed recorded in Book 143,page 343,and corrected by Book 150,page 454 and the lands heretofore conveyed to Robert F.Swain and Gladys L. Swain by Deed recorded in Book 150, page 452. ALSO EXCEPT that portion conveyed to Portland General Electric Company by Deed recorded March 22, 1974 in Book 967,page 562. ALSO EXCEPT that portion conveyed to Unified Sewerage Agency by Deed recorded May 1, 1974 in Book 972,page 292. ALSO EXCEPT that portion conveyed to Tigard School District No.23J by Deed recorded August 15, 1988 as Fee No 88-35795. ALSO EXCEPT that portion lying West of the West line of the Northeast one-quarter of the Northwest one-quarter of Section 13,Township 2 South,Range 1 West,of the Willamette Meridian ALSO EXCEPT that port ion conveyed to Hugo F.Mackey and Helen Marie Mackey by Decd recorded in Book 232,page 587. ALSO EXCEPT: A tract of land m the Northeast quarter and Northwest quarter of Section 13,Township 2 South, Range 1 West, of the Willamette Meridian,in the City of Tigard,County of Washington and State of Oregon,more particularly described as follows: Beginning at the Southwesterly corner of that tract of land copveycd to David Metzger in the Deed recorded as Document Number 98139624,Washington County Deed Records;thence South 88°36'44"East, 119.59 feet to a paint on the Southerly extension of the Easterly line of said tract per Document Number 98139624;thence Northerly along said Southerly extension North 01°29'08" East, 10.89 feet to the Southeasterly corner of said Metzger Tract;thence along the Southerly line thereof South 86°11'03"West, 120.10 feet to the point of beginning. ALSO EXCEPT; A tract of land in the Northeast quarter and Northwest quarter of Section 13,Township 2 South, Range 1 West,of the Willarnette Meridian,in the City of Tigard,County of Washington and State of Oregon, more particularly described as follows: A-1 ::0DbeATCDOCSTORTUMD143329216 Juercu-cue) i iun u i .co ri i uruo ivurt i nwco i LLU r HA NU. )UJ�I oddo4 V. Ub • Commencing at the Southwesterly corner of that tract of laud conveyed to David Metzger in the Deed recorded as Document Number 98139624,Washington County Deed Records;thence South 88°36'44"East, 119,59 feet to the true point of beginning;thence continuing South 88°36'44"East, 233.53 feet to the Southerly extension of the Easterly line of the tract conveyed to David 0.Metzger and Dianne S.Metzger in the Deed recorded as Document dumber 83008504; thence Northerly along said Southerly extension line North 01°25'11"East, 32.16 feet to the Southeasterly corner of said tract per Document Number 83008504; thence along the Southerly line thereof South 86°11'03" West, 234,50 feet to the Southeasterly corner of-the tract per Document Number 98139624;thence South 01°29'08"West, 10.89 feet to the true point of beginning. PAPC1L A: Beginning at an iron in the center of County Road No.23, Aald beginning point being 1871.4 feet South 89°58'East and 127.0 fed South 58°48'East from the coma of Sections 11, 12, 13 and 14, Township 2 South,Range 1 West,of the Willamette Meridian,in the County of Washington and State of Oregon;running thence South 671.0 feet,more or less, to the center of Fenno Creek; thence up the center of said creek with the meanderings thereof in a Northeasterly direction 850 feet,more or leas,to the center of said County Road No.23;thence North 58°48'West 548 feet,more or less,to the place of beginning. EXCEPT that portion taken in Decree of Condemnation entered April 29, 1997 in Washington County Circuit Case No.C95-1061 CV for road purposes. PARCET. >II; Beginning at the same beginning point as in Parcel IT above;thence South 671.0 feet,more or less,to the center of Fenno Creek;thence down the center of said creek with the meanderings thereof in Southwesterly direction 322 feet;thence North 683 feet to the center of said County Road No. 23; thence South 58°48'East 3716 feet to the place of beginning. EXCEPT that portion taken in Decree of Condemnation entered April 29, 1997 in Washington County Circuit Case No.C95-1061CV for road purposes. PARCEL IV: Being a part of the Northwest quarter of Section 13,Township 2 South,Range 1 West,of the Willamette Meridian,in the County of Washington and State of Oregon,and being more particularly described as follows: Beginning at a point on the West line of that certain second tract in Section 13,Township 2 South, Range l West,of the Willamette Meridian,conveyed to Harry Hamback by Deed recorded in Book 118,page 158 of the Washington County Deed Records,said beginning point being South 89°58' East 1871.4 feet South 58°48'East 89,1 fed and South 283.4 feet from the Northwest corner of said Section 13;and running thence South 398,2 feet to the center of Fenno Creek at the Southwest corner of said Hamback land;thence following up the center of said creek Easterly a distance of 32.3 feet to a point on the Bast line of the Ooh's land; thence South along the East line of said Och's land a distance of 354.8 feet to an iron pipe on the Northerly boundary of the Oregon Electric Railway right of way;thence South 57°49'West along said railway right of way boundary a distance of 205.6 feet to an iron pipe;thence North 37°29'West 265,0 feet to an iron pipe;thence North 27°40'West 151.7 feet to an iron pipe,;thence along a 150.8 foot radius curve right a distance of 237,9 feet to an iron pipe,the long chord of said curve being North 17°31'East 213.6 feet;thence North 62°42'East 168.5 feet to an iron pipe;thence East 149.3 feet to an iron pipe which is 10.0 feet West from the West line of the said Hamback land;thence North and always 10.0 feet West from the said Hamback line a distance of 236.9 feet to the South boundary of that certain tact conveyed to Mike Och's by Deed A-2 •:01314AV'CDOCSV00.TU\NDN1729316 Juir cu cuuu HUH u t .cJ ri i uruo wurt i nwc.p LL.I Min NU. bUJJ I btiJb4 F. 06 recorded in Book 143,page 343 of the said record of deeds;thence East 10.0 feet to the place of beginning. EXCEPT that portion conveyed to Portland General Electric Company by Deed recorded March 22, 1974 in Book 967,page 