Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
SDR2009-00002
WITHDRAWN SDR2009 00002 LANFARM LLC OFFICE CONVERSION City of Tigard RECEIVED 13125 SW Hall Blvd. Tigard, OR 97223 MAY 1 8 2009 Attn: Ron Bunch Cc: Cheryl Caines CITY OF TIGARD PLAN11r 3IENGINEERING Subject SDR2009-00002 Property Address: 7060 SW Beveland St The purpose of this letter is to formally withdraw the above referenced application which was submitted for preliminary review on April 13, 2009 for a Change of Use/Site Development Review. We are also requesting a refund in the amount of$4,405.00, for the preliminary application review fee already paid to the City of Tigard by Lanfarm LLC. ("Lanfarm") Lanfarm had retained Harris McMonagle to prepare and submit the preliminary land use application package as part of a settlement agreement it in good faith believed it had with the City. The City asserted that Lanfarm was in violation of three code provisions for changing a residence to a commercial use without making certain dedications and improvements. Lanfarm strongly disputed those charges. As the parties we preparing for a contest on the violations, City staff worked with Lanfarm,through Harris McMonagle, to reach an agreement pursuant to which Lanfarm would apply for site plan review and agree to some of the improvements the City wanted. In exchange, the City agreed to waive most of the asserted fines. Lanfarm LLC was to reimburse the City for staff time in the approximate amount of$1000.00. This agreement was outlined in a February 20, 2009 email from Al Shields. As City staff characterized it, the application was to be filed to show good faith on the owner's part that they would go forth with the Site Development Review application and the amended public improvements. Lanfarm LLC has shown good faith by meeting the submittal timeline proposed after receiving the amended agreement. Unfortunately, Lanfarm learned the City is taking the position that it is going to pursue fines in the amount of at least $264,000 and insist that Lanfarm make the improvements that were part of the settlement agreement. That position is contrary to the agreement that was reached. For that reason, Lanfarm is withdrawing the application. Sin - - y, S • ►$ andy Richardson Bob Simonyi Lanfarm LLC _ Community Development Request for Permit Action TIGARD TO: CITY OF TIGARD Building Division Services Coordinator 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov FROM: ® Owner ® Applicant ❑ Contractor ❑ City Staff (check one) REFUND OR Name: LanFarm,LLC INVOICE TO: (Business or Individual) Mailing Address: 16869 SW 65th Ave., Suite 166 City/State/Zip: Lake Oswego, OR 97035 Phone No.: 503-639-8542 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ® CANCEL PERMIT APPLICATION. • REFUND PERMIT FEES (attach receipt,if available). (l INVOICE FOR FEES DUE (attach case fee schedule and explain below). n REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: SDR2009-00002 Site Address or Parcel#: 7060 SW Beveland St. Project Name: LanFarm Office Conversion Subdivision Name: Lot #: EXPLANATION: Applicant has requested withdrawal of the Site Development Review application SDR2009-00002. Signature: Cl • Date: 5/22/09 Cheryl Caines Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80%of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80%of the land use application fee for issued permits. d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1-2 weeks for processing refunds. FOR OFFICE USE ONLY Rte to Sys Admin: Date B Rte to Bldg Admin: Date By Refund Processed: Date B� _ Invoice Processed: Date By Permit Canceled: Date By Parcel Tag Added: Date By Receipt# Date Method Amount$ I:\Building\Forms\RegPermitAction.doc Rev 07/26/07 CITY OF TIGARD RECEIPT 1 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 1I 6,A,II Receipt Number: 173182 - 04/14/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2009-00002 SDR Under$1,000,000 100-0000-438000 $3,838.00 SDR2009-00002 SDR Under$1,000,000-LRP 100-0000-438050 $567.00 Total: $4,405.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1217 STREAT 04/14/2009 $4,405.00 Payor: LanFarm LLC Total Payments: $4,405.00 Balance Due: $0.00 Page 1 of 1 v City of Tigard, Oregon 13125 SW Hall Blvd. ® Tip., OR 97223 N T I GARD-e July 1, 2009 LanFarm LLC 16869 SW 65th Ave., Ste. 166 Lake Oswego, OR 97035 Re: Permit No. SDR2009-00002 Dear Sir/Ms.: The City of Tigard has canceled the above referenced permit(s) and enclose a refund for the following: Site Address: 7060 SW Beveland Rd. Project Name: LanFarm Office Conversion Job No.: N/A Refund: ® Check#64091 in the amount of$3,524.00. ❑ Credit card"return" receipt in the amount of$ ❑ Trust account"deposit" receipt in the amount of$ Notes: Applicant requested withdrawal of site development review. Refund 80% of application fees. If you have any questions please contact me at 503.718.2430. Sincerely, /di 7 Dianna Howse Building Division Services Supervisor Enc. 1:\Building\Refunds\Administration\LtrRefund-CancelPermit.doc 01/16/07 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-orgov • TTY Relay: 503.684.2772 'Pi City of Tigard I c�n Ei Accela Refund Request This form is used for refund requests of land use, engineering and building application fees. Receipts,documentation and the Request for Permit Action or Refund form (if applicable) must be attached to this form. Refund requests are due to Accela System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Accela System Administrator for distribution. Please allow 1-2 weeks for processing. PAYABLE TO: LanFarm LLC DATE: 6/22/09 16869 SW 65th Ave., Ste. 166 Lake Oswego, OR 97035 REQUESTED BY: Dianna Howse (503) 639-8542 CAC TRANSACTION INFORMATION: Receipt#: 173182 Case#: SDR2009-00002 Date: 4/14/09 Address/Parcel: 7060 SW Beveland Rd. Pay Method: Check Project Name: LanFarm Office Conversion EXPLANATION: Applicant has requested withdrawal of the site development review. Refund 80% of application fees. REFUND INFORMATION: Fee Description'From Receipt:qpViO,StM:002 . Revenue Account No Refund Example: [BUILD] Permit Fee Example: 245-0000-432000 $Amount SDR Under$1,000,000 100-0000-438000 $3,070.40 SDR Under$1,000,000-LRP 100-0000-438050 453.60 TOTAL REFUND: $3,524.00 APPROVALS: If under$500 Professional Staff /�7 If under$7,500 Division Manager ! 22 FA If under$22,500 Department Manager If under$50,000 City Manager If over$50,000 Local Contract Review Board ' T. may.: FOR ACCELA SYSTEM ADMINISTRATION U$E.ONLY x u Refund Request Reviewed: Date: By: Case Refund Processed: Date: vim- By: '< 1:\Building\Refunds\RefundRequest.doc 04/13/09 L ',4 CITY OF TIGARG RECEIPT -S ' 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T IGARL7 Receipt Number: 173182 - 04/14/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2009-00002 SDR Under$1,000,000 100-0000-438000 $3,838.00 SDR2009-00002 SDR Under$1,000,000-LRP 100-0000-438050 $567.00 Total: $4,405.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1217 STREAT 04/14/2009 $4,405.00 Payor: LanFarm LLC Total Payments: $4,405.00 Balance Due: $0.00 Page 1 of 1 , III , ' Community Development i I(i \R Request for Permit Action u TO: CITY OF TIGARD Building Division Services Coordinator 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov FROM: ® Owner ® Applicant ❑ Contractor ❑ City Staff (check one) REFUND OR Name: LanFarm,LLC INVOICE TO: (Business or Individual) Mailing Address: 16869 SW 65th Ave.,Suite 166 City/State/Zip: Lake Oswego, OR 97035 Phone No.: 503-639-8542 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ® CANCEL PERMIT APPLICATION. ® REFUND PERMIT FEES (attach receipt,if available). ❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below). ❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: SDR2009-00002 Site Address or Parcel#: 7060 SW Beveland St. Project Name: LanFarm Office Conversion Subdivision Name: Lot #: EXPLANATION: Applicant has requested withdrawal of the Site Development Review application SDR2009-00002. go 6 - 00 n e ii-A-C c ti chi see) /. Signature: 0 . Co..--...a_..-' Date: 5/22/09 Cheryl Clines Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of a) any fee which was erroneously paid or collected. b) not more than 80%of the land use application fee when an application is withdrawn or canceled before any review effort has been expended. c) not more than 80%of the land use application fee for issued permits. d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1-2 weeks for processing refunds. FOR OFFICE USE ONLY Rte to Sys Admin: Date By Rte to Bl Admin: Date 2 / ii y By ;ii�� Refund Processed: Date 1./jj��9 By 44/ Invoice Processed: Date By Permit Canceled: Date By�1 By Parcel Tag Added: Date By Receipt# Date Method Amount$ I:\Building\Forms\RegPermitAction.doc Rev 07/26/07 • City of Tigard RECEIVED 13125 SW Hall Blvd. Tigard, OR 97223 MAY 1 8 2009 Attn: Ron Bunch Cc: Cheryl Caines CITY OF TIGARD PLANK ii 3!ENGINEERING Subject SDR2009-00002 Property Address: 7060 SW Beveland St The purpose of this letter is to formally withdraw the above referenced application which was submitted for preliminary review on April 13, 2009 for a Change of Use/Site Development Review. We are also requesting a refund in the amount of$4,405.00, for the preliminary application review fee already paid to the City of Tigard by Lanfarm LLC. ("Lanfarm") Lanfarm had retained Harris McMonagle to prepare and submit the preliminary land use application package as part of a settlement agreement it in good faith believed it had with the City. The City asserted that Lanfarm was in violation of three code provisions for changing a residence to a commercial use without making certain dedications and improvements. Lanfarm strongly disputed those charges. As the parties we preparing for a contest on the violations, City staff worked with Lanfarm, through Harris McMonagle, to reach an agreement pursuant to which Lanfarm would apply for site plan review and agree to some of the improvements the City wanted. In exchange, the City agreed to waive most of the asserted fines. Lanfarm LLC was to reimburse the City for staff time in the approximate amount of$1000.00. This agreement was outlined in a February 20, 2009 email from Al Shields. As City staff characterized it, the application was to be filed to show good faith on the owner's part that they would go forth with the Site Development Review application and the amended public improvements. Lanfarm LLC has shown good faith by meeting the submittal timeline proposed after receiving the amended agreement. Unfortunately, Lanfarm learned the City is taking the position that it is going to pursue fines in the amount of at least $264,000 and insist that Lanfarm make the improvements that were part of the settlement agreement. That position is contrary to the agreement that was reached. For that reason, Lanfarm is withdrawing the application. Sin - -- y, andy Richardson Bob Simonyi Lanfarm LLC #9 06% A(,'4'7TePR&A4(61i/ ll CITY OF TIGARD PLANNING • ,/ IV LAND USE PERMIT APPLICATI •• ' F?° City of Tigard Pemit Center 13125 SW Hall Bltd, Tigani' OR 97223 �(3' Phone- 503.639.4171 Fax:503.598.1960 File# s,O e.c>0)4?-!TODD a.— Other Case# Date. Li r 3 I By S•T E& f Receipt# I/518-43- Fee 46 4136.:56 Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(I or II) ❑Minor Land Partition(II) ❑Zone Change(III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑ Conditional Use(III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) Q Site Development Review(II) ❑Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY 1C11R{Address if available) 7060 SW Beveland Street TAX MAPS&TAX LOT NOS. 2S-1-01AB TL 2400 TOTAL SITE SIZE ZONING Q.ASSIFICATION 0 . 68 ACRES MUE APPLICANT" HARRIS MCMONAGLE ASSOCIATES INC. MAILING ADDRESS/QTY/STATE/ZIP 8740 SW SCOFFINS STREET, TIGARD, OR 97223 PHONE NO. FAX NO. 503-639-3453 503-639-1232 PRIMARY CONTACT PERSON PHONE NO. STEVE BLOOMQUIST (EXT. 19) • PROPERTY OWNER/DEED HOLDER(Atnch bsst It mom than one) Lanf arm LLC MAILING ADDRESS/QTY/STATE/LIP 16869 SW 65th Ave . STE. 166 PHONE NO. FAKNO. • 503-639-8542 • "When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this ayplication. PROPOSAL SUMMARY(Please be specific) Site Development Review application - to allow a change in use from residential I to commercial office type use within an existing residential building. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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,map 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 1. .L 3 - 2(0 Owner's Sig i ture Date r er's Signature Date - Owner's Signature Date Owner's Signature Date Owner's Signature Date 0 ''J1 Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date , City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 in Friday,February 20,2009 CO IGARI Jaye }LA", Harris McMonagle Associates,Inc. 8740 SW Scoffins St. Tigard, OR 97223 • RE 7060 SW Beveland Rd.,PRE2008-00015:Proposed Use,Sewer and TIF Estimates, Public Facilities Improvements. Jay, before we can work up sewer connection fees on this project there is a little problem... And,because questions have come up concerning the proposed use and the required PFIs ... and because the unauthorized commercial use of this residential property has been going on for a number of years ... and because this has been an active Code Enforcement case since at least May,2008 and has not yet been brought into compliance ... I will address a number of these issues in this one letter and will do so in detail in order to,hopefully,avoid any misunderstandings and expedite resolution. Please call me if you have any questions about any of the following. Proposed Use: When we spoke on January 29th it was my understanding that you wanted TIF and Parks SDCs estimated on the assumption that only the primary residence at 7060 SW Beveland Rd. • would be converted to office use and that the detached apartment would remain residential. The site plan you provided is consistent with that assumption having the label"Rental Unit (Remains)" on the apartment. Using the phrase "Rental Unit (Remains)" instead of "Detached Structure (Remains)" implies an intended continued use as a rental unit in its current form- residential. Retention of the detached apartment as a residential unit was not explicitly discussed in the Pre-Application meeting and that use has not been approved by the City of Tigard. The detached apartment constitutes a pre-existing non-conforming use. A pre-existing non- conforming use can continue to exist so long as the primary structure's use remains unchanged but with a change of use of the primary structure (such as the proposed office Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 conversion) all uses on the property must become compliant and come into conformity with current land use requirements. The subject property is zoned MUE (Mixed-Use Employment) and 18.520.020.E and Table 18.520.1 of the Tigard Development Code define the currently allowable residential uses as "Multi-family residential,at 25 units/gross acre, allowed outright. Pre-existing detached single-family dwellings are permitted outright." Therefore,if the use of the primary structure on this property,technically a single family residence,is changed the only residential use allowable on the property will be multi-family. Retention of a single residential rental unit does not constitute multi-family use and the combined office and residential use consistent with the site plan is therefore not allowed. The current use of this single-family residence as an office is in violation of various code provisions and is the subject of an active code enforcement case. Prompt resolution of this matter by bringing the property into compliance is,therefore,in the owner's best interest and submitting a revised plan that shows compliant use would be a good first step. If you or the property owners have any questions about any of the above please call me at 503-718-2426 or Cheryl Gaines at 503-718-2437. Sewer and TIF Estimates Because the combination office conversion and residential use is not approved we cannot develop an estimate of sewer connection charges for it. Further,the TIF and Parks estimates I forwarded to you on January 29th were based on that same combination use and they are,therefore,invalid. Those estimates are herewith cancelled and withdrawn. To help keep resolution of this matter moving forward I have drawn up TIF estimates on two of three allowable development options and, because the Transportation Development Tax ('NT) will replace TIF effective 7/1/09,I have worked up TDT estimates as well. Worksheets are attached and the options are as follows: Option 1: Convert both the primary residence and the apartment to office use. A. Permit application prior to 7/1/09: TIF$8,424; B. Permit application 7/1/09 - 6/30/10: TDT$4,261. Option 2: Convert the primary residence to office use and demolish the detached apartment. A. Permit application prior to 7/1/09: TIF $3,120; B. Permit application 7/1/09 - 6/30/10: TDT$0.0. Option 3: Return the primary residence to residential use: TIF/TDT do not apply. • TIF/TDT costs are substantially higher for Option 1 and sewer connection charges will be as well. Please let me know which option the property owners wish to pursue and I will develop a sewer connection estimate accordingly. Public Facilities Improvements In a January 28 email to Kim McMillan,Bill McMonagle had requested that the City confirm by letter the Public Facilities Improvements that had been discussed in previous meetings and had been agreed to as required conditions for this project. This confirms that the following outline the basic requirements discussed and agreed upon but, absent the submittal of a plan that,as above,shows the property as being brought fully into compliance,this list is not intended to be final or all-inclusive: 1. SW Beveland Street will be improved to full city standards with dedication of a 5- foot right of way,curb and gutter 18 feet from the centerline,and expanded street improvement to match the curbs,sidewalk,driveway approach,street trees,PUE easements,and the radius return onto SW 70th Avenue with access ramp. 2. Dedication of 30 feet of right of way for the future improvement of SW 70th Avenue. 3. The property owner will enter into a non-remonstrance agreement with the City of Tigard to participate in the future improvement costs for the development of SW 70th Avenue. 4. The property owner will enter into an agreement with the City of Tigard to be allowed to leave the existing building that is partially in the area to be dedicated as public right of way for 70th Avenue. The owner will be permitted use of this building as office space until such time as the City is ready to improve SW 70th Avenue at which time the agreement shall cease to exist and the building will be removed. The building shall not be used for vehicle parking. 5. The above agreement regarding use of the building in the right of way of SW 70th • Avenue will also stipulate that the right of way area will not be used for vehicle access or parking. Please let ow if you have any questions. "do/ be Shields Permits/Projects Coordinator cc: Property File,Dick Bewersdorff,Kim McMillan,Bill McMonagle,Steve Bloomquist, Cheryl Caines,Christine Darnell,Randy Richardson. • . .1\(--- -----c-TH f4--FE_ —\k- DATE: PLANS CHECK NO.: PRaJ CT TI E: v5,L O V r� �� � Y COUNTYWIDE /6C/7/ /74,49.... S • TRAFFIC IMPACT FEE illy_ °- ,/ /q Y ///9/We,/,.S WORKSHEET MAILING ADDRESS: (FOR NON-SINGLE FAMILY USES) CITY/ZIP/PHONE: RATE PER TAX MAP NO.: -2 I Ol 4/3-0-2.4-2.4 O C LAND USE CATEGORY TRIP SITUS NO.ADDRESS: RESIDENTIAL $339.00 f`067) JV4-'¢^r. B NESS AND COMMERCIAL $85.00 FFICE $312.00 j 2°� f INDUSTRIAL $327.00 C�/(/v E 2% © -- ii -i-- INSTITUTIONAL $141.00 "9 .-7":- i Iff7 /� ai e. PAY MENT METHOD: a/AZ v'c---- , H,r- 4;>".7>R10 CASH/CHECK �-� '�-_- .. CREDIT INSTITUTIONAL ONLY: BANCROFT(PROMISSORY NOTE) LAN U E CATEG I DESCRIPTION OF WEEKDAY AVG.TRI WEEKEND AVG.TRIP DEFER TO OCCUPANCY 1 /C USE© /L TE 14.3/ 3�=RATE BASIS: at9N(1/ %-�x IS 77 de,- d /. --- i) ..4N2 i 7of&-- 7-4-c.N 7j 47=77 /17 / j off / 1- rY�-- -2*65.-5 ^ 2•t-5 S -T-c---a = ----- FZ vio/n(--- leH IT— A-W>k/c //. 1:)h U H(Ti`El> CALCULATIONS: ----R.E : S P-- ----"De-r-, C a i .Z1 C) /c,-Tre i 1-3 i »f �y h. 1 7p' i aO/Y/`g/2e/qt. PleS. .7/04 = /6o.�/ i7` /PS ��'2 %C ' PROJECT IP ENERATION: -�7_5. .v -- / 4- / = . 2 -fie) ws Cam, p( .. 5/2 G n 3 4 FEE,a 2-- - /V--- a;x1s = 6' s FOR ACCOUNTING PURPOSES / ONLY ADDITIONAL NOTES: 11 -.-DC-- �5 a'T -�s.6o ROAI : /.: iLl 1.4430. 691 .1L-7 7 i� E_ / ��^ TRAM T A 6.5-5---� /./ mil' l sE5 . �• ,k./3,3-6,,,/ �/j�.s-z/e!3 .� tf��j PREPAR D BY: Juna 30,2008 Wakshaet 08-09.tloc /Yy'xn `�" —` " —4�/ f�7'2 `6 �� i�J'� CC: WASHINGTON COUNTY TIF NOTEBOOK / ' v /74 f7 ic".•t - ---X--- ----t-T H - T f-. 4,Z.--DATE: PLANS CHECK NO: / A73/ ©fe-- PR J CT TI E: �f/g�,c il�. / '4_X 6,0 .c .fr e-✓(Li T(� COUNTYWIDE hie,ici_ S AK IT: g.$n'-;. -/fr&" ! r�.-... ,..aa�rat.avrai+�.ter~-�_ WORKSHEET MAILING ADDRESS: (FOR NON-SINGLE FAMILY SES) CITY/ZIP/PHONE: R/Opy/ 0 )7. . CO 5 9- 5 A/S-3 Y/3 / RA P.` TAX MAP NO.: I c i 4 _0_2,4 0 c LAND USE CATEGORY T•IP SITUS NO.ADDRESS: /-/ Ali 111 RESIDENTIAL I jZ $3 M 1 I Ti--e) `/V 4,.9-/v m BUSINESS AND COMM RCIAL immari MI HillENMAVAEL2. ' EM 76)Ar. - / e^ : INDUSTRIAL may I Co/((✓E2% /d© --,-7i i �c , INSTITUTIONAL (,L� W$141.Ix ,, ,. t:' 0�/�./e , a. C, `/'� (p PAYMENT METHOD: '604ZitIC=-�efeibr` /1i-63�-, t.Az77% A CASH/CHECK q//`Q7 — (--/ e /!� CREDIT STITUTIONAL ONLY: BANCROFT(PROMISSORY NOTE) LAND USE ATEGORY DESCRIPTION OF 1WEEKDAYAVG.T WEEKEND .TRIP DEFER TO OCCUPANCY /0 1 USE Q�i`�/C RATE J� I RATE i!� BASIS: Cd^/K 0-- ,iC r 577^2— c� � r1'S 8~-/ E)Z/ s'-7/VCT- Bi7. -c,4-'-t /4/->-7-.- (7 6, 7/ ,M) J�/c'oiK 7 e5 '2 :yry-L > o ©. / LLB&_ 62 . .S Pi ° L; ,' 7- 6v/L- /.J'a 1 /m/i l'Arcl,!F7oA7v 31r/7-(i t/0 9- 1,13 of%D. CALCULATIONS: fi.5-' . ., /L.9 .:---- Alf 5.9 9 T.-D , f77 22 = .289t r ' acs 717 L iir ,e('7 5--7--p-7- c. c.z„ . 2 e,,, .-s '4ze .=,/r; 175-6 . —7Wai eicis _/_ / f-% j9(_/ - PROJECT TRrMATION: DV C .5.77/1//9-,F.--1- 17,4.l 0F �r7`c ev / , FOR ACCOUNTING PURPOSES � ONLY ADDITIONAL NOTES: ROAD AI1QT.: TRANSIT AMT.: PREPARE .tune 30.2008 Worksheet 08-09.doc CC: WASHINGTON COUNTY TIF NOTEBOOK - —i`SPC--F-6 = cot: , '-` 7:5Q.P^7--. &RD-5g xsoii4Z Awl; . . ---- i f_ 4<--- DATE: PLANS CHECK NO.: PR J CT TI E: '/e)._0 A 1\ COUNTYWIDE / c# er�as _ TRAFFIC IMPACT FEE *^ ' . _ WORKSHEET °� '�� , r,►/2�/s MAILING ADDRESS: (FOR NON-SINGLE FAMILY USES) i CITY/ZIP/PHONE: 6 59- 3 �/s3 y/3 RATE PER TAX MAP NO.: 2 .r I O1 473-024 0 c LAND USE CATEGORY TRIP SITUS NO.ADDRESS: RESIDENTIAL $339.00 T06D � v�`�'¢�r J3USINESS AND COMMERCIAL $85.00 FFICE $312.00 7/ol(/- 24 •INDUSTRIAL $327.00 CO�j/�f�' r(/� �� INSTITUTIONAL . _ $149.00 p -r/ ca_ cZS I-DE/-rc� PAYMENT METHOD: �"�, ��/5;7NC�- 4P / CASH/CHECK ioaMtC— /�r /T- 4 P'' , ,.r 0 '� OrI CREDIT INSTITUTIONAL ONLY: BANCROFT(PROMISSORY NOTE) LAN e USE C EGORY DESCRIPTION OF WEEKDAY AVG.TRIP WEEKEND AVG.TRIP DEFER TO OCCUPANCY /d USE Oci ./C E._ RATE ate . 3 RATE BASIS: C0Ar./ �-- E ' ;7/`( c Q��� I -&- —7---t) f : --/Gei' a-5e /-9I%1> f v z. 77■ve.,- e 7?-c H e, /47'7-7 (10 ./ ) �) 1 5-8'` % -- /,ss-4 'TG-a - lF - - v,LD//AT( - 2Nr I•••J,4/G?VL)N' x4311 /7 e i IDOL - -Q 09 . CALCULATIONS: 2-- -e...5'. \e.� °�l2-.E/ LCD 3-12 /0 / c // g ---- 47 _ / 22 o ./ 772/PS �T Lt cSfRfItP7- / 6, ./ 2-,J75 --� i?IPS)TEsI~ f. 5-B X /to.3 / .2 57 S y 7-7-2_ r f S • PROJECT TRf�ERATION: �h S� ../eo . / c , 4 ; /O j / //0 X r j/ Z = � /�C.• 1--7- . ----7-70---/p X 2-5- .6' ..2'5-t7 2--- r,r7 -/i /r..' W - - FOR ACCOUNTING PURPOSES ONLY ADDITIONAL NOTES: % 2 .M-2, *"53 ,70. / `"'- //FtfN• -5/3 / Co. ROA ,a P: , X---- 0 T • © G•� 4.0 re-- // p G re., TRANSI .: s-- , �B� - -e71* ?--,3 l L EFL PREPARED BY June 30,2008 Worksheet 08-09.d / oc �1(/ C,,tiL{cr C, /I��r/-7/YG/C CC: WASHINGTON COUNTY IF NOTEBOOK - _"ip /�/( C � ( Thy E • . ,7- --;1--c � .- ---D PLANS CHECK NO.: /V6 i 6,` 1)-'77Q �.�L1D8--ODDJS-�Y�ILC�iG�i /C ��- _ ,� >P 6'0 <W' VeL Af COUNTYWIDE 6 CA/ 14'9.S �7,ye. 7(rG s =--s"---riqY /1-749 1.'21 ,,S WORKSHEET MAILING ADDRESS: (FOR NON-SINGLE FAMILY US CITY/ZIP/PHONE: /WO ,/.„,_ I TE P - TAX MAP NO.: ....2t: I C p l 47 --c'-�4 D c LAND USE CATEGORY T-IP SITUS M' NO.ADDRESS: -6F 40111 RESIDENTIAL .5-e?9' :1 o67) , !/E 46,-n/� :USINESS AND COMMERCIAL awn] Rrit ;Z!.'7 $3A �1 'i ,'v ' �:�. ■ 'INDUSTRIAL $ Min OnVi/v27- --- -#. -- -7-n • INSTITUTIONAL MU 41.11 © !C a- L Z S 11c A-1,7-- f 2 (. . PAYMENT METHOD: E,x/67-7>V G- 47> / /� f_d9- V30 ��� CASH/CHECK 00/ //fC /�'t(/� /°y!'7a g- -=:r�CREDIT S�FITUTIONAL : BANCROFT(PROMISSORY NOTE) LAN USE C EGORY DESCRIPTION OF WEEKDAY AV IP WEEKEND l�✓ IP �1 DEFER TO OCCUPANCY / USE ( � RATE RATE /lJ ___YYY BASIS CON ✓ ilk-77-/ �� -5-6,..,1 -----rc7 e9i� /Ge- a7-3e f /9N> T�IL-f c e/r .5 77Ar4,- (74-c.'-I 4; (•r • r)- /5-0 4 7,- mac.--)A? -• / 2::).7r O.4 _"0 0/A.,Dr/t(c— Mete,7 47'p.,, "'0,31-r-7T.7 ///e7 7 r'~Z p i 30/,v CALCULATION/577/1IC= U-5 L . )-- �5 - ../ti 2/a / /5_ 9 /D ' 4 P7—2Z v - .246"' Co VP/ Too am& (...1_, 773779L-70x 15 77/� .1 Q,-/co I. S* cr—'/ JZ1 rc o/3.? S %> =io tL�Rc9PC7� �� ---7-05-74-e_ e7 /S 77i'( .S/ 5 • >7� PROJECT TRIP C N TION: -�- CnlMS /c7 v 5- FEE: /�/// /di .�-,r✓CTei1-Se / -r- --7---- No r7) / o ' y C , FOR1ACCOUNTING PURPOSES ONL ADDITION NOTES: 'g■--/1id4,-E_ 616z_ He)-No)04 061 ROAD ,/. ..9-.---- ZD/Y / /�/`' ) . TRANSIT AMT.: PREPARED B 7 June 30,2008 Worksheet 08-09.doo CC: WASHING ON COUNTY TIF NOTEBOOK/ /}_ %Fob . e/ / i YESS Loot �sEVf�'�1'� ,hristine Darnell , • From: Albert Shields Sent: Friday, February 20, 2009 4:05 PM To: Jay Harris Cc: 'bill @h-mc.com'; 'Steve Bloomquist'; 'randy @techheads.com'; Cheryl Gaines; Kim McMillan; Dick Bewersdorff; Christine Darnell Subject: 7060 SW Beveland Rd., PRE2OO8-00015, Letter& Revised TIF/TDTs. Attachments: Albert Shields.vcf; LetterHarrisTlFetc0220O9.pdf; REVTIFTDTsO22OO9.pdf Jay, hardcopies of the attached letter and TIF/TDT estimates are in the mail to you and to those cc'ed. The letter discusses and provides revised TIF/TDT estimates and confirms the PEI requirements previously discussed and agreed upon with Kim McMillan in our office, as Bill and Steve have requested. Please let me know if you have any questions. Albert Shields City of Tigard se _ Permits/Projects Coordinator Albert tigard-or.gov 503;718-2426 •_irk ;503;624-3681-.FIX 13125 SW Hall Blvd. Tigard, OR 97223 1 HARRIS - McMONAGLE ASSOCIATES ENGINEERS-SURVEYORS 8740 SW Scoffins Street TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 April 13,2009 SUBJECT: Submittal Of SDR Application for 7060 SW Beveland Street Dear Cheryl, In addition to the original application package I have included 2 bound exact duplicates of all information pertaining to this application. The City has requested a Traffic Study to count PM trip contributions on 72nd Ave/Dartmouth and 68th Ave/Dartmouth. Lancaster Engineering has been authorized to do the Traffic Study,however upon submittal of this application the study is not yet complete. Please start review of this application. I will drop off the Traffic Study to your attention when it is complete. I expect the report in the next couple of weeks. If you have any additional questions or comments please call or email me directly. Sincerely Steve Bloomquist HARRIS - McMONAGLE ASSOCIATES ENGINEERS-SURVEYORS 8740 SW Scoffins Street RECEIVED TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 APR 1 7 2009 CITY OF TIGARD April 17, 2009 PLANNING/ENGINEERING SUBJECT: Supplemental Exhibit-Submittal Of Traffic Study for 7060 SW Beveland Street Dear Cheryl, Lancaster Engineering has completed the Traffic Study-PM trip contributions on 72"d Ave /Dartmouth and 68th Ave/Dartmouth. As promised I have enclosed 3 copies of the Study to put into the three applications I had submitted on Monday. If you have any additional questions or comments please call or email me directly. Have a good weekend. Sincerely Steve Bloomquist o PROP e 74680P } ' LANCASTER ENGINEERING April 16, 2009 I EXPIRES: 06/30/,, I 321 SW 4th Ave.,Suite 400 Lanfarm LLC Portland,Oregon 91204 16869 SW 65th Ave, STE. 166 phone 503.248.0313 fax 503.248 9251 Portland, OR 97035 Iancasterengineering.com RE: Tech Heads Inc. Land-Use Conversion - Transportation Analysis Letter This letter is written to provide the results of the traffic analyses done for the proposed conver- sion of the Tech Heads, Inc. building from single-family residence to office use in Tigard. The site is currently being used as office space. The site is located east of 72' Avenue at 7060 SW Beveland Road. Access to the site currently occurs via a direct driveway connection onto Beveland Road and a driveway connection to the platted SW 70th Avenue roadway. The right-of-way adjacent to the site for the roadway was previously vacated, but will be partially dedicated with the proposed conversion. Trip Generation/Distribution To estimate the number of trips that could potentially be generated by the proposed conversion, trip rates from TRIP GENERATION, Seventh Edition, published by the Institute of Transportation En- gineers (ITE), were used. Trip rates used were for land-use code 715, Single Tenant Office Building. The existing buildings are a total of 3,521 square feet. There are no expansions planned with the pro- posed conversion. The nearest TriMet stop is less than one-quarter of a mile from the site at the intersection of SW 68th Avenue and Franklin Street. However, to present a worst-case scenario, no transit reduction factor was applied to the trip generation estimates. Since the proposed expansion is a destination- oriented use, no reduction was made for pass-by trips. The trip generation calculations indicate that there will be approximately six morning peak hour trips with five entering the site and one exiting. During the evening peak hour, it is expected that there will be six evening peak hour trips with one entering the site and five exiting the site. A total of 40 weekday trips are expected with half entering and half exiting the site. Figure 1, included with this letter, shows the lane configurations at the intersections of Dart- mouth Street at 72nd Avenue and Dartmouth Street at 68th Avenue. Figure 2, included with this letter, shows the trip distribution and assignment of the evening site trips. It is expected that the intersection of Dartmouth Street at 72"d Avenue will be affected by three evening peak hour trips and the intersection of Dartmouth Street at 68th Avenue will be affected by two evening peak hour site trips. A summary of the trip generation calculations for the existing building is shown in the follow- ing table. Detailed trip generation calculations are attached to this report. Lanfarm LLC April 16,2009 Page 2 of 2 TRIP GENERATION SUMMARY Entering Exiting Total Trips Trips Trips 3,521 ft 2 Office AM Peak Hour 5 1 6 PM Peak Hour 1 5 6 Weekday 20 20 40 Conclusions and Recommendations The proposed conversion of the existing building from single-family residence to office use will have very little impact on the transportation system. The site generates a total of six morning and three evening peak hour trips. Since the site is currently being used as office space, the trips from the site are already on the system and the conversion will not increase the trips to and from the site. Please feel free to contact us if you have any questions concerning this report. Respectfully, Geof ey A. Judd, P.E. Transportation Engineer TRIP GENERATION CALCULATIONS Land Use: Single Tenant Office Building Land Use Code: 715 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 3.5 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.80 Trip Rate: 1.73 Enter Exit Total Enter Exit Total Directional Directional 89% 11% 15% 85% Distribution Distribution ' Trip Ends 5 1. 6 Trip Ends WEEKDAY Trip Rate: 11.57 Enter Exit Total Directional 50% 50% Distribution Trip Ends 20 20 40 Source.TRIP GENERATION.Eighth Edition E 'Co 0 E—0 ff <-11'r> � ""o / SW Baylor St. a N c) SW Clinton St. � ` \ S}y,oar mouth St. 1 d 1 a s SW Elmhurst St. e T T 000 <-0 <44 c0 SW Hermosa Way a I Bp <TN t o SW Franklin St. j� SW Beveland St. S i SW Gonzo90 St. a ..„ _). -ct C C N N. SW Hampton St._ le TRAFFIC VOLUMES FIGURE Site Trips 2 - PM Peak Hour no Scale APPENDIX City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 1111 TIGARD May 8, 2009 Steve Bloomquist Harris McMonagle Associates 8740 SW Scoffins St. Portland, OR 97223 RE: Completeness Lanfarm Office Building Case File No. SDR2009-00002 Dear Mr. Bloomquist: The City has received your application for Site Development Review (SDR2009-00002) to convert an existing single-family residence to office space. The development site is located at 7060 SW Beveland Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Tree Plan. • The Tree Calculations Table (Sheet 5) is not consistent with the Arborist Report. Please revise and recalculate the mitigation based on changes. Notes from the City Arborist regarding these issues are attached. • The City Arborist has also requested a description of methods that will be used during construction near retained trees. Unfortunately the specifics on protection cannot be conditioned because the approved tree plan cannot be modified after approval. Trees shown as retained cannot be removed without penalty. It is necessary to determine at the time of approval if the trees can actually be retained. Please have the Project Arborist provide the methods to be used. 2. Plans. Sheet 3 of the proposed plan has a note that state the access to rear structure to remain open. As you have noted in the narrative, this access will be removed. Please remove that notation from the plans. 3. Narrative. TDC 18.520 — Commercial Development Standards. From the plans it appears that the gravel area was not counted in landscape area. Is that correct? Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4. Public Facility Plan Checklist: Please provide the information required by Greg Berry (503-718-2468), as shown on the attached sheet. Should you have any questions with regard to these items, please contact me at 503-639- 2437. Sincerely, Cheryl Gaines Associate Planner c: SDR2009-00002 Land Use File PUBLIC FACILITY PLAN Project: 7060 Beveland COMPLETENESS CHECKLIST Date: April 24, 2009 GRADING ® Existing and proposed contours shown. show elevation of contours ❑ Are there grading impacts on adjacent parcels? No ❑ Adjacent parcel grades shown. N.A. I Geotech study submitted? N.A. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Not required ❑ Future Street Plan: Must show street profiles, topo Not required on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report Additional pm trips at proposed signals are shown ❑ Street grades compliant? N.A. ❑ Street/ROW widths dimensioned and appropriate? N.A. ❑ Private Streets? Less than 6 lots and width N.A. appropriate? ® Other: Preliminary sight distance evaluation Provide evaluation (TMC 18.705.030 H1) Right of way encroachment permit submittal Submit initial efforts to determine amount of requires the determination of the amount of support support from owners. Owner's response is for the encroachment from owners within 200 feet in not required. both directions (TMC 15.16.010 2.b.) SANITARY SEWER ISSUES • Existing/proposed lines shown. n Stubs to adjacent parcels required/shown? Not required WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? Show ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ® Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? N.A. ❑ Storm stubs to adjacent parcels required/shown? N.A. REVISED: 05/06/09 TIGARD MUNICIPAL CODE Chapter 15.16 ENCROACHMENT 7, 1999 shall apply for an encroachment permit PERMITS. pursuant to this chapter no later than March 6, 2000. No action charging a violation of Sections: subsection (a) of this section may be initiated for an encroachment existing on December 7, 1999 15.16.010 Encroachments Within before March 6, 2000 or while a timely filed Unimproved Public Rights Of application for an encroachment permit is under Way,Easements And Public consideration by the City. Property. 15.16.020 Exemptions. 2. Application and Fee Required. 15.16.030 Permit Issuance. 15.16.040 Appeals. a. Any person desiring to locate or 15.16.060 Recording Of Perm its. maintain an encroachment within any unimproved 15.16.070 Revocation Of Permits. public right of way, easement or public property 15.16.080 Removal Of Encroachment. shall submit an application to the City Manager or 15.16.090 Liability. designee. The application shall include a 15.16.100 Enforcement. description of the proposed encroachment; a scale drawing illustrating the nature and extent of the 15.16.010 Encroachments Within proposed encroachment and its relationship to Unimproved Public Rights Of adjoining properties. If the applicant is not the Way,Easements And Public owner of the property that will be benefitted by Property. the encroachment,the owner of that property shall also sign the application as a co-applicant. The 1. Permits Required for Encroachment in City Manager or designee may require an actual Unimproved Public Rights of Way, Easements survey to determine the exact location of any and Public Property;Exceptions. public or private improvements or significant vegetation. a. Except as provided in subsection (b) of this section, it shall be unlawful for any person to b. The application shall be accompanied by erect or cause to be erected any structure or to a petition indicating the extent of support for the place or maintain any vegetation and/or proposed encroachment by owners/occupants of landscaping materials in, over or upon any property within 200 linear feet in each direction dedicated unimproved public right of way, from the boundary of the proposed encroachment, easement or public property without having first and the names and mailing addresses of all obtained a revocable permit from the City property owners within that 200 foot area. Manager or designee authorizing such action. Encroachment into improved public right of way c. A fee in the amount established by is only allowed if specifically authorized by the resolution of the City Council shall be paid at the City pursuant to TMC Chapter 15.04. time of the application. b. The person in control of any 3. Review of Application. encroachment of a structure, vegetation and/or landscaping materials in, over or upon any a. The City Manager or designee shall dedicated unimproved public right of way, conduct a review of the application for an easement or public property existing on December encroachment permit to determine its compliance 15-16-1 SE Update: 12/01 7060 Beveland Street Completeness Item Met Not Met N/A Comments 18.620.070: X* *Beveland is not a major or minor Landscaping and arterial,therefore the L-1 standards are Screening not applicable. Required parking lot trees and buffer trees need to have species labeled. Parking lot species need to be broad spreading at maturity in order to provide a canopy effect. 18.745.020: X Applicability 18.745.030: X General Provisions 18.745.040: X Street Trees 18.745.050: X* *Identify species of tree in the required Buffering and Type "C"buffer. Screening 18.745.060: X Re-vegetation 18.790.030: X* -The fencing and protection Tree Plan specifications in the arborist report Requirement should be transferred accurately to the site plans (to scale) and include a signature of approval from the project arborist. The arborist should also provide a specific description of the methods that will be used to retain trees that will have encroachment into their root protection zones (almost every tree). -The tree calculations table on sheet 5 is inconsistent with the arborist report. For example,trees 1952 and 1953 are listed as fruit trees in the table and not in the arborist report. Please revise so that both are consistent. -My calculations show that mitigation is required. Onsite trees that are subject to mitigation include trees 1927, 1944, 1945, 1948, 1952, and 1953. Trees 1944 and 1945 are show as removed. This represents 66.6%retention, so mitigation of 50%of the 28 inches Todd Prager City Arborist April 17, 2009 removed is required. Please have the project arborist recalculate mitigation and identify which trees will be used to meet the mitigation requirements in 18.790.060.D. 18.790.050: X This requirement does not appear to be Permit Applicability applicable to this project. Todd Prager City Arborist April 17, 2009 LAND USE APPLICATION Project: (511R0/00 cl - oono a Date: 5-8 -o`'? COMPLETENESS REVIEW - COMPLETE Z INCOMPLETE STANDARD INFORMATION: AI Deed/Title/Proof of Ownership gj Neighborhood Mtg.Affidavits,Minutes,List of Attendees Z1 Impact Study(18.390) USA Service Provider Letter e ❑ Envelopes with Postage(Verify Count) ❑ #Sets Of Application Materials/Plans-"Paper Copies" ® Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: A' Building Footprint Size 2e %of Landscaping On Site ❑ %of Building Impervious Surface On Site Iii' Lot Square Footage PLANS DIMENSIONED: Building Footprint ISti Parking Space Dimensions(Include Accessible&Bike Parking) C . •.•'-: ..---= ' •= - 'o o .sle 1Q Buildinn N inh1 ty isI,,r5 0 Access Approach and Aisle cgl Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map S ^ i eet r&-P ad Tree Inventory ® Existing Conditions Plan Landscape Plan M Site Plan -sho nref Lighting an ) .&--- TREE PLAN/MITIGATION PLAN: '` VI -rOt+-,J, ca4;or, ❑ �✓U4 Ct�U ' ❑ 1p,C,.,n J (1.1 ❑ jtil.i-f--i 1 0.'i o rl ADDITIONAL REPORTS: (list any special reports) I ❑ gi 5 i ' 4 Di s4-o. .t-- LJa.ske -v1/4-ault■ Le 44-e,-- ❑ gg Ftrloo r11- R.e_p o r-+ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) El 18.705(Access/Egress/Circulation) ® 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) Ai 18.360(Site Development Review) ❑ 18.715(Density Computations) cif 18.790(Tree Removal ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) Ig 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) JZI 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) A18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742{Home Occupation Permits) ❑ 18.430(Subdivisions) R 18.745(Landscaping&Screening Standards) III 18.510 Residential ..'.. n' riots ❑ 18.750(Manufactured/Mobil Home Regulations) C 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 RECORDATION REQUESTED BY: West Coast Bank Downtown Portland Branch 1000 SW Broadway,Suite 1100 Portland,OR 97205 'HEN RECORDED MAIL TO: WEST COAST BANK WEST COAST CREDIT CENTER P.O.BOX 8000 WILSONVILLE,OR 97070 SPACE ABOVE THIS LINE IS FOR RECORDER'S USE ONLY DEED OF TRUST THIS DEED OF TRUST is dated April 2, 2003, among LANFARM, L.L.C., an Oregon limited liability company ("Grantor"); West Coast Bank, whose address is Downtov•n Portland Branch, 1000 SW Broadway, Suite 1100, Portland, OR 97205 (referred to below sometimes as "Lender" and sometimes as "Beneficiary"); and WEST COAST TRUST, whose address is 301 Church Street NE, Salem, OR 97301 (referred to below as "Trustee"). CONVEYANCE AND GRANT. For valuable consideration, represented in the Note dated April 2, 2003, in the original principal amount of $250,000.00, from Grantor to Lender, Grantor conveys to Trustee for the benefit of Lender as Beneficiary all of Grantor's right, title, and interest in and to the following described real property,together with all existing or subsequently erected or affixed buildings,improvements and fixtures; all easements, rights of way, and appurtenances; all water, water rights and ditch rights (including stock in utilities with ditch or irrigation rights); and all other rights, royalties, and profits relating to the real property, including without limitation all minerals, oil, gas, geothermal and similar matters,(the "Real Property") located in WASHINGTON County, State of Oregon: Lot 8, BEVELAND, in the City of Tigard, County of Washington and State of Oregon. TOGETHER WITH that portion of vacated 70th Avenue which inures thereto by operation of law, as described in Vacation Ordinance No. 88-11 recorded June 14, 1988 as Fee No. 88-25357. The Real Property or its address is commonly known as 7060 SW BEVELAND RD, TIGARD, OR 97223. The Real Property tax identification number is R457393 Grantor presently assigns to Lender(also known as Beneficiary in this Deed of Trust)all of Grantor's right,title,and interest in and to all present and future leases of the Property and all Rents from the Property. In addition, Grantor grants to Lender a Uniform Commercial Code security interest in the Personal Property and Rents. THIS DEED OF TRUST,INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE (Al PAYMENT OF THE INDEBTEDNESS AND (BI PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THE NOTE, THE RELATED DOCUMENTS,AND THIS DEED OF TRUST. THIS DEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS: PAYMENT AND PERFORMANCE. Except as otherwise provided in this Deed of Trust,Grantor shall pay to Lender all amounts secured by this 9d of Trust as they become due, and shall strictly and in a timely manner perform all of Grantor's obligations under the Note,this Deed of ;t,and the Related Documents. SSESSION AND MAINTENANCE OF THE PROPERTY. Grantor agrees that Grantor's possession and use of the Property shall be governed by the following provisions: Possession and Use. Until the occurrence of an Event of Default.Grantor may (1) remain in possession and control of the Property; 121 use, operate or manage the Property; and (31 collect the Rents from the Property. The following provisions relate to the use of the Property or to other limitations on the Property. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Duty to Maintain. Grantor shall maintain the Property in tenantable condition and promptly perform all repairs, replacements, and maintenance necessary to preserve its value. Compliance With Environmental Laws. Grantor represents and warrants to Lender that: (1) During the period of Grantor's ownership of the Property,there has been no use,generation,manufacture,storage,treatment,disposal, release or threatened release of any Hazardous Substance by any person on, under, about or from the Property; (2) Grantor has no knowledge of, or reason to believe that there has been, except as previously disclosed to and acknowledged by Lender in writing, (a) any breach or violation of any Environmental Laws, (b) any use,generation, manufacture, storage,treatment,disposal, release or threatened release of any Hazardous Substance on, under, about or from the Property by any prior owners or occupants of the Property,or (c) any actual or threatened litigation or claims of any kind by any person relating to such matters;and (3) Except as previously disclosed to and acknowledged by Lender in writing, (a) neither Grantor nor any tenant,contractor,agent or other authorized user of the Property shall use,generate,manufacture,store,treat,dispose of or release any Hazardous Substance on, under, about or from the Property; and Ibl any such activity shall be conducted in compliance with all applicable federal, state, and local laws, regulations and ordinances, including without limitation all Environmental Laws. Grantor authorizes Lender and its agents to enter upon the Property to make such inspections and tests,at Grantor's expense,as Lender may deem appropriate to determine compliance of the Property with this section of the Deed of Trust. Any inspections or tests made by Lender shall be for Lender's purposes only and shall not be construed to create any responsibility or liability on the part of Lender to Grantor or to any other person. The representations and warranties contained herein are based on Grantor's due diligence in investigating the Property for Hazardous Substances. Grantor hereby (1) releases and waives any future claims against Lender for indemnity or contribution in the event Grantor becomes liable for cleanup or other costs under any such laws; and (2) agrees to indemnify and hold harmless Lender against any and all claims, losses, liabilities, damages, penalties, and expenses which Lender may directly or indirectly sustain or suffer resulting from a breach of this section of the Deed of Trust or as a consequence of any use, generation,manufacture,storage,disposal, release or threatened release occurring prior to Grantor's ownership or interest in the Property, whether or not the same was or should have been known to Grantor. The provisions of this section of the Deed of Trust, including the obligation to indemnify, shall survive the payment of the Indebtedness and the satisfaction and reconveyance of the lien of this Deed of Trust and shall not be affected by Lender's acquisition of any interest in the Property,whether by foreclosure or otherwise. Nuisance,Waste. Grantor shall not cause,conduct or permit any nuisance nor commit,permit,or suffer any stripping of or waste on or to the Property or any portion of the Property. Without limiting the generality of the foregoing,Grantor will not remove,or grant to any other party the right to remove,any timber,minerals(including oil and gas(,coal,clay,scoria,soil,gravel or rock products without Lender's prior written consent. Removal of Improvements. Grantor shall not demolish or remove any Improvements from the Real Property without Lender's prior written consent. As a condition to the removal of any Improvements, Lender may require Grantor to make arrangements satisfactory to Lender to replace such Improvements with Improvements of at least equal value. Lender's Right to Enter. Lender and Lender's agents and representatives may enter upon the Real Property at all reasonable times to attend to Lender's interests and to inspect the Real Property for purposes of Grantor's compliance with the terms and conditions of this Deed of Trust. Compliance with Governmental Requirements. Grantor shall promptly comply with all laws,ordinances,and regulations, now or hereafter in effect, of all governmental authorities applicable to the use or occupancy of the Property, including without limitation, the Americans Site Development Review Fee Breakdown Site Development Review Application (Under 1,000,000) = $4,405.00 Total= $4,405.00 7060 SW BEVELAND STREET SITE DEVELOPMENT REVIEW WRITTEN NARRATIVE CITY OF TIGARD Submitted - April 13, 2009 TABLE OF CONTENTS Applicant and Consultants . 3 Site Description 4 Requested Approval 5 General Site Information . 6 Project Description ..7-8 Applicable Policies and Findings 9-70 Impact Study 71 2 Applicant/Owner: Lanfarm LLC 16869 SW 65th Ave. Lake Oswego,Oregon 97035 Contact: Randy Richardson Phone: 503-639-8542 -Planning/Engineering/Surveying: Harris-McMonagle Associates, Inc. 8740 SW Scoffins Street Tigard,Oregon 97223 Contact: Steve Bloomquist Phone: 503.639.3453 Fax: 503.639.1232 -Arborist: Tree Care and Landscapes Unlimited PO Box 1566 Lake Oswego,Oregon 97035 Contact: Ray Meyer Phone: 503.635.3165 Fax: 503.635.1549 -Geotechnical: West Coast Geotech, Inc. 16168 S. Henrici Road Oregon City,Oregon 97045 Contact: Nick Gardner Phone: 503.632.2316 Fax: 503.632-2312 -Traffic Consultant: Lancaster Engineering 321 SW 4th Ave., Suite 400 Portland,Oregon 97204 Contact Person: Geoffrey Judd Phone: 503.248.0313 Fax: 503.248.9521 Property Description: Washington County Assessor's Map 2S-1-01AB,Tax Lot 2400 Site Address: 7060 SW Beveland Street Site Size: 0.68 Acres Zoning: Mixed Use Employment(MUE) Proposed Use of Property: Site Development Review-To allow commercial use within both existing residential structures on the site. 3 EXISTING CONDITIONS: The subject site is located at 7060 SW Beveland Street in the City of Tigard, Oregon. It is specifically identified as tax lot 2400 on Washington County Tax Assessors map 2S-1-01AB. The site is 0.68 gross acres in size and rectangular in shape. It has been developed with a single family residence and one rental residential housing unit. Through the years the site has been meticulously landscaped with raised planter beds, shrubs and trees. Site photographs have been included with this application to further document existing conditions on and around the site. A general tree assessment identifies the location,type and size of all trees greater than 6 inches in diameter on and around the site. The BEVELAND plat was recorded in 1954 within the City of Tigard, Washington County, Oregon. The BEVELAND plat created 8 legal lots of record in addition to public street right of way that included; SW 72nd Ave (25 feet), Beveland Street(50 feet)and right of way for the future development of 70th Avenue along the east side of Lot 1, and a portion of Lot 8. The subject site is specifically identified as BEVELAND, Lot 8, Plus 20 feet of that portion of vacated SW 70th Ave. A copy of the BEVELAND Plat has been included with this application narrative. The site is located within the Tigard Triangle and zoned for Mixed Use Employment(MUE). This zoning district provides appropriate locations for many types of uses including; retail goods and services, professional offices, civic uses and higher density residential housing at 25 units per acre. The current range of uses within the area surrounding the site include; single family homes, multi family developments, retail goods and professional office services. The site is not within a flood plain or landslide hazard area. The site is generally flat but, generally slopes from the north along Tigard Street towards the south and southwest at varying degrees. The northern boundary of site abuts SW Beveland Street. The eastern boundary of the site abuts tax lot 9600 of Washington County Tax Assessors map 2S101AA and a small (20'x 20') foot wide portion of platted SW 70th Ave right of way. The southern boundary of site abuts tax lots (100& 300) identified on Washington County tax map 2S-1-01AC. Tax lot 300 south of the site has been approved for the future development of a Professional Medical Office per Case-file SDR 2008-00006. The western boundary of the site abuts one tax lot(2500) identified on Washington County tax map 2S-1-01AB. Tax Lot 2500 has been developed with a parking area and office, but at the time of writing this narrative is currently vacant. The site has 157 lineal feet of public street frontage along its northern boundary SW Beveland Street. SW Beveland Street is classified as a local street on the City of Tigard Triangle Street Plan and travels in an east west direction. SW Beveland Street is currently 50 feet in total right of way width or 25 feet to centerline from the sites northern boundary. The sites frontage immediately adjacent to SW Beveland is currently improved with 20-22 feet of asphalt and gravel shoulders along both sides of the street. SW 70th Ave is classified as a local street and travels in a north south direction. The site has a small portion of platted but, unimproved public street frontage along its north eastern boundary SW 70th Ave. This platted portion of SW 70th Avenue terminates at the north boundaries of the subject site and tax lot 9600. From this point of termination south, SW 70th Ave was vacated per document 88-25357. South of tax lot 9600 a portion of the SW 70th Ave right of way has 4 remained platted as public right of way, but also remains unimproved. A portion of SW 70th Ave across the street from the site, adjacent to Lot 1 of BEVELAND has been improved with asphalt and other underground utilities and extends in a northerly direction allowing an emergency access for a multi-family development to the north. REQUESTED APPROVAL (1.) A Site Development Review(SDR)application to allow a change in use to convert both the primary residence and the apartment into office buildings. The applicant proposes five (5.0) feet of additional Right of Way dedication along SW Beveland Street and other %street improvements consistent with the standards for local streets in the Tigard Triangle. The applicant proposes 30.0 feet of new street right of way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. The applicant proposes to sign a waiver of non-remonstrance for future improvements to SW 70th Ave. A non-remonstrance agreement is proposed due to the nature of existing development on an adjacent property(tax lot 100) located south of the site. With consideration of existing development on tax lot 100 it is unlikely that street a connection would be extended in the foreseeable future via SW 70th Ave/Gonzaga Ave. Improving the sites frontage along that portion of SW 70th Ave proposed for dedication itself would not provide a significant improvement to street safety or capacity. As part of this application the applicant also proposes private interior site improvements to bring the site into conformance for the proposed change in use. 5 General Site Information Political Boundaries City Tigard County Washington Co. Urban Growth Boundary Inside Zip Code 97223 Zoning Local Designation MUE Minimum Lot Size No Minimum lot size. Generalized Classification MUE Environmental Findings Flood Plain(FEMA 100 yr.) Outside Watershed Basin TUALATIN RIVER Fire Protection Tualatin Valley Fire&Rescue Parks City of Tigard School District TIGARD-TUALATIN No. 23J Sewer Clean Water Services District Water Tualatin Valley Water District 6 PROJECT DESCRIPTION& REQUESTED LAND USE APPROVAL (1) SITE DEVELOPMENT REVIEW The purpose of this application narrative is to request preliminary approval for a change in use to convert both the primary residence and the apartment into office buildings. A change in use triggers a Site Development Review (SDR). No exterior modifications are proposed to either building as part of this application. Both buildings are considered non-conforming structures. If and when exterior modifications are needed to either of the two buildings, the owner will obtain the necessary permits prior to commencing any building improvements. Proposed access to the site for both buildings is directly onto SW Beveland Street. The permitting and review for off street parking, and other requirements associated with this Site Development Review Application will be done at the time of final design approval. The applicant proposes to dedicate five additional feet of right of way along Tigard Street and 30 feet of new right of way for the future development of SW 70th Ave. SW Beveland Street will be improved with 1/2 street improvements consistent with the standards for local streets in the Tigard Triangle. The applicant will enter into a non-remonstrance agreement with the City of Tigard to participate in future street improvement costs. This agreement will allow for the future development of SW 70th Ave. The property owner will enter into an agreement with the City of Tigard to be allowed to leave that portion of the existing building that is partially within the area to be dedicated as public right of way for SW 70th Avenue. The agreement will require that the newly dedicated portion of 70th Ave not be used for vehicle access or parking into the site. In addition to public improvements the applicant proposes private interior site improvements to bring the site into conformance for the proposed Change in Use. LOTS There are no minimum lot area requirements in the MUE zoning district. The subject site does not abut a residential zoning district and a result there are no additional setback restrictions along the front rear or side property lines. The MUE zoning district requires a lot to be an average width of 50 feet and allows for a maximum building height of 45 feet. For the type of use proposed the MUE zoning district requires a minimum landscaped area of 15%with a maximum site coverage allowance of 85%. With consideration of the public right of way dedications (SW Beveland Street & SW 70th Ave) the site will be 0.55 net acres in size and 144 feet wide. Both of the existing buildings on the site are one story and less than 45 feet in height. Both of the buildings cover 4,031 square feet of the net site area or 16% of it. The total amount of landscaped area on the subject site "after" it is altered for improvements will be 38%. Please reference the landscape plan for more specifics. STREETS-INGRESS & EGRESS Currently, access is provided to the site via an individual driveway directly on SW Beveland Street. The existing driveway entrance will be moved further to the west to allow for vehicular circulation, which will transition into a new parking area in the southwest portion of the site. The applicant's Engineer has verified site distance to be safe in both directions for the proposed access. A copy of the preliminary site distance certification has been included with this narrative as an exhibit. 7 SW Beveland Street is currently 50 feet in total right of way width of 25 feet from the sites northern boundary to centerline. SW Beveland Street is classified as a local street and travels in an east west direction. Five feet of additional right of way will be dedicated along SW Beveland Street. The sites frontage along SW Beveland Street will be improved with half street improvements that include; widening the street with additional pavement, standard concrete curb and sidewalk with tree wells and other underground utilities. Due to the nature of existing development the applicant proposes 30.0 feet of new Right of Way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. In addition to the right-of-way dedication, the applicant proposes to enter into a non-remonstrance agreement with the City of Tigard to participate in future street improvements costs for the future development of SW 70th Ave. The property owner will also enter into an agreement with the City of Tigard to be allowed to leave that portion of the existing building that is partially within the area to be dedicated as public right of way. The agreement will not allow the newly dedicated portion of SW 70th Ave right of way area to be used for vehicle access or parking. SANITARY SEWER SYSTEM An 8" public sanitary sewer line currently exists within SW Beveland Street and in the vacated ROW of SW 70th Ave. Neither building is connected to the public sanitary sewer system. Both of buildings will be connected to the public sanitary sewer system in SW Beveland Street. STORM WATER The subject site naturally slopes from Beveland Street towards the south and southwest at varying degrees. The site slopes from the high northeast corner, elevation of 249 feet to the low southwest corner, elevation 241 feet at an average grade of 3.5%. Stormwater from the developed portion of the site will be treated and detained on site. All stormwater will be directed towards the parking area and routed through a water quality facility prior to releasing it into the public storm system in SW Beveland Street. The proposed water quality facility is contained in the catch basins that will have water quality cartridges. Water from the roof drains/down spouts of the existing buildings will also be directed into the parking area for treatment and detention. Please reference the preliminary storm report and utility plan included with this application as exhibits for more specifics on stormwater. WATER SYSTEM A public water line located in the SW Beveland Street. Both existing buildings are currently connected and will utilize existing services. 8 Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.010 Purpose A. Purpose. The purpose of this chapter is to establish a series of standard decision-making procedures that will enable the City, the applicant, and all interested parties to reasonably review applications and participate in the local decision-making process in a timely and effective way. Each permit or action set forth in Chapters 18.320- 18.385 has been assigned a specific procedure type. 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The Director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the City in accordance with existing state law, and are codified in Section 18.390.070. B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by the Director without public notice and without a public hearing; 2. Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; 3. Type III Procedure. Type III procedures apply to quasi-judicial permits and actions that predominantly contain discretionary approval criteria. Type III actions are decided by either the Hearings Office (Type III-HO) or the Planning Commission (Type III-PC), with appeals to or review by the City Council; C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. TABLE 18.390.1 Type II(18.390.040) Access/Egress Adjustment 18.370.020 Cab Conditional Use/Minor Modification 18.330.030 Site Development Review -New Construction 18.360.090 -Major Modification 18.360.090 - Exterior Alternation 18.740 - New Construction 18.740 - Demolition 18.740 Home Occupation/Type 11 18.742 Land Partitions' 18.420.050 FINDING The applicant has requested approval for a change in use which triggers a Site Development Review. The type of review requested is a Type II procedure per table 18.390.1. No variances 9 or adjustments are requested with this application. 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in section 18.390.0800. FINDING A pre-application conference was held with City of Tigard staff to discuss the Applicant's proposal and to review applicable policies, ordinance provisions, regulations, and technical data that would have to be addressed for this particular land use review in the City of Tigard. The notes from this conference are included with the application submittal package. Therefore, this criterion has been met. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C... e. Include an impact study. The impact study shall quanti 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 public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. FINDING This application addresses all the information requested on the application form, identified within the pre-application notes and all relevant criteria of the Community Development Code. An impact study, addressing the effect of this development on public facilities and services, has been included within the application narrative. The required fees have been paid. Two sets of pre-stamped and pre-addressed envelopes for noticing will be forwarded to the city at the time 10 the applicant is notified by the City of Tigard that the application has been deemed complete. All requirements of this section can and will be met. Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.010 Purpose A. Promote general welfare. The purpose and intent of a site development review is to promote the general welfare by directing attention to site planning, and giving regard to the natural environment and the elements of creative design to assist in conserving and enhancing the appearance of the City. B. General purposes. It is in the public interest and necessary for the promotion of the health, safety and welfare, convenience, comfort and prosperity of the citizens of the City of Tigard: 1. To implement the City of Tigard's Comprehensive Plan and other approval standards in this title; 2. To preserve and enhance the natural beauties of the land and of the man-made environment, and enjoyment thereof; 3. To maintain and improve the qualities of and relationships between individual buildings, structures and the physical developments which best contribute to the amenities and attractiveness of an area or neighborhood; 4. To protect and ensure the adequacy and usefulness of public and private developments as they relate to each other and to the neighborhood or area;and 5. To ensure that each individual development provides for a quality environment for the citizens utilizing that development as well as the community as a whole. C. Environmental enhancement. To prevent the erosion of natural beauty, the lessening of environmental amenities, the dissipation of both usefulness and function, and to encourage additional landscaping, it is necessary: 1. To stimulate harmonious design for individual buildings,groups of buildings and structures, and other physical developments; 2. To encourage the innovative use of materials, methods and techniques and flexibility in building placement; and 3. To integrate the function, appearance and location of buildings and improvements so as to best achieve a balance between private prerogatives and preferences, and the public interest and welfare. 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments, as provided in Section 18.360.050. 18.360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development, as defined in Section 18.360.030A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. B. Minor modifications. Minor modifications of an approved plan or existing developments, as defined in Section 18.360.060, shall be processed as a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Section 18.360.060. C. Approval period. Site development review approval by the Director shall be effective for a period of 1-1/2 years from the date of approval. The site development review approval by the Director shall lapse if: 1. Substantial construction of the approved plan has not begun within a one-and-one-half years period; or 11 2. Construction on the site is a departure from the approved plan. D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year;provided that: 1. No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period;and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. E. Phased development. FINDING The applicant is required to obtain approval for a Site Development Review (SDR) to allow the proposed change in use. The purpose of this narrative is to convert both residential structures on the site into office buildings. A change in use requires a Site Development Review(SDR). Both existing buildings will remain on the site. Proposed access to the site for all vehicles is directly onto SW Beveland Street. The permitting and review for the proposed improvements and other requirements associated with this application will be done at the time of final construction plan approval. Upon approval of the proposed preliminary development review plans, Final construction plans and any other necessary documentation will be submitted for review reflecting the Final Conditions of approval set forth by the City and any other applicable agencies. 18.360.040 Bonding and Assurances A. Performance bonds for public improvements. On all projects where public improvements are required the Director shall require a bond in an amount not greater than 100%or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and B. Release of performance bonds. The bond shall be released when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. C. Completion of landscape installation. Landscaping shall be installed prior to issuance of occupancy permits, unless security equal to the cost of the landscaping as determined by the Director is filed with the City Recorder assuring such installation within six months after occupancy: 1. Security may consist of a faithful performance bond payable to the City, cash, certified check or such other assurance of completion approved by the City Attorney;and 2. If the installation of the landscaping is not completed within the six-month period, the security may be used by the City to complete the installation. D. Business tax filing. The applicant shall ensure that all occupants of the completed project, whether permanent or temporary, shall apply for and receive a City of Tigard business tax prior to initiating business. FINDING This project will require public improvements. The Applicant will secure a bond for all public improvements. The bond will comply with all terms and conditions of this section. This criteria can and will be met. 12 18.360.050 Major Modification(s) to Approved Plans or Existing Development 18.360.060 Minor Modification(s) to Approved Plans or Existing Development FINDING The applicant has not yet obtained preliminary approval for this application, therefore this section is not applicable to this application. 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Section 18.390.040. FINDING This application addresses all the information requested on the application form and all relevant criteria for a Type II procedure as governed by Chapter 18.390.040. An impact study, addressing the effect of this development on public facilities and services, has also been included at the end of this narrative. The required fees have been paid. Two sets of pre-stamped and pre-addressed envelopes for noticing shall be forwarded to the city when the application is deemed complete. All requirements of this section have been or will be met. B.Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures, an application for the conceptual development plan must include the following additional information in graphic, tabular and/or narrative form. The Director shall provide a list of the specific information to be included in each of the following: 1. An existing site conditions analysis; 2. A site plan; 3.A grading plan; 4.A landscape plan; 5.Architectural elevations of all structures;and 6.A copy of all existing and proposed restrictions or covenants. FINDING The applicant has submitted all of the relevant site plans in graphic form along with this narrative and other supporting exhibits to allow the City to review this application. At this time no exterior alterations or modifications are planned to either of the existing buildings and therefore architectural elevations are not required and have not been submitted with this application. There are no existing or proposed development restrictions on the property. 18.360.080 Exceptions to Standards A. Exceptions to setback requirements. The Director may grant an exception to the yard setback requirements in the applicable zone based on findings that the approval will result in the following: 1.An exception which is not greater than 20%of the required setback; 2. No adverse effect to adjoining properties in terms of light, noise levels and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; 4.A more efficient use of the site which would result in more landscaping;and 5. The preservation of natural features have been incorporated into the overall design of project. 13 FINDING The main building closest to Beveland Street currently meets setback standards. The existing rental building within the rear portion of the site will be partially within a portion of the SW 70th Ave right-of-way to be dedicated to the City of Tigard. As allowed per a memo dated February 20. 2009,the property owner has been permitted to use this building as an office space. The owner of the property will enter into an agreement with the City of Tigard to leave that portion of the building partially within the right-of-way to be dedicated to the City of Tigard until such a time comes when the City is ready to improve SW 70th Ave at which time the agreement will be void and that portion of the building will be removed to meet setback standards. The agreement will also restrict SW 70th Ave for vehicle access or parking purposes. B. Exceptions to parking requirements. The Director may grant an exception or deduction to the offstreet parking dimensional and minimum number of space requirements in the applicable zoning district based on the following findings: FINDING As demonstrated in a following section (Chapter 18.765.040) of this narrative the applicant meets parking requirements. No exceptions to parking requirements are needed. C. Exceptions for private or shared outdoor area. The Director may grant an exception or deduction to the private outdoor area and shared outdoor recreation areas requirements,provided the application is for a use designed for a specific purpose which is intended to be permanent in nature (for example, senior citizen housing)and which can demonstrate a reduced demand for a private outdoor recreational area based on any one or more of the following findings: D. Exceptions to landscaping requirements. The Director shall grant an exception to the landscaping requirements of this code, Section 18.120.150, upon finding that the overall landscape plan provides for at least 20 of the gross site to be landscaped. FINDING The type of development proposed does not require private outdoor area and applicants preliminary landscaping plan demonstrates compliance with landscaping requirements as demonstrated in another section of this narrative,therefore no exceptions are requested. 18360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards; 2. Relationship to the natural and physical environment: a. Buildings shall be: (1)Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2)Located in areas not subject to ground slumping or sliding; (3)Located to provide adequate distance between adjoining buildings for adequate light, 14 air circulation, and fire-fighting;and (4) Oriented with consideration for sun and wind b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. FINDING The applicant has thoroughly described existing conditions and limitations that affect the site and surrounding area. No new buildings are proposed and the site conditions are not subject to ground slumping or sliding. All trees on the site have been preserved to the greatest extent possible with respect to the proposed improvements and City requirements. Please refer to Section 18.790 (Tree Removal) in a following section of this narrative for more specifics on tree preservation. c. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100A.3. and the City of Tigard "Significant Habitat Areas Map."Methods and techniques for consideration may include, but are not limited to the following: FINDING The subject site is not identified on the City of Tigard's Significant Area Habitat Map; therefore this section is not applicable to this application. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following • FINDING The applicant has not proposed a residential development. This section is not applicable to this application. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses,for example, between single-family and multiple family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer,for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s)from which buffering is needed; (4) The required density of the buffering;and FINDING All properties bordering the site are zoned for Mixed Use Employment. The site borders tax lot 2500 on the west which has been developed for commercial use. The site borders tax lots 100 and 300 on the south. Tax lot 300 has just been approved for the future development of a 15 Medical Office Building and site preparation is underway. Tax lot 100 has been developed with multi-family residential housing. A six foot tall good neighbor fence and trees along both sides of the property line currently screen the subject site from the multi family residential housing development to the south. Tax lot 9600 located to the east of the site has been developed with a single family residence. Existing mature trees and bushes screen the property line between tax lot 9600 and the subject site. In addition, the owner will be dedicating right of way for the future development of SW 70th Ave. Section 18.745.080 states that buffers are not required between abutting uses that are of a different type when the use is separated by a street. The site adjoins properties which are compatible uses on the west and south (tax lots 2500 and 300) and effective screening is already in place. As demonstrated on the landscape plan some additional landscaping improvements are necessary around the new parking area, trash facility and public street frontage. The landscaping improvements will achieve the desired screen and buffer between adjacent properties. b. On site screening from view from adjoining properties of such things as service areas, storage areas,parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1) What needs to be screened; (2) The direction from which it is needed; (3)How dense the screen needs to be; (4) Whether the viewer is stationary or mobile;and (5) Whether the screening needs to be year around. FINDING The trash area will be screened from view with a six foot high wood fence. The parking area the rear yard will require some additional landscaping to the L-2 standard. The public street frontage along Beveland Street requires landscaping to the L-1 standard. Please reference the Landscape Plan to verify these requirements have been met. 5. Privacy and noise: multi family or group living uses: 6. Private outdoor area: multi family use: 7. Shared outdoor recreation areas: multi family use: 8. Where landfill and/or development is allowed within and adjacent to the 100 year floodplain... FINDING The applicant has not proposed a multi-family or group development and it is not located adjacent to the 100-year flood plain. These sections are not applicable. 9. Demarcation of public, semi-public and private spaces for crime prevention a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by, but not limited to: (1)A deck,patio, low wall, hedge, or draping vine; 16 (2)A trellis or arbor; (3)A change in elevation or grade; (4)A change in the texture of the path material; (5)Sign; or (6)Landscaping. FINDING No open space is proposed or required with this application. The existing perimeter fencing around the site boundaries and lighting on the outside of the buildings clearly demarcate the sites boundaries and define public vs. non public lands and current site illumination allows for crime prevention. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime;and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. FINDING The current site conditions already allow for crime prevention and safety. Both structures have lighting fixtures with sufficient illumination and windows around the ground floor. No additional crime prevention measures are proposed. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; FINDING The site is not located adjacent to or within 500 feet of a public transit route. This section is not applicable to this application. 12. Landscaping: a.All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped;and c.A minimum of 15 percent of the gross site area shall be landscaped 17 FINDING As described in the existing conditions section above in the narrative,the entire site has already been meticulously landscaped. Most landscaping within the sites boundaries will be retained with the exception of existing landscaping that must be moved back for required 1/2 street improvements and right of way dedication along SW Beveland Street and the rear parking area. This existing landscaping vegetation(needing to be removed)will be reused in and around the areas needing additional landscaping. The applicant has proposed 38%of the site to be landscaped. 13. Drainage:All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; 14. Provision for the disabled:All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. (Ord 06-20, Ord. 02-33) • FINDING The grading/drainage plan has been designed in accordance with the adopted 1981 master drainage plan. The applicant has incorporated facilities for the disabled in accordance with the requirements set forth in ORS Chapter 447. The site is zoned MUE and the applicant has addressed Chapter 18.520 Commercial Zoning Districts in a following section of this narrative. Please refer to that section to verify all provisions and regulations are satisfied. Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.520.010 Purpose 18.520.020 List of Zoning Districts 18.520.030 Uses 18.520.040 Development Standards 18.520.050 Special Limitations on Uses 18.520.060 Additional Development Standards 18.530.010 Purpose A. Provide range of commercial services for City residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the City so that residents can fulfill all or most of their needs within easy driving and, ideally within easy walking and/or biking distance of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of commercial activity on established residential areas. At the same time, it is important to create more opportunities for mixed use, including residential, commercial and institutional activities, in new and re-developing commercial areas. 18 B. Facilitate economic goals.Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the City limits, in compliance with the economic goals of the City of Tigard Comprehensive Plan. 18.520.020 List of Zoning Districts F. MUE:Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate infra-district pedestrian and transit trips even for those who drive. 18.520.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted(P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use under the provisions of Section 18.130.030; 2.A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional use (C) is a use the approval of which is at the discretion of the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted use under the provisions of Chapter 18.230; 4.A prohibited(11) use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, limited, conditional and prohibited uses in commercial zones is presented in Table 18.520.1. FINDING The site is located in the MUE zoning district. The type of use proposed is permitted outright. C. Accessory structures. 1. Accessory structures are permitted in all industrial zones providing the site is still in compliance with all development standards, including but not limited to setbacks, height, lot coverage and landscaping requirements, of the base zone.All accessory structures shall comply with all requirements of the Uniform Building Code.All accessory structures except those less than 120 square feet in size require a building permit. 2. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. FINDING No new accessory structures are proposed. This section is not applicable to this application. 19 TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES USE CATEGORY MUE RESIDENTIAL Household Living R21 Group Living N Home Occupation R2 COMMERCIAL Commercial Lodging P Eating and Drinking Establishments P General Retail -Sales Oriented R22 -Personal Services R22 -Repair Oriented R22 -Bulk Sales R22 -Outdoor Sales N -Animal Related P Office P [2]Permitted subject to requirements Chapter 18.742. [20]All permitted and conditional uses subject to special development standards contained in Section18.520.050.C. [21]Multi-family residential,at 25 units/gross acre,allowed outright.Pre-existing detached single-family dwellings are permitted outright. [22]New Retail and sales uses may not exceed 60,000 gross leasable area per building within the Washington Square Regional Center or Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted in the Tigard Triangle. [23]All activities associated with this use,except employee and customer parking,shall be contained within buildings. [24]Permitted as accessory to a permitted use as long as this use is contained within the same building as the permitted use,and does not exceed the floor area of the permitted use. FINDING Both buildings will be used for general professional purposes. Offices are permitted outright in the MUE zoning district. 18.520.040 Development Standards A. Compliance required.All development must comply with: 1.All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.310 and 18.320. 2.All other applicable standards and requirements contained in this title. B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: 20 TABLE 18.520.2 DEVELOPMENT STANDARDS Building 1 Building 2 STANDARD MUE PROPOSED PROPOSED 2,123 sf 1,398 sf Minimum Lot Size None N. NA Minimum Lot Width 50 ft. 144 ft 144 ft Maximum Height 45 ft. 1 STORY 1 STORY Minimum Setbacks 34 ft(Front) *Encroaches -Front yard 0 ft.III] in SW 70th Ave(Front) -Side facing street on 0/20 ft.181 corner&through lots 41 ft and 20 ft 7 and 109 ft -Rear yard 0/20 ft.181 101 ft(Rear) 91 ft(Rear) -Distance between property line and front of garage - Maximum Site Coverage 85% 9% G°/ Minimum Landscape Requirement 15% 38% 39% [8]No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. [1 I]There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. FINDING After public right of way dedications the site will be 0.55 net acres in size and 144 feet wide. The subject site does not abut a residential zoning district so there are no additional setback requirements with the exception of Chapters 18.745 and 18.795 which will be addressed and shown to be met in a following section of this narrative. As demonstrated the standards are met. 18.520.050 Special Use Limitations A. In the C-N zone. Special limitations in the C-N zoning district are as follows: B. In the C-C zone. Special limitations in the C-C zoning district are as follows: FINDING The site is not located within the C-N or C-C zoning districts. These sections are not applicable. C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR)for all commercial and industrial use types and mixed- use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; 2. On lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross leasable area plus one additional square foot of gross leasable area of general retail sales use for each additional four square feet of non general retail sales use. 1 21 FINDING The site is in the MUE zoning district and as a result the maximum floor area ratio for all commercial uses on the site cannot exceed .40. The site is 0.55 net acres in size and both buildings will be used for commercial/office type uses. The maximum FAR that would be allowed on the site is 9,604 square feet. Both buildings have a total floor area ratio of 4,031 square feet. The maximum FAR requirement is met. 18.520.060 Additional Development and Design Guidelines A. Development/design guidelines in the C-C zone. B. Interim requirements in the CBD zone. C. Washington Square Regional Center. FINDING The subject site is not located within the C-C (Community Commercial), CDB, or Washington Square Regional Center zoning districts. These sections are not applicable to this application. Chapter 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.010 Purpose and Applicability 18.620.020 Street Connectivity 18.620.030 Site Design Standards 18.620.040 Building Design Standards 18.620.050 Signs 18.620.060 Entry Portals 18.620.070 Landscaping and Screening 18.620.080 Street and Accessway Standards 18.620.090 Design Evaluation 18.620.010 Purpose and Applicability A. Design principles. Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area,providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. B. Development conformance.All new developments, including remodeling and renovation projects resulting in uses other than single family residential uses, are expected to contribute to the character and quality of the area. In addition to meeting the design standards described in this chapter and other development standards required by the Community Development and Building Codes, such developments will be required to: 1. Dedicate and improve public streets, to the extent that such dedication and improvement is directly related and roughly proportional to an impact of the development; 2. Connect to public facilities such as sanitary sewer, water and storm drainage; 3. Participate in funding future transportation and other public improvement projects in the Tigard Triangle,provided that the requirement to participate is directly related and roughly proportional to an impact of the development. 22 C. Conflicting standards. The following design standards apply to all development located within the Tigard Triangle within both the C-G and the MUE zones. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. (Ord. 99-22) FINDING The applicant has proposed right of way dedications and public street improvements directly related and roughly proportional to the impact of the proposed re-development of the site. Both buildings on the site will be connected to all required public facilities. 18.620.020 Street Connectivity A. Demonstration of standards. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.370.010 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 1. Design Option a. Local street spacing shall provide public street connections at intervals of no more than 660 feet. b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. 2. Performance Option a. Local street spacing shall occur at intervals of no less than eight street intersections per mile. b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance. c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. FINDING The proposed development currently meets the performance option. SW Beveland Street is approximately 950 feet in length which requires 1 to 2 intersections. Currently there is one non- arterial intersection on SW Beveland Street, this intersection is 69th Ave. The straight line distance from the subject site to SW 72nd Ave the closest arterial is 475 feet. The shortest vehicle and pedestrian trip towards SW 72nd Ave is also 475 feet, therefore the performance option is met. The applicant has demonstrated compliance with the street connectivity standards in the Tigard Triangle. 18.620.030 Site Design Standards A. Compliance.All development must meet the following site design standards. If a parcel is one acre or larger a phased development plan must be approved demonstrating... 1. Building placement on Major and Minor Arterials-Buildings shall occupy a minimum of 50%of all street frontages along Major and Minor Arterial Streets. 2. Building setback- The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features shall be 0 feet;the maximum building setback shall be 10 feet. 23 FINDING The subject site is not more than one acre and therefore phased development plan is not required. The site is not located adjacent to a major or minor arterial type street therefore 18.620.030.1 is not applicable to this application. Per the Tigard Triangle Development Standards the maximum building setback for all new developments is 10 feet from any public street or right-of-way. However,both building on the subject site are considered to be a non-conforming. Non conforming structures are allowed to remain on a site when new zoning regulations are established, as long as the building(s)remain otherwise lawful. Any non-conforming structure which was lawful before the adoption of an Ordinance may continue to be used as long as it is adequately maintained and does not constitute a public hazard or nuisance, and provided that it is not expanded, extended, enlarged in floor area, or changed in basic structural design and integrity. Both of the buildings where constructed prior to the Tigard Triangle Design Standards taking effect. They have been adequately maintained, do not constitute a public hazard or nuisance and the applicant has not proposed to expand or change the design of either of the buildings. If and when the existing buildings are demolished all new structures will be built to comply with current zoning standards. 3. Front yard setback design-Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. FINDING The site fronts along SW Beveland Street on the north. SW Beveland Street will be landscaped to meet the L-1 standard. Please reference the Landscape Plan to verify the proposed landscaping around the sites frontage meets the L-1 standard. 4. Walkway connection to building entrances-A walkway connection is required between a building's entrance and a public street or accessway. This walkway must be at least six feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. FINDING A 6 foot side walkway is proposed to connect the building entrance of the main building fronting along SW Beveland Street. A new 6 foot wide walkway will also connect the rear building to the new parking area. The new walkways are shown on the Dimensioned Site plan submitted with this application narrative. This standard is met. 5. Parking location and landscape design-Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50%of the street frontage and must be behind a landscaped area constructed to an 24 L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to a L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L- 1 Landscape Standard. See Diagram 2. FINDING • The majority of the parking has been located to the rear or side of the existing buildings with the exception of three parking places which are located in the front of the existing building along SW Beveland Street. Some parking was located towards the front of the existing building in an effort to save tree#1953. The parking in the front portion of the property will be screened from view by trees# 1943 and#1943.1 in addition to L-1 landscaping along the sites public street frontage. The side yard and parking area in the rear yard will be landscaped to the L-2 standard. Please reference the preliminary Landscape Plan to verify this standard is met. 18.620.040 Building Design Standards A. Non-residential buildings.All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, criteria for granting a variance, is satisfied. 1. Ground floor windows-All street facing elevations within the Building Setback(0 to 10 feet) along public streets shall include a minimum of 50%of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three feet above grade to nine feet above grade the entire width of the street facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50%of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. 2. Building facades-Facades that face a public street shall extend no more than 50 feet without providing at least one of the following features: (a)a variation in building materials; (b)a building off-set of at least 1 foot; (c)a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or(d)by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building FINDING Both buildings are pre-existing, therefore this standard does not apply. If and when the existing buildings are demolished or remodeled the new structures will be built to comply with current zoning standards. 3. Weather protection- Weather protection for pedestrians,such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. 4. Building Materials-Plain concrete block,plain concrete, corrugated metal,plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. 25 5. Roofs and roof lines-Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. 6. Roof-mounted equipment-All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized Solar heating panels are exempt from this standard FINDING The existing building entrances have roof overhangs which provide for weather protection. No changes are proposed to the entrances of the existing buildings. Both buildings are non-conforming structures; therefore this standard does not apply. Neither of the buildings have false fronts or rooftop equipment. If and when the existing buildings are torn down or remodeled the new structures will be built to comply with these standards. 18.620.050 Signs A. Sign standards. In addition to the requirements of Chapter 18.780 of the Development Code the following standards shall be met... FINDING The applicant does not propose signage with this application. The applicant will obtain a sign permit prior to installation of any signage. 18.620.070 Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen-For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets,planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 % inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90%opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 2. L-2 General Landscaping-For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets,planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-1/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years. Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. FINDING The proposed front parking area is setback five feet from Beveland Street. The front area along Beveland Street will be landscaped to the L-1 standard. The side yard and parking area in the rear yard will be landscaped to the L-2 standard. The applicant intends to utilize existing trees 26 and other vegetation on the site for landscaping purposes. Vegetation such as shrubs,trees and other plantings will be moved around on the site to meet the Tigard Triangle Design landscaping requirements. Please reference the preliminary Landscape Plan to verify this standard is met. 18.620.080 Street and Accessway Standards A. Tables and diagrams. The following tables and diagrams show street and pedestrian accessway standards for the Tigard Triangle. Landscape and street design details are also included in this section. TABLE 18.620.1 Street Classification Function Land Right-of-Way Use/Design Priority East-West Streets Local Service -Provide Access to -Mixed Use 60 Feet Street local services Commercial and 3q feet curb to North-South Streets -Distribute local Retail along 99W curb traffic -Access to off street -Parking access parking street -Enhanced Pedestrian environ.. 18.620.090 Design Evaluation A. Purpose. It is recognized that the above design standards are to assist in upgrading and providing consistency to development within the Tigard Triangle. It is recognized that different designs may be used to meet the intent of the standards and purpose statement of the Tigard Triangle Standards. With this in mind, applicants for development in the Tigard Triangle may choose to submit proposed projects which demonstrate compliance with the design standards or request adjustments from the Triangle design standards and submit design plans for review and recommendation by a City Design Evaluation Team. This option allows applicants to propose alternative designs to the Tigard Triangle Design Standards that are consistent with the purpose of the standards. When a structure which has nonconforming elements is partially or totally damaged by fire or other causes beyond the control of the owner, the structure may be rebuilt using the same structure footprint without receiving an adjustment from design standards. FINDING The applicant has proposed street designs that meet the standards within the Tigard Triangle. No alternative designs have been proposed therefore a Design Evaluation is not required. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION 18.705.010 Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures(see Section 18.360.050), and to 27 a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. FINDING The applicant has requested a change in use from residential to office use in the MUE zoning district. The type of use proposed will create a demand for additional onsite parking. The provisions of this section apply. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use;and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. FINDING The applicant has submitted site plans showing how access, egress and circulation requirements will be fulfilled. Joint access is not proposed with this application. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways 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 shall be constructed between new and existing developments and neighboring developments; 28 2. Within all attached housing (except two-family dwellings) and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. FINDING Proposed vehicular access into the site is directly onto SW Beveland Street. The proposed access provides for direct connection onto a public street. The applicant has integrated new walkways into the site improvement plan which extend from the building entrances to the public street system. The walkways will be paved with hard surfaced materials and lit by existing fixtures on the buildings. This criterion is met. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles;or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. H. Access Management 1. An access report shall be submitted with all new development proposals which verges design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO(depending on jurisdiction offacility.) 29 FINDING The site is not located along a collector or arterial street. The proposed access will not contribute to hazardous traffic conditions. The applicant has submitted a preliminary site distance certification indicating the proposed access is safe. The proposed point of access into the site should not cause any hazardous traffic conditions and will not cause a clear or present danger to the public health, safety and general welfare of the general public. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections......... 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. FINDING The driveway location has not been placed within the influence area of any intersections. Minimum spacing requirements for new driveways is along local streets is met. No new local streets will be created to access local streets as a result of this application and, as a consequence, the requirements of this section of the Code do not apply to this land use review. I. Minimum access requirements for residential use. FINDING This section is not applicable to this application. J. Minimum access requirements for commercial and industrial use. 1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 21 as provided in Table 18.705.3; TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Width Minimum Pavement Spaces Required Driveways Width 0-99 1 30' 24' 100+ 2 or 1 30'or 50' 24'-40' FINDING The applicant has proposed less then 100 parking spaces for commercial use. The proposed 30 access into the site has been designed according to the table above. Please reference the site plans to confirm the minimum requirements have been met. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. FINDING The applicant has not proposed one way vehicular access. This section is not applicable. Chapter 18.715 DENSITY COMPUTATIONS 18.715.010 Purpose A. Purpose. The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. FINDING The applicant has not proposed a land division. This Chapter is not applicable to this application. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.010 Purpose A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws, rules and regulations to development within the City of Tigard. 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP) zoning district, there shall be no use, operation or activity which results in a stack or other point-source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions(340-21-015 and 340-28-070) apply. 31 C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340- 028-090) apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING The owners of the site will continue to comply with all state, federal and local environmental regulations. The proposed use of the site should not create loud noises, but in the event the city determines otherwise, the applicant will follow the provisions regulating noise pursuant to Chapter 7.40.130-210. The use of the site will not produce visible emissions, vibrations, odors, glare or heat. All waste materials are already stored in the appropriate containers and maintained in a manner that does not attract or aid insects or rodents. The type of use proposed is consistent with the MUE zoning district and the performance standards are shown to be met. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; 2. By using plant materials as a unjing element; 3. By using planting materials to define spaces and articulate the uses of specific areas; and 4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. 32 C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. FINDING The Applicant has proposed a Site Development Review application and as a consequence, certain provisions of this section of the code are applicable to this site development review. Preliminary Plans have been submitted with this application depicting the location of all proposed future street trees and other landscaping proposed. Therefore,the criterion is met. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access;and 3. It will not constitute a traffic hazard because of reduced visibility. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. FINDING The current owner of the property will be responsible for the care and maintenance of all trees on the property and those to be planted in the public right-of-way. All proposed landscaping will be installed in accordance with accepted planting procedures. Therefore,the criterion is met. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process;and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). 33 FINDING The applicant has made every reasonable effort to protect as much existing vegetation on the site as possible. The vegetation to be saved will be protected using methods described above. Therefore,the criterion is met. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. FINDING The owner will be responsible for the maintenance of street trees and landscaping in the public right-of-way abutting their lot. Therefore, the criterion is met. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. FINDING The Applicant understands this requirement and is willing to meet all reasonable conditions of approval applied to the project that relate to landscaping and screening. Therefore,the criterion is met. H Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. FINDING No trees or shrubs greater than 18 inches will be planted in the public right of way. Therefore, the criterion is met. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.0.2 below;; 2. The specific spacing of street trees by size of free shall be as follows: 34 a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k Trees shall not be planted within two feet from the face of the curb;and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones;and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. E. Cut fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the frees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street we requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020 C4b. 35 H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied FINDING A preliminary landscape plan showing future tree locations along SW Beveland Street has been included with this application. The plan indicates the type, size and general location of all trees to be planted. Street trees have been spaced according to the guidelines. The exact location for future street trees will be determined after the sidewalks, tree wells; utility trenches and the new driveway approach have been located and will be shown on the final development plan that will be submitted with the final construction drawings required for a building permit review. Tree planting will be the responsibility of the owner, with the completion of the task tied to the issuance of the certificate of occupancy. Therefore,the criterion can and will be met. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: 36 a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four- foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; FINDING All properties bordering the site are zoned MUE. The site borders tax lot 2500 on the west which has been developed with a commercial office building. The site also borders tax lots 100 and 300 on the south. Tax lot 300 has just been approved for the future development of a Medical Office Building and site preparation is underway. Tax lot 100 is located on the southeaster boundary of the site and has been developed with multi-family residential housing. A six foot tall good neighbor fence and existing mature trees along both sides of the property line provide for an effective screen between properties. Tax lot 9600 is located on the sites eastern boundary and has been developed with a single family residence. Existing mature trees and bushes along the east property line between tax lot 9600 and the subject site currently allows for an effective screen and buffer. In addition, the owner will be dedicating right of way for the future development of SW 70th Ave. Section 18.745.080 states that buffers are not required between abutting uses that are of a different type when the use is separated by a street. The site 37 adjoins properties which are compatible uses on the west and south (tax lots 2500 and 300) and effective screening is already in place along the eastern property line. As demonstrated on the landscape plan landscaping improvements are necessary around the new parking area, trash facility and public street frontage. The improvements shown on the landscape plan will achieve the desired screen and buffer between adjacent properties. 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualms for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. FINDING The Applicant proposes to build a sight obscuring fence along the rear property line of the site, for that portion of the property adjacent to tax lot 300. The applicant proposes to match the style of the existing six foot tall good neighbor fence currently in place between the multi-family development on tax lot 100 and extend it to the western property line in the rear portion of the yard. The fence will be constructed in compliance with City regulations. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.040 C2 a and b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view;and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. FINDING The Applicant is not proposing to plant new sight obscuring hedges on the site. Therefore, this criterion is not applicable to this application. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: 38 a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. FINDING The proposed fencing will be constructed according to the standards. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. FINDING Height restrictions for all proposed landscaping can and will be met. E. Screening:special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required The specifications for this screening are as follows: (1) 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; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect;and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 39 2. Screening of service facilities. Except for one family and two-family dwellings, any refuse • container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools.All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. FINDING The proposed new parking area will be effectively screened from view with additional perimeter landscaping as shown on the preliminary landscaping plan. The refuse enclosure area for both buildings will be screened from view by building 6 foot tall wood fencing around the perimeter of it. The applicant has worked with their respective franchise hauler"Pride Disposal". A copy of the letter from Pride is included with the application. 18.745.060 Re-vegetation A. When re-vegetation is required Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway;and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and 40 d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. FINDING Grading for the public improvements and the installation of other infrastructure will remove some natural vegetation from the site that will need to be replaced once construction has been completed. To reduce impacts from erosion, the Applicant will follow the site preparation and re-vegetation procedures outlined in this section 18.745.060 of the Code. Therefore, the criterion is met. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability 18.755.020 Definitions 18.755.030 Materials Accepted 18.755.040 Methods of Demonstrating Compliance 18.755.050 Location,Design and Access Standards for Storage Areas A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B.Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review;and are located within urban zones that allow, outright or by condition,for such uses. 18.755.020 Definitions 1. "Mixed solid waste"means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; 2. "Source-separated recyclable"means, at a minimum, recyclable materials designated `principle recyclable materials"by the State Environmental Quality Commission under ORS 495.025, with the exception of yard debris. Currently these materials include newspaper,ferrous and nonferrous scrap metal, used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; 3. "Storage area"means the space necessary to store mixed solid waste and source-separated recyclable that accumulate between collection days; 4. "Multi-unit residential building"means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; 5. "Non-residential building"means a structure that is used for any non-residential function, including but not limited to office, retail wholesale/warehouse/industrial and institutional uses. 18.755.030 Materials Accepted A. Materials accepted Except as provided for in 18.755.040 G and I, the storage area must be able to accept at least all `principle recyclable materials"designated by the Oregon Environmental Quality Commission and other source-separated recyclable the local government identifies by regulation. 18.755.040 Methods of Demonstrating Compliance A.Alternative methods of compliance.An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan;or 41 4. Franchised hauler review and sign-off. B. Provisions. The following provisions apply to all four methods of demonstrating complicance: Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G; 1. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building area for purposes of determining minimum storage requirements. C. Minimum standards method. D. Waste assessment method E. Comprehensive recycling plan method F. Franchised hauler review method 1. Applicability: The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development, once it is constructed; 2. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; 3. Typical application of method. This method is to be used when there are unique conditions associated with the site, use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program (e.g., types of equipment,frequency of collection) to the unique characteristic(s)of the site or development. The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off-street parking requirements of the underlying zone; b. The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; c. The proposed use will generate unique wastes that can be stacked,folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by 18.755.040 C. 5b. of this chapter. 4.Application requirements and review procedure: The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building.A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s)required to accommodate anticipated volumes shall be submitted for Site Development Review, as governed by Chapter 18.360.Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency, which will keep the storage area from exceeding its capacity. FINDING The applicant has obtained franchised hauler review sign off for this project. A copy of the email from franchise hauler has been included with this application. The applicant has proposed to continue utilize roll-cart service for their trash facilities. The carts will be rolled towards Beveland Street for garbage pick up each week. The existing trash facilities currently service the needs of the business; no additional waste assessment is needed for this application. . 18.755.050 Location,Design and Access Standards for Storage Areas A.Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 18.755.040 above. 42 B. Location standards. 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. FINDING The applicant has designed a storage area for garbage and recyclables in a central location for both of the buildings to remain of the site. This area will screened from view with a 6 foot tall fence and existing dense vegetation along the eastern property line. The applicant will continue to roll the carts onto Beveland Street so the designated storage area has not been designed for vehicular traffic movements. C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s)and containers shall be clearly labeled to indicate the type of materials accepted. 9 FINDING The owners will continue to use roll cars and bring their garbage to the curb along SW Beveland St each week. The roll carts will be screened by a sight obscuring wood fence six feet in height. Ga ings will allow access into the facility. D. Access standards. 1.Access to storage areas can be limited for security reasons.However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 43 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access.A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. FINDING The storage area has been designed with consideration of all of the above standards with the exception of#2. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off- street vehicle parking will be provided in accordance with Section 18.765.070. FINDING The Applicant is proposing a change in use from residential to office in the MUE zoning district. The applicant has proposed to convert both the existing buildings for office type uses. The existing building is 2,123 gross square feet and the smaller building located in the southeast portion of the site is 1,398 square feet. The standards require a minimum of 2.7 off-street parking spaces for each 1,000 square feet of floor area and allow a maximum of 3.4 spaces per 1,000 square feet of floor area. Based on the existing building sizes a minimum of 9.5 or ten parking spaces are required and a maximum of 12 spaces would be allowed with consideration of the existing office floor area on the site. The applicant proposes twelve off street parking spaces as detailed on the plan set submitted with this application. Therefore,the criterion is met. D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. 44 FINDING Site design review approval is required for this application. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space;and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use;and c. Not be rented, leased or assigned to any other person or organization. FINDING The owners understand that the provisions of the off-street parking and loading are their own continuing obligation. The areas designated for onsite parking is will be utilized specifically for parking purposes only. This area will remain available for exclusive off street parking. The proposed parking area is available for all patrons and employees and it will not used for vehicle storage. The parking area will not be rented, leased or assigned to any other person or organization. Therefore,the criterion above is not applicable to this application. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: FINDING The applicant has submitted a vehicle parking and circulation plan as required by this section. The parking area has been designed according to the City of Tigard's standards. The applicant has provided the required amount parking spaces with respect to the square footage of the 45 structures to remain. The off-street surface parking area is not located more than 500 feet from SW Beveland Street. Therefore,the criterion is met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. FINDING All curb cuts will be in accordance with Section 18.810.030.N. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. FINDING The type of use proposed is permitted outright in the zone. The above criterion is not applicable to this application. C. Measurements. The following measurements shall be used in calculating the total minimum number of vehicle parking spaces required in Section 18.765.070.H: 1. Fractions. Fractional space requirements shall be counted as a whole space; 2. Employees. Where employees are specified for the purpose of determining the minimum vehicle parking spaces required, the employees counted are those who work on the premises-during the largest shift at the peak season; 3. Students. When students are specified for the purpose of determining the minimum vehicle parking spaces required, the students counted are those who are on the campus during the peak period of the day during a typical school term; 4. Space. Unless otherwise specified, where square feet are specified, the area measured shall be gross floor area under the roof measured from the faces of the structure, excluding only space devoted to covered off-street parking or loading. FINDING Based on the requirements of this chapter of the Code, 10-12 parking spaces are required for the type of development proposed. The Applicant is proposing 12 parking spaces that will support the daily business operations for both buildings. 46 D. Exclusions to minimum vehicle parking requirements. The following shall not be counted towards the computation of the minimum parking spaces as required in Section 18.765.070.H:: 1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling any part of the parking requirement except; Religious Institutions may count on-street parking around the perimeter of the use provided that the following criteria have been satisfied: a. The on-street parking is on a street that is designed and physically improved to accommodate parking within the right-of-way; b. The street where on-street parking is proposed is not located on local residential streets. 2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles, except when a use can show that employee and fleet parking spaces are used interchangeably, e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage only at night and are available for employee use during the day. For the purposes of this title, space exclusively devoted to the storage offleet vehicles will be considered as outdoor storage. FINDING The parking requirements are met as proposed. The site is not utilized for fleet parking. F. Reductions in minimum required vehicle parking. Reductions in the required number of vehicle parking spaces may be permitted as follows: G. Increases in maximum required vehicle parking. The Director may increase the total maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be reviewed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in section 18.370.020.C.5.d. H Specific requirements. (See Table 18.765.2) FINDING The Applicant is not seeking a reduction in the off-street parking requirements for this project. The parking requirements are met as proposed. Chapter 18.775 Sensitive Lands & Steep Slopes FINDING The site does not have any sensitive lands or steep slopes on it. Therefore this section of the code is not applicable. Chapter 18.780 SIGNS 18.780.010 Purpose 47 18.780.012 Effective Date of this Chapter FINDING The applicant does not propose signage with this application. If and when a sign is needed for the business the applicant will be required to submit for a signage review. This section is not applicable to this application. Chapter 18.790 TREE REMOVAL 18.790.010 Purpose A. Value of trees. After years of both natural growth and planting by residents, the City now benefits from a large number of trees. These trees of varied types add to the aesthetic beauty of the community, help clean the air, help control erosion, maintain water quality and provide noise barriers. B. Purposes. The purposes of this chapter are to: 1. Encourage the preservation,planting and replacement of trees in the City; 2. Regulate the removal of trees on sensitive lands in the City to eliminate unnecessary removal of trees; 3. Provide for a tree plan for developing properties; 4. Protect sensitive lands from erosion; 5. Protect water quality; 6. Provide incentives for tree retention and protection;and 7. Regulate commercial forestry to control the removal of trees in an urban environment. C. Recognize need for exceptions. The City recognizes that, notwithstanding these purposes, at the time of development it may be necessary to remove certain trees in order to accommodate structures, streets utilities, and other needed or required improvements within the development. 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for 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, partition, site development review, planned development or conditional use is filed Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; 48 b. Retention 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 in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. FINDING A general tree assessment has been included with this application as an exhibit identifying all trees greater than six inches in diameter on and around the site. In the City of Tigard Trees that 12 inches in diameter require mitigation with the exception of fruit bearing trees or trees that dead, diseased or dying which are exempt from mitigation calculations. There are ten (10) trees on the site greater then 12 inches. Three of the ten trees greater then 12 inches are exempt (#1942, #1950, and #1951) because they are fruit producers. The total diameter of the (7) trees greater than 12 inches on the site is 149" inches. Trees (#1944 and #1945) are greater than 12 inches and proposed for removal to make room for the parking area. With 81.2% significant tree retention (trees greater than 12 inches), the Applicant is not required to provide additional tree mitigation. Please reference the Preliminary Tree Preservation and Grading Plan for more specifics on tree removal. All trees proposed to be saved on the site will be protected using methods consistent with City of Tigard standards. All trees on the site greater than 6 inches in diameter proposed to remain will be insured protection by filing a notice of development restriction on the lot. The tree removal plan submitted by the applicant clearly illustrates trees will be impacted by the proposedf site improvements. Please reference the site plans for more specific information in regards, tree removal and proposed tree preservation. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a free plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this 49 section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere FINDING Virtually all developments require the removal some of the existing vegetation onsite to comply with construction requirements, standards for streets, utilities and ensure proper grading for site drainage. All of the above described activities contribute to the need to clear some of the vegetation on the site. The Applicant is not requesting any of the above incentives for tree retention. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: FINDING No Sensitive Lands exist on site. Therefore, this section does not apply. Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 18.795.030 Visual Clearance Requirements 50 A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited A clear vision area shall contain no vehicle, hedge, planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that frees exceeding this height may be located in this area,provided all branches below eight feet are removed C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. FINDING As shown on the proposed preliminary plan set, the site can conform to this section of the code. After final construction plan approval the responsibility will shift to the owner to insure that visual clearance is maintained. Therefore,the criterion is met. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: 1. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. FINDING The visual clearance areas for non-arterial streets are shown on the preliminary development plan set submitted with this application. Therefore,the criterion is met. Chapter 18.810 STREET AND UTILITY IMPRO VE M E NT STANDARDS 18.810.010 Purpose A. Purpose. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. 51 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants maybe required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean "public streets"unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street 52 and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. FINDING The site has public street frontage along SW Beveland Street. SW Beveland Street is classified a local collector street. SW Beveland Street is currently 50 feet in total right of way width. Five feet of additional right of way is proposed to be dedicated along Beveland Street along with additional Y2 street improvements. The proposed right of way width (25 feet to centerline) will allow the sites frontage to be improved with half street improvements consistent with the standards for local east west streets in the Tigard Triangle. The applicant proposes 30.0 feet of new Right of Way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. The applicant proposes to sign a waiver of non-remonstrance for future improvements to SW 70th Ave. A non- remonstrance agreement is proposed due to the nature of existing development on adjacent properties to the south it is unlikely that full street improvements will connect SW 70th Ave to Gonzaga in the foreseeable future. Improving the sites frontage alone along SW 70th Ave will not provide a significant improvement to street safety and or vehicular capacity. 5. Improvements to streets shall be made according to adopted City standards, unless the approval authority determines that the standards will result in an unacceptable adverse impact on existing development or on the proposed development or on natural features such as wetlands, steep slopes or existing mature trees. In approving an exception to the standards, the approval authority shall determine that the potential adverse impacts exceed the public benefits or the standards. In evaluating the public benefits, the approval authority shall consider the criteria listed in Section 18.810.030 El. FINDING All improvements will be designed and will be built to City standards. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 53 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title;and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as grantee. FINDING As part of the development the applicant has proposed to dedicate five additional feet of right way along SW Beveland Street and 30 feet of new right of way for the future improvement to SW 70th Ave. This criterion is satisfied. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. FINDING No access easements are proposed with this application. This section is not applicable to this application. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 54 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. FINDING All public improvements have been designed and will be built in full compliance with the regulations applicable to the standards of this section. The Aerial Photograph Plan submitted with this application demonstrates that the existing street system could eventually provide for connection to SW Ganzaga via SW 70th Ave. The applicant proposes to sign a waiver of non- remonstrance for future improvements to SW 70th Ave. A non-remonstrance agreement is proposed due to the nature of existing development on adjacent properties to the south it is unlikely that street improvements to connect SW 70th Ave to Gonzaga would be extended in the foreseeable future. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. 55 FINDING SW Beveland Street is a public street and the proposed street improvements have been designed to meet the standards for a local street in the Tigard Triangle. The amount of right of way dedication proposed is consistent with the ultimate width for local streets in the Tigard Triangle. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved A street proposal may be modified when subsequent subdivision proposals are submitted b. Identifr existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. FINDING A plan has been included with this application showing all existing streets and properties within 530+ feet in the surrounding area and the existing development patterns on adjacent properties to the north, south, west and east of the site. The Aerial Photograph and Circulation Plan submitted with this application shows that adjacent properties are already fully developed and that the existing street system cannot provide for full street improvement continuation of SW 70th Ave towards Gonzaga at this time. The applicant proposes 30.0 feet of new Right of Way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. There are no existing or proposed bus routes, pullouts or other transit facilities within 530 feet of the site. SW Beveland Street is a local street. Therefore,this criterion is shown to be met. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs- de-sac since they are intended to continue as through streets at such time as the adjoining property is developed b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. 56 FINDING The applicant proposes 30.0 feet of new Right of Way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. The applicant proposes to sign a waiver of non-remonstrance to participate in future improvements costs to SW 70th Ave. A non-remonstrance agreement for SW 70th Ave has been proposed due to the nature of existing development on adjacent properties south of the site. G. Street spacing and access management. Refer to 18.705.030.H H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. FINDING At this time pre-existing development on tax lot 100 south of the site prevents a full street connection to Gonzaga Ave via SW 70th Ave. The applicant proposes 30.0 feet of Right of Way dedication along the sites eastern boundary to allow for a future connection to SW Gonzaga Street via SW 70th Ave. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75°unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle;and 57 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. FINDING No new streets are proposed with this application. Therefore,this criterion not applicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. FINDING The City Engineer has determined that the existing public right of ways surrounding the site are not sufficient with consideration of the current transportation standards. As part of the proposed site development additional right of way is proposed to be dedicated along SW Beveland Street and SW 70th Ave,therefore,this standard is met. K Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed FINDING The Applicant is not proposing partial street improvements and, as a consequence, the requirements of this section of the Code do not apply to this land use review. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: FINDING The proposed site development will not create a cul-de-sac; therefore this criterion does not apply. M Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. FINDING No new street names are proposed. N. Grades and curves. 58 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. FINDING The applicant will not be building any new streets as part of this application. The applicant has proposed 1/2 street improvements along consistent with the City of Tigard. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required;except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval;and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. FINDING Concrete curbs and gutters will be installed at the time proposed 1/2 street improvements are constructed. Review through the PFI permit process will insure that the applicant meets the standards of this section of the Code. Therefore,the criterion is met. P. Streets adjacent to railroad right-of-way. FINDING There are no railway right-of-ways directly adjacent the site and, as a consequence, the requirements of this section of the Code do not apply to this land use review. Q. Access to arterials and major collectors. FINDING No access is proposed onto an arterial or major collector street. Therefore, this section does not apply to this application. R Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 59 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. FINDING No alleys will be created as a result of this application. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. FINDING Survey monuments will be established and protected as prescribed by the Code. Therefore, the criterion is met. T. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. FINDING No private streets are proposed. This section is not applicable. U Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. FINDING There are no railways in the immediate vicinity of the site. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. FINDING The Applicant agrees to bear the cost of any additional street signs required. Therefore, the criterion can and will be met. 60 W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. FINDING Joint mailboxes are not proposed. Therefore,this standard is not applicable. X Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. FINDING No traffic signals are proposed, as a consequence,the requirements of this section of the Code do not apply. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. FINDING Street lights will be installed in accordance with the regulations adopted by the City. Therefore, the criterion is met. Z Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. FINDING The owner agrees to bear the cost of any additional street name signs if required. Therefore, the criterion is met. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the City for a period of five (5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. 61 FINDING The proposed re-development of the site will not create a negative impact on traffic conditions. No traffic calming measures are proposed. Therefore,the criterion does not apply. AC. Traffic study. FINDING As a result of the proposed change in use from residential to office the City of Tigard has required the applicant to provide a traffic study with calculations for the P.M peak trip contributions to 72nd Ave/Dartmouth Street and 68th Ave/Dartmouth Street, for the signal fee assessment. The owners have retained the services of Lancaster Engineering to prepare the necessary Traffic Study. The Traffic study not yet complete but, will promptly be forwarded to the City of Tigard staff for review as part of this application as soon as the study is complete. 18.810.040 Blocks A. Block Design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands or other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For non-residential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord 02- 33) FINDING By dedicating Right of way the applicant has provided a future street connection to Gonzaga Street via SW 70th Ave that will meet the perimeter block length standard. However,due to the nature of existing development on adjacent properties to the south of the site it is unlikely that a full street improvement could connect SW 70th Ave to Gonzaga in the foreseeable future. The block design standards will be met at the time SW 70th Ave is improved to connect with SW Gonzaga Street. 62 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of- way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. FINDING All easements have been designed to meet the standards of this section of the Code and are shown on the preliminary development plans which have been submitted with this application. The Applicant will continue to work with the City and applicable districts and utility franchises with regard to the provision and dedication of all utility easements necessary to provide full services for the proposed use. Therefore,the criterion is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. 2. C. Through lots. ... FINDING The site is zoned MUE and the Applicant proposes a change in use from residential to office. The sites size and shape is adequate to provide for the off street parking and services for the proposed use. Therefore, this criterion is shown to be met. No through lots will be created as a result of this application. Therefore,the criterion does not apply. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. l 63 FINDING The side lot lines will conform to this standard. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features (large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street (15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. FINDING The applicant proposes a new sidewalk to be constructed along SW Beveland Street. The proposed use of the site will not generate 1,000 vehicle trips per day. SW Beveland Street has been designed according to the standards for local east west streets within the Tigard Triangle. These requirements are met. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park,playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. ( 64 FINDING No public use areas are proposed and,as a consequence this criteria does not apply. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. FINDING Both structures on the site are currently hooked up to a private septic system/drain field. Public sanitary sewer lines are available within both the Grant Street public right of way and the vacated portion of SW 70th Ave. Both buildings will be connected to the public sanitary sewer line in Grant Street as shown on the Preliminary Utilities Plan. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. FINDING The subject site naturally slopes from Beveland Street towards the south and southwest at varying degrees. The site slopes from the high northeast corner, elevation of 249 feet to the low southwest corner, elevation 241 feet at an average grade of 3.5%. Stormwater from the developed portion of the site will be treated and detained on site. All stormwater will be directed towards the parking area and routed through a water quality facility prior to releasing it into the public storm system in SW Beveland Street. The proposed water quality facility is contained in the catch basins that will have water quality cartridges. Water from the roof drains/down spouts 65 of the existing buildings will also be directed into the parking area for treatment and detention. Please reference the preliminary storm report and utility plan included with this application as exhibits for more specifics on stormwater. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. FINDING No natural watercourses, drainage ways, channels, or streams exist on site. As a consequence, the requirements of this section of the Code do not apply to this land use review. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). FINDING The upstream drainage system is for the most part been fully developed as shown on the storm drainage basin map. There should be adequate capacity to handle any additional stormwater which will result from widening the street and other proposed improvements. A final storm report will be prepared by a licensed engineer from the State of Oregon if determined necessary prior to final construction plan approval verifying the proposed system has been designed to handle the additional capacity created. Therefore, the criterion can and will be met. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). FINDING The proposed development is small in nature in relationship to the existing drainage and development downstream of the site. The existing structures in the down stream drainage area have not and will not be affected by the small additional impervious area that is being created by the proposed improvements. At the time of future development and in the event the City Engineer determines the existing drainage would be overloaded as a result of any new development, the applicant will comply with the Director's recommendations. 18.810.110 Bikeways and Pedestrian Pathways 66 A. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width multi-use paths separated from the road is ten (10)feet. The width may be reduced to eight(8)feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street paths is five (5)feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. (Ord. 02-33, Ord 99-22) FINDING SW Beveland Street is not a designated bikeway. No bike lanes are proposed. The applicant has proposed public street improvements that are consistent with requirements for a local street within the Tigard Triangle. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and:: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets;and 67 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. FINDING There are existing overhead utility lines which are required to be undergrounded. The applicant proposes to pay the fee in-lieu prior to final building inspection. This standard is shown to be met. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. FINDING The owner will secure a bond for all improvements that will be required as part of any future site development. The bond will comply with the terms and conditions of Section 18.430.090. Therefore, the above criteria are met. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. FINDING The Applicant would replace any monuments that are disturbed prior to completion of all future improvements. Therefore,the criterion can and will be met. 18.810.150 Installation Prerequisite A. Approval required No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid, and permit issued B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. 68 FINDING No public improvements will be undertaken by the applicant until the appropriate plans have been approved by the City, permit fees have been paid and permits have been issued. Therefore, the criterion is met. 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the City s adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. FINDING All proposed improvements will conform to the requirements of this chapter and to the standards and specifications required by the City. Therefore,the criterion is met. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. FINDING Prior to any site works construction commencing on the site, Final Construction plans and estimates will be submitted, checked for accuracy and approved by the City Engineer in writing. All plans will be prepared in accordance with requirements of the City. Therefore, the criterion can and will be met. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. 69 FINDING As required above the City would be given advance notice before any work commences on the site. Therefore, the criterion is met. The Applicant understands that all future improvements will be inspected by the City and must be built to the City's satisfaction. Therefore, the criterion is met. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. FINDING The owner or developer's engineer will provide written documentation to certify that all improvements, workmanship and materials meet standard engineering and construction practices. This certification will be submitted for review and approval prior to the City's acceptance of the proposed improvements. Therefore,the criterion is met. CONCLUSION Based upon compliance with all applicable review criteria as addressed herein above, the applicant requests the City of Tigard approve this application for Site Development Review and allow a change in use from residential to office. 70 IMPACT STUDY SANITARY SEWER SYSTEM Both structures on the site are currently hooked up to a private septic system/drain field. There are public sanitary sewer lines available within Grant Street right and the vacated portion of SW 70th Ave. Both buildings will be connected to the public sanitary sewer line as shown on the Preliminary Utilities Plan. STORMWATER SYSTEM The subject site naturally slopes from Beveland Street towards the south and southwest at varying degrees. The site slopes from the high northeast corner, elevation of 249 feet to the low southwest corner, elevation 241 feet at an average grade of 3.5%. Stormwater from the developed portion of the site will be treated and detained on site. All stormwater will be directed towards the parking area and routed through a water quality facility prior to releasing it into the public storm system in SW Beveland Street. The proposed water quality facility is contained in the catch basins that will have water quality cartridges. Water from the roof drains/down spouts of the existing buildings will also be directed into the parking area for treatment and detention. Please reference the preliminary storm report and utility plan included with this application as exhibits for more specifics on stormwater. WATER SYSTEM The site is already connected to city water service. Water is already available with enough volume and pressure to accommodate the proposed uses of the site. TRAFFIC SYSTEM Currently, access is provided to the site via SW Beveland Street. All employees and any others coming to and from the site will continue to do so from SW Beveland Street. A future street plan has been included (in the form of an aerial photograph) with this application showing all existing streets and surrounding development patterns in the surrounding area. Streets have been extended in a logical fashion, providing access to all lots, circulation within the surrounding neighborhood and connectivity throughout the study area. The existing circulation system has adequate capacity to serve the proposed use. The public street improvements proposed are consistent with requirements set forth by the City Engineer. NOISE There will be insignificant levels of noise generated from the proposed site re-development once the grading, other smaller scale improvements have been completed. The Applicant intends to conform to the noise regulations of the Tigard Municipal Code during the development of the lots and will limit construction to the timeframes specified by the Code. It will be the responsibility of the contractor to adhere to the noise regulations once construction begins. 71 • r 71 arcs .u,v�•7sr oiy J tf1*` ,,, rR 7� C M IM Lt 14144 NM I la IN M I 5. R 1. C �, K. I E 0 -- nr �r 1 133.92 —�— —— SW BEVEIAND STREET —— sw 1 p — O A`` I 1 • �. �- -�-- _ . = CO 1 I 1943 � s,'�ar'a+ —-,c— • _. T mart plums-Ei Fa - — .,Z.- ~j 1.i e 16. , 541947,1 n 1 'r' 1 * l I „a 'nq �// 1 1w u\/ 1.J C I■I m f•'I / r 1 ,.v 1 = uj Cj o2S M } ! 49 "'1 ilL.... T rah�� �, rt 1 to _ inn= _ ' O OI i 1 ■ :1!\ '(s7uL`iraa R7 ' < .I I 1 93 C A- O X Cal t� CO r- i 1 OMeKt[ J a 1 E N ♦i i I, rslro I �,, I N A Q M• 11. •( {g TREE NOTES: aseciaaasals :4N.+ /I _ I % .•,Y 1• w,��1 I M.s�suu naYfaYnl11IK `I ■ I a I I f.1r u«mra a r tunNem n,rasrs 1 Y , eT '' • P '.,r 1..161 V.R1 OOP Ti OCAS.,W fO /21••:�, .y ',r i: /oar r.o�a.s N 11wcm n x s,ean /// r y , rnwlru 01.+x.7111 wu Ion°sww ro we a i 7 ., s,os�+? 771 1 (s• ma na.r<n sw wrvw.v1...leq�1 K Oo 1 F KR(w 11%1010`i im felt ACCIF6aµry �J�i 1 / I i 1 1 ' ; Mt llX/1001011�1[MY QUQ/HORN MK I .%, 11 rr r '1 (!I. ll1ul 1 OttGV RCpI N'JGW 1�0 fMlll O[CLEW MOD m 1951 -- i as MAR maw Y.-on 10000.1100t nm n 7774A au.a�ai.Minau Jyy�� 1 0953 1 '' MX ,`�,va ro'r+afia n N saawxwc{ ,1 _113 ro rro r I 4 S-10700 tit's lK G1111CYw 110.1 1\4'161.1 .c 19 7R° _.. .. Twe..s.r e..r t.1rmar u1m _ =i:'it^.7�P7^"'.�.Zti��ersr-71=':o.1a.a.lcnw my rw a w rat w..Sr r+ �i*7;T7•R7�1•ti7�F +w�,,�_ H.1rOr ws.. ti V rs X1-1 rrr-v�r.�o�rarls I W.i.ims4°�"iowi�l iii se0 2 NI mar a.."'. �'7y m.-....,r-.. a e-. nr saws r sp x.l a.+.7'.It.I n..I.nu..-4.1w I '!i%1._.Y..ul..^IA==C1f r.lIMIIIII ^........4'..T,..On.r M,Y 11.,1 IY I - N :1'?1'•••1•Rl���i7�G7• ,.a n°w 1...w 6W s.,r1.•w s.n..w.1,1' d e` �T imt E1111 IlE13ria�C'IM LESEVI .}} ��- .-.� °{{ I =wren 7L�{:1+u�-J1r 0m ia_s T.11MMi(j,...„.„0,0 M]N i - �s"1'�ti-.�111i-Q>dT.�O�I..I'l■ Msrs+d►wv 0.4 ras-170.1}1 sq.r.s.Na al vas to MVN •-0.7.00!7 I.M1-1'.'�'1.I�IIa vt•ONF_C� 1`X I poNgllt 1II1ai M la 1.r IM W-7101ZIM- =117�Ct_ bq`— __7 �s�>•Z�©�^ � f � Yew nms m r xawm POI s+w•w.l r.01•1.11 00110`161.00 rw RR rA sNry lsmxr4 SfAt 1••'• sots rti». M P/1WIrt II Z 9 .- MO MNIK11P0,0.0 rat "' -w 1T`� 1°'"•..:; HMG Harris-MtMonaq/e 7060 SW BEVELAVD ST. AS S'''''''' MUM CITY OF TIGARD 0.1:'"M0a ' rr sK. Associates,Inc, -°°" _ ST AM P 11m® 1$OS ecavE lc•RaM11c•A•sK11G MIT WI•` VW AY of �`"e IVal Ma PRELIMINARY GRADING C4 I MO TREE PRESERVATION PLAN r, a Rp11/rIP 000 MS Tree Protection Plan REVISED 7/27/05 SITE ADDRESS 7060 SW Beveland Street Follow the below listed instructions in order to provide the proper protection before, during and after construction for trees#1930 through#1941, #1943, #1947, #1948, #1952ޡ. I. Before Construction: Apo. Non-ADD. ❑ a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. X ❑ b. Check with local government agencies for tree protection ordinances. Xi ❑ c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. I4 ❑ d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. X ❑ e. Notify all other contractors that these trees are to be saved and protected. X ❑ f. Install a temporary 6' high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) gl ❑ g. Identify any insect or disease problems that may require treatment. a ❑ h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. 51 ❑ i. Design landscape islands and planting areas large enough to accommodate trees at maturity. ❑ j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. X ❑ k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. N ❑ I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. App. Non-App. X ❑ m. Check for past and proposed grade and drainage changes, consider the effects. ❑ n. Check trees for stability. XI ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. ❑ p. Minimize environmental changes. II. During Construction: ❑ a. Keep equipment off of the root system to avoid compaction. X ❑ b. Keep equipment away from structure to prevent damage to trunk and limbs. X ❑ c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. X ❑ d. Provide means of temporary irrigation if the project runs through the summer. X ❑ e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. 4 ❑ f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. ❑ g. Avoid trenching through the root systems, boring under them or hand digging can save roots. Xi ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. III. After Construction: X ❑ a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. ❑ b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term protection plan if provided. X ❑ c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. X ❑ d. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. X ❑ e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it is unlikely all of the above identified measures can be practicably applied to each individual tree; nor is it likely each measure is necessary to retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the necessary contractors will be held to determine the appropriate level of protection for each tree, in relation to what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist will be determined and supplied as necessary. V ♦`~„N • 411imjtea TREE ASSESSMENT REVISED April 6, 2009 Randy Richardson Phone: 503-639-8542 7060 SW Beveland Street Tigard, OR 97223 CC: Harris McMonagle Condition of trees surveyed is indicated as being Very Good, Good, Fair, Poor, Very Poor or Dead. Trees rated as Very Good are prime specimens with no visible defects. Trees rated as good may have minor defects but are stable trees in good health. Trees rated as Fair usually contain at least one visible defect that may become more significant some time in the future. Poor trees contain at least one significant visible defect. The defect may be structural or cosmetic. They are usually displaying reduced vigor and may be candidates for removal. Trees rated as Very Poor contain significant defect are hazardous or near hazardous. They should be removed. Dead trees are dead and should be removed before decay advances to the point that they become hazardous. ID# Common Name Specie DBH Condition Additional Comments 1927 Norway Maple Acer platanoides 21 Fair 1928 Incense Cedar Calocedrus decurrens 8 Good 1929 Incense Cedar Calocedrus decurrens 22 Good 1930 Oregon White Oak Quercus garryana 18 Good 5"x12" cavity from 3' above ground on Norht side. 1931 Oregon White Oak Quercusgarryana 28 Fair 3 stems 25,12,6. Seam on North side. 1932 Oregon White Oak Quercus garryana 17 Fair Epicormics 1933 Shore Pine Pinus contorta 15 Poor Leans North 20 degrees. 1934 Shore Pine Pinus contorta 14 Fair 1935 Spruce Picea sp. 11 Poor Thin crown. 1936 Shore Pine Pinus contorta 13 Fair Leans West. 1937 Spruce Picea sp. 9 Very Poor Thin crown. 1938 Spruce Picea sp. 12 Poor Thin crown. 1939 Oregon White Oak Quercus garryana 26 Good 1940 Fruiting Pear Pyrus sp. 10 Poor Measured at 3' above ground, home orchard tree 1941 Oregon Ash Fraxinus latifolia 20 Fair 1942 English Walnut Juglans regia 17 Poor Topped, root zone over filled, appears to be remnant from home orchard 1943 Oregon White Oak Quercus garryana 8 Good Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association•International Society of Arboriculture•Oregon Landscape Contractors Assoc. State Licensed Tree Service #62635•Landscape Contractor #5659•Chemical Application @000231•Insured P.O. Box 1566•Lake Oswego, OR 97035•503-635-3165•Vancouver 360-737-2646•Fax 503-635-1549 Visit our website at www.tclu.com•E-mail: info @tclu.com ID# Common Name Specie DBH Condition Additional Comments 3.1 Weeping Atlas Cedrus at/antica 8 Good 6' south of #1943. Cedar 'Glauca Pendula' 1944 Western Red Cedar Thuja plicata 16 Good 1945 Spruce Picea sp. 12 Poor Thin crown. 1946 Spruce Picea sp. 11 Poor Thin crown. 1947 Spruce Picea sp. 12 Poor Thin crown. 12"x4' wound face from ground on West side. 1948 Coast Redwood Sequoia sempervirens 46 Good 2 leaders at 7' above ground. 1949 Fruiting Apple Ma/us sp. 10 Poor Topped, home orchard tree 1950 English Walnut Jug/ans regia 16 Poor Trunk decay, root zone overfilled 1951 Fruiting Apple Maus sp. 17 Poor Topped, home orchard tree 1952 Snow Gum Eucalyptus paucitlora 17 Fair 3 stems 9,10,11. ssp. niphophila 1953 Norway Maple Acer p/atanoides 25 Fair Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 gon Landscape Contractors Lic. #11604 .:gon Dept. of Agriculture, Commercial Pesticide Applicators License #77915 West Coast Geotech, Inc. Geotechnical Consultants 19093 S.Beavercreek Road,#339 Oregon City,Oregon 97045 Phone: 503.632.2316 Fax: 503.632.2312 MEMORANDUM JOB #: W-2734 PROJECT: Beveland Street, Tax Lot 2400 DAY: Monday DATE: 3/30/09 ❑ Field Report PAGE: 1 of 1 ® Water Take Results A Perk Test(Water Take)was conducted at the proposed pavement for the above-referenced project. We understand that porous pavements are under consideration in order to dissipate the stormwater flow into the underlying subsurface soils. The subsurface soils generally consisted of brown clayey silt to 2.5 feet,more or less. The EPA method was used to determine the drop level in 3-foot long pipes after first letting the water soak the test areas for a 6-hour period to simulate saturated soil conditions. Then,the pipes were refilled with water,and the water drop was measured in the pipes with time. The test results are presented in tabular form below in terms of minutes per inch of water drop. No reduction has been applied to the test results. The stormwater designer shall be responsible for reducing the field rates to meet the local governing agency's design guide before using the design rates in the stormwater design plan. The approximate test locations are shown on the attached Figure 1,Test Location Sketch. Test No. Depth Test Results Soil (ft) (minutes/inch) 1 2.5 431.5 Brown Clayey Silt 1 2.5 436.36 Brown Clayey Silt 1 2.5 441.10 Brown Clayey Silt Average Rate: 436.32 Minutes an inch. 2 2.5 228.7 Brown Clayey Silt 2 2.5 199.89 Brown Clayey Silt 2 2.5 202.75 Brown Clayey Silt Average Rate: 210.44 Minutes an inch. BY: Nick Gardner,Vice President ----3S---- 3- = lar— 7 .. . IAIL X O vit.....---4_,..„,,..42.7,=72 .>) $ r1 - GM I vas 4M` (!aj Q ,x `. 0 042 .w 1141 WM soap Or \ ii" ..4 CCINICIE7E PATH . 'i --� ¶ kTV I R48 s , comic I �!!tics I 2110 ,Y .�]4 I WIC , as - q DRIVEWAY it i• I k �' �t I i'O PT-1 i5* 1( \Ztex, ta..15 i ori ^4-. ali FLAMM' Ni ig32 Ili RAI SW i. L 0„.0m04 . I 1 j 0 PT-4 1- _ .... 141 041 LEGEND Beveland Street, Tax Lot 2400 Tigard,Oregon O PT-4 Perk Test Location Test Location Sketch March,2009 Job No.W-2734 WEST COAST GEOTECH,INC. *NOTE: Test Location Sketch taken,in part,from general site plan Geotechnlcal Consultants FIG. # 1 provided for our use,by the client Oregon City,OR P* R * 1 * D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 April 7, 2009 Steve Bloomquist Harris McMonagle 8740 SW Scoffins St Tigard, OR 97223 Re: 7060 SW Beveland, change of use. We have reviewed the change of use for the address 7060 SW Beveland in Tigard, OR. We are currently providing service to this location and have no comment on the change. It is our understanding that the service is to continue in residential style roll carts for the garbage and recycling. The carts are currently brought to the Beveland for collection and will continue to be brought to the curb at Beveland by the customer. If at any time the customer plans to change to container service, the access,enclosure size, etc. will need to be reevaluated. If you have any questions, feel free to contact us. Sincerely, Kristin Leichner Pride Disposal Co. (503) 625-6177 ext: 124 kristinl@pridedisposal.com HARRIS-McMONAGLE ASSOCIATES, INC. ENGINEERS-SURVEYORS-PLANNERS 8740 SW Scoffins Street Tigard, Oregon 97223-6287 Tel. (503) 639-3453 - Fax (503)639-1232 Preliminary Intersection Sight Distance Certification April 6, 2009 Kim McMillan City of Tigard 13125 SW Hall Blvd., Tigard, OR 97223 Project: Lanfarm, LLC Office Conversion, 7060 SW Beveland Street The proposed access point for the Lanfarm, LLC office conversion project is located on the south side of SW Beveland Street, approximately 525 feet west of the intersection of SW Beveland Street with SW 72nd Avenue. There is no speed limit posted along SW Beveland Street. As other streets in the Tigard Triangle are posted at 35 MPH,this was assumed to be the limit for SW Beveland Street. At 35MPH, 390 feet of intersection sight distance is required, in accordance with the 2004 AASHTO Design Manual (Exhibit 9-55,page 611, left turn from stop). The sight distance measurements at the proposed access point onto SW Beveland Street were field measured to be 525 feet to the west(to the intersection with SW 72nd Avenue) and 425 feet to the east(to the intersection with SW 69th Avenue) of the access point. The sight distance to the east is partially obscured by a 22" Cedar tree (#1929 on the Development Review Plans), but this tree is to be removed as part of the street improvements on SW Beveland Street. AASHTO requires that measurements be based on an eye height of 3.5 feet and an object height of 3.5 feet above the road; and be assumed to be 10 feet from the fog line to the front of a stopped vehicle, (actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the intersection sight distance at the proposed access point to SW Beveland Street for the Lanfarm, LLC Office Conversion will conform to the requirements for sight distance as set forth by Section 18.705.030.H.1 in the Tigard Development Code. Please call our office with any questions. Sind rel �\EO PRoff�� .1'4 es (Ja O. Harris, P.E. t 4' i P y 'roect Engineer - o` CON v-/ ✓W 21 1 qql. '� O NP@� EXporcf 6/301°' s r v. __ `rte i: Si tr, r' ."3. ., ` `i' Lam:�,.:.r� �, . tti. View facing south looking at the subject site on Beveland Street. 1 -__-� P i,__ _ _. M View facing west from Beveland Street. The stoplight at the end of the street is SW 72nd Ave. The subject site is out of view on the left hand side of this photograph. 2 s ,t-, i t; e Jc ` r '" .'� R. tY , r b $ s.: R i ap y 7a z .3 r iii 1 • .• J v ■ r View facing east on Beveland Street. The subject site is out of view on the right hand side of this photograph. 3 a. � '7 �'" *Af', v {. " '\e-^ ''1 ,: 41•k � ,,. 1 »` T View of improved section of SW 70th Ave across the street from the site. 4 View facing south along the east property line. Some of this area will be dedicated for SW 70th Ave right of way. The owner will enter into a non-remonstrance agreement to participate in future improvements COSTS to SW 70th Ave and also enter into an agreement with the city of Tigard to be allowed to leave that portion of the existing building that is in the area to be dedicated to the City, until such a time the City is ready to improve SW 70th Ave. 5 , _ .....0: -.:. .....ti-. .._ _., .. . ':: I. .. t , j x Lvim r 3{- .. .c. ; a a *r. ..tier � .p 8 .;i t'. ' '0 MS ir � .!•h Y1 t f i� y : A r 1 1 n. _ f b � .fi p f _ i � 1411111k. _ View of front yard facing west. 6 '`.14f44'....• aY w{ ,• �j;- ''' ter r 'Yi . f ,r 1 • f � ? is i'+` '-r " rr , �.Jili i s 1]��, " iro , a w • # e�,r t View of rear yard area facing west. 7 7060 SW Beveland St. Neighborhood Meeting Minutes Prepared on April 7, 2009 The neighborhood meeting took place on April 6th, 2009 at 6:30 P.M. at Harris McMonagle Associates located at 8740 SW Scoffins St, City of Tigard, Oregon. The meeting started at 6:30 pm. Steve Bloomquist with Harris McMonagle Assoc. Inc. introduced himself and started the meeting by reading the City of Tigard's Statement of Purpose. Mr. Bloomquist described the site conditions and the current zoning as Mixed Use Employment(MUE) and the sites location within the Tigard Triangle. Mr. Bloomquist explained that the MUE zoning district provides appropriate locations for many types of uses including; retail goods and services, business/professional offices, civic uses and higher density residential housing at 25 units per acre. The current range uses in the area include; single family homes,multi family developments,retail goods and professional offices. Mr. Bloomquist described the project proposal which was as follows: A Site Development Review Application(SDR)to allow a change in use to convert both the primary residence and the apartment into office buildings. Additional Right of Way dedication along SW Beveland Street and other 1/4 street improvements consistent with the standards for local east/west streets in the Tigard Triangle. Thirty(30) feet of Right of Way dedication along SW 70th Ave to allow for a future connection to SW Gonzaga Street in addition to a non-remonstrance agreement with the City of Tigard to participate in future improvements to SW 70th Ave. Other private interior site improvements that include; a new parking area and other minor site improvements. A 22X34 exhibit was displayed and reduced copies of the current site plan where available. Utilities and public improvements were also reviewed. No questions, meeting adjourned at 7:15 pm. These meeting notes were prepared by Steve Bloomquist of Harris McMonagle Assoc. Inc. HARRIS - McMONAGLE ASSOCIATES ENGINEERS-SURVEYORS 8740 SW Scoffins Street TIGARD,OREGON 97223 TEL(503)639-3453 FAX 639-1232 March 18,2009 RE: Proposed Site Development Review @ 7060 SW Beveland Street: Dear Property owner: A Site Development Review Application is in preliminary development stages for the property located at 7060 SW Beveland Street, Tax Lot 2400, Map 2S-1W-01AB in the City of Tigard, Washington County, Oregon. The site is located on the south side of SW Beveland Street and southwest of SW 70th Avenue. The site is 0.68 gross acres in size, and zoned MUE (Mixed Use Employment). Harris-McMonagle &Associates, Inc. (engineering,planning, and surveying) is representing, the owner of the property described above and shown on the map on the other side of this page. The proposal is to change the existing use from residential to Office use. The site will be altered by improving the public street frontage along SW Beveland Street with Curb, gutter and a sidewalk. Other improvements will be made to the internal portion of the site as necessary to bring it into conformance for an office type use in the Tigard Triangle. Prior to applying to the City of Tigard for the necessary land use approvals, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Monday,April 6,2009,@ 6:30 pm Location: Harris McMonagle Associates (Conference Room) 8740 SW Scoffins Street Tigard, OR 97223 Please note that this will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. Please contact Steve Bloomquist(Land Use Planner, 503 639-3453 (Ext. 19), if you have any questions. Sincerely, Steve Bloomquist Land Use Planner Attachments—Site Location Map 2S 1 01AB 2S 1 01AB ��M1rE GEORGE RICHARDSON OIL se ` • a- > w"N.,s�= 1 32 ry•B y1 ,,,aoRNm _ > .a 7a ,0• ... ..___ SWAM" t9 2 S , _ g • ..a.-- W k DARTMOUTH STREET ... . r W W W sa a .,anus M...� : . -, RUM /r. 711/C 11 W ..r,. 4. yyTII 2 sal 412.�°0 ��„ala,.{YSaI[a�all.aee„IaNr. i �� ,.1�" N N Wig 100 4J� xe M. • I6N%ANI' S.AC Q I' 9 wW " f ,wd law dui ,ary9 A0.00 usw 56 AC 10, X 14 ' � 4 J'• »aaa I.A. WM ,..r ,� ,� —� r WASHINGTON COUNTY OREGON 15 NW1/4 NE1/4 SECTION 01 T2S R1WW.M. .. 1J F 11 I i , 17 SCALE 1'=100' teem dgxc 302 sY.0' ' 38 37 32 33 94 35 36 37 Rg �t ........._1 ssux I \ 12 7 8 9 10 11 }2 7 1 p ax.1 a..ne,rlaam A I k M„ 13 18 17 16 15 14 13 18 NOM k SW ELMHURST STREET 61 ....,Ea.., 6, •"Y Ad/C. t rr sns mm� rr i 4'f'�� •-sr l 24 19 2C 21 22 23 24 79 R ;µ;e„ae a I 'm,i §5r'- + ,..2y,,,r _l 'or � 3_: 1 1 25 30 29 28 27 26 25 30 '4414a 1 1 I 2 1 KI �e a a00 703 36 31 32 33 34 35.•96 31 1 AC le 1 "°' III I I "7 1--14---7,-13,„. - „K �z'k t0 1 ° 5 ( � nr L ff! ' 1 7409 i1 54o2 i f ,.m / I I f°dk. ,, rote ADD6TION41 2ws VISIT OUR 1IEIS8TI AT 11 I 5 I 4 11 1200 tar T 107.10 �_ r t6.e -1fi�. ,2 mt�o0.tttsN,i,ykon.Or.u� 23-81 .? �_ I I 3 i; ,200 . _,, 13 ac a: -2 .,HERN10".... ""---1�vM ��a" I 2 I ! til eo, ; j - Be BA �e AA l 14 Its ft."' ,m Sp a,vsu ��b I t / € /646 ,ss AC 15 . B A - 1 I �s• �r /typ- iOr� k 5C AD AC AD ( 1 ,511 605 1 f "T�,— _Wi4Y t I # ,,s SECTION 01 I , I r I , 11 kI 1200 �.a L S r/___ 16;4.°7,...0.#..r.sr CB CA DB DA �I 4 os/C �— r\' 4 °t „,� !l_�, I 1 xl 1}� a�'” I i i 79 2.25 C 0 1 ep e��1 I I I n /IIM T.°�. sww m.>, t CC CD DC DD li / j_ w I r.. tut S f'8 1609 / ~I 7* --f4� �I i �/, I R^ t- 20 0 1608 1 ! — —T LM•1C •R ___ ,0� 23-81 R _ ' 5 1 >� 1� I I I '3 i , 250722 Cancelled T,2680,004,2S101AB a ° ' ' I t6o2 f ,a zfio zzo MP z oe z o z a z oz zaoG r e1;i` 1 I 15W %a,�/��- „ .4 21001 z s .. I I SW k °� —TM I / I b �1 M00 oil �Mk�4 . ,w.• .-a,....�M a l M ..— . __ BEVELgND i 1 -1". �l—_,. I j J a ids 2;"/ o 2100 I I `� 1 ea ^t-•Q-� L E°-.e.._ittm 2 (I •sAC r11e "` :As AC tl , ,o ■ u i= �i 1 tuK 1 26 2703 SI 2704 I �. 4i � k,1_{ JO, 1A ,z i°,E LjJ1AD k uu r o�� """ a. s K` " y BEVELAND ROAD a�SW �r=l.'.:; C_ NZIt7GRMHV S=TE J i PLOT DATE:August 11,2008 2500 2400 k I& ,�m FOR ASSESSMENT PURPOSES 5 5 k I �°„.0y.oro aAe'. 6,AC 7 2 ( ONLY•DO NOT RELY ON °`”` "�° ( FOR OTHER USE �'•u k,19 2 31 2 Map area,tbanea1005 OM,pay Mating we mess narv,ae ,1# ,cs e.exu . 3- ' f 0 , pnmm we for,enrence only anemay Mt me..e the most•,anmac lap nx.0x -...! tp.ro tproperty bound. .Meats mnsult its appopelexs ma0 .... en,, fsi 1y,s a"a�o Iral.. for the mast anew krlomWOr. e as AC 1900 Al amen ae mat c A� — .,x7 sI � �n 0 a ' {{jj�y "a°. Y I 63 `- .1.16 AC F 1M_AC .104a M i s o,ae I 1 r , . TIGARD tl1g?31vea, 2S 1 01AB , 1 01AB - NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: 7040 St ,Vc \Q�K_ MEETING DATE: 'k — PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS & CITY, STATE ZIP CODE PHONE # E-MAIL ADDRESS Lk d S1/4,-3 .r,s St • u•.r ci 6 ►e__ fct Z Z 3 So "(.39 S j �r►,v,� f'(;)4 f-v , 76GO SW cue J 5 4 I 1 ), op- ct -?- S CLv saiii5 l k (101( 5(,/ Pv , . v '77 2-- CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 , PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: ristryeri rd-nr rrt . REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP&TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: 7060 SW Beveland Street, Tigard, OR 97223 TAX MAP 2S-1-01AB TL 2400 PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE THAT YOU NEED 2 SETS OF LABELS. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be-kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Steve Bloomquist PHONE: 503-639-3453 (ext. 19) NAMEOFCOMPANY: Harris McMonagle FAX: 503-639-1232 EMAIL: steve@h-mc.corn This request may be emailed,mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in'Will Call"by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS.RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. - EXAMPLE- -COST FOR /THIS REQUEST- 4 sheets of Iabcls x$2/sheet=SR 00 x 2 sets= S16.00 sheets)of labels x S2/shect=S ((! x / sets= 140 1 sheets of labels x$2/sheet for interested panics x sets= $ 4.00 sheets)of labels x S2/sheet for interested parties= sets= (iE ERATF.LIS= $11.09. GEZ:IEZAT LIST n CIO_ • TOTAL = ;31.00 TOTAL ` �: Patty Lunsford From: Steve Bloomquist [Steve @h-mc.com] Sent: Thursday, March 12, 2009 2:52 PM • Patty Lunsford eject: 7060 Beveland Property Owner Mailing List Attachments: 20090312145006337.pdf Patty, Hey there just checking to see if you have had a chance to create the labels I requested via fax a few days ago? I have attached a copy the request in PDF if you did not get my fax. Thanks Steve Bloomquist Harris McMonagle 503-639-3453 (ext 19) steveh-mc.com F Ac_ ____. ?9:),(Yryb, _y 1 liCCC '� ( 11CAla. . Q94,r, Ir ' --- I j ill {; r il; _ ty (. It�1117Pf i,11- 1 NQ::IVIVII , I/ -r, ---- Ct[Z( f I c- f f(ttl:-r-'C■.F.:.'c \ - ( &..V . S7 ((( t::`;'( F.� .(.I (( V∎( 1 r. , CtC(.. -C 'c . — I J """" + tn• VpV7pJ00 I. T.; ((.7.('7.. ( C 7 I:::(a .((: •fir rn a I•( t.. C. I r.f l 1 F.7. ,�, r r---f t t (t..r.'( c r c- t 1.;L(, ...... ; ( l(V.V. L-6r' I.t r'Ca.. f F•7!!:!!!( 1(I. f.F.7 1 ❑D0MillAO .... . . ON...V ,3^,33 .....................i t\ II I . J , —� ? civ—C F-7. ---,, Z-1------------ -----T---=‘'l . ,ti ) f filiNN V.`I.I ,r � 1 — r T1.......1 ] ........ I ((f.f.:.1....c.i.'(( L 1-1---i ii;::. ....r VdVia/N!Il 1----1/ ---/---/ ---' { - ,r. 1 _ I rn - E/� - I Fes. I _S.It,lll9,.l 1 Litz ti 1 � . r 1 r� i 1.1 r L 1 1 11 1 1 . 1 1 ::. L II . I 1 1 1i m /9 191S;r :3Yf c1201 1221(74 vt-►!po., It 0/Y r . Q9 2S101AC01100 2S101AC00200 AFT-OREGON BUILDING TRUST INC FOREST PARK ENTERPRISES LLC 7035 SW HAMPTON ST 2104 HOT OAK RIDGE ST TIGARD