562. ALSO EXCEPT that portion conveyed to Unified Sewerage Agency by Deed recorded May I, 1974 in Book 972,page 292. FURTHER EXCEPTING THEREFROM a tract of land in the Northwest quarter of Section 13, Township 2 South,Range 1 West, of the Willamette Meridian,in the City of Tigard,County of Washington and State of Oregon,more particularly described as follows: Beginning at a 5/8"iron rod,net in Survey Number 22455,Washington County Survey Records, at the inteseectlon of the Northwesterly right of way line of the Oregon Electric Railroad(now the Burlington Northern Railroad)with a line drawn north and south parallel and 1980 feet(30 chains) East of the West line of said Section 13;thence North 01°34'45"East, 358.11 feet to the centerline of Fenno Meek; thence along said centerline South 77°41'16"East,3.23 feet;thence South 015'11" West,354.87 foot to the aforementioned Northwesterly right of way line of the Oregon Electric Railroad;thence along said right of way line South 59°14'16"West,4.93 feet to the point of beginning. PARCF..L V: Beginning at a point in the center of County Road No 23 which beginning point is South 89°58'East 1871.4 feet and South 58°48'East 89.1 feet from the Northwest corner of said Section 13,said beginning point being also at the Northwest corner of second tract conveyed to Harry Hambacic by Deus recorded at page 158 of Book 118 of the record of deeds for Washington County,Oregon, and running thence South 283.8 feet to the South line of that certain tract conveyed to Mike Ochs by Deed recorded at page 343 of Book 143 of said record of deeds; thence West 10.0 feet;thence North 289.0 fact to a point in the center of said road; thence South 58°48'East 11.7 feet to the place of beginning. A-3 -.0DMAWCDOCMPORTLANDN5329216 • • \j it 5 ,_. . . 1 / , 7 _ 'c w ... 1 4/„...-. , 7y.. II- l n . IC .-• j :.:. , ,\ ......- , / • f II .� i // \ / 1 i ; i iii // i 1 \ Q0 50' 100' 150' COLUMBIA COMMUNITY BANK MCA SITE IMPROVEMENTS A "-LIT=E-C-T.7S 7632 SW Durham Road, Tigard, Oregon _ 30 NW FIRST AVENUE PORTLAND OREGON 97209 PHONE S03.226.0622 FAX 503.226.0626 Criteria for a Minor Modification Type 1 Application Review Review for Site Improvements to 7632 SW Durham Road Tax Lot#2S.113BA.00400 The proposed construction consists of removing four existing parking stalls and installing a one way drive thru remote teller transtaction stand. A small roof structure will be provided over the transaction stand. Rainwater from the canopy will.be cauht in a catch basin, piped and daylighted through a curb onto the parking lot. Four parking spaces will be removed during construction, none of which are compact or handicapped--No additional parking spaces will need to be added to meet the minimum off-street parking requirements for general office or drive-thru banking. Proposal Summary 1.An increase in dwelling unit density or lot coverage for residential development The proposed construction is part of an industrial park district, not residential. 2. A change in the ratio or number of different types of dwelling units. The canopy and site improvements are not residential. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. The existing adjacent office space is 91,632 square feet, and has an off-street parking minimum requirement of 2.7 spaces per s.f, and a maximum of 3.9 s.s.f. for Zone B General Office Use. The bank is the only known use in the building which is retail, and has a current miminum parking requirement of 2.5 s.s.f., and a maximum of 4.5 s.s.f. The existing off-street parking total is 383 spaces, 185 of them compact. The proposed construction will remove a total of 3 current spaces. The addition of a drive-in to the bank will modify the off-street parking miminum requirement to 4.3 s.s.f. for the 3,777 s.f. the bank occupies, with the maximum in Zone B being 6.5 s.s.f. This will increase the minimum and maximum off-street requirements to 265 and 401, respectively. With the new construction, the total spaces for off-street parking will total 380, and 185 will be compact, which is less than 50% of 380. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. There will be no modifications to the existing structures. 5. An increase in the height of the building(s)bymore than 20%. The proposed canopy construction will not exceed the height of the existing adjacent building. 6. A change in the type and location ofaccessways and parking areas where off-site traffic would be affected. • The proposed changes to the parking lot circulation are internal and would not affect the type or location of accessways or parking areas off-site. 7. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 vehicles per day. The proposed construction is to serve the same customers as the existing bank currently serves, and would not result in a significant increase in vehicular traffic. 8. An increase in the floor area proposed for a non-residential use by more than 10%excluding expansions under 5,000 square feet. The proposed site improvements will not add any additional floor area to the building. 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. The total current site area is 10.51 acres (457,816 s.f.), with 8.34 acres (363,291 s.f.) to the north of Fanno Creek. The building footprint area is 30,544 sf, and the paved area is 125,203 s.f, totaling 155,747 s.f. Open space will be reduced in the proposed construction by 240 s.f. Chapter 18.360.090.A.12 requires that a minimum of 20 percent of the gross area including parking, loading, and service areas to be landscaped, and a minimum of 15 percent of the gross site area. The net change in open space is negligible in the total open space area. 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% where specified in the site plan. There is no change to the existing amenities. 11. A modification to the conditions imposed at the time of the Site Development Review approval that are not the subject of Criteria 1 through 10 above. Upon review of SDR1999-00020, there does not appear to be any modifications to the conditions imposed at the time of review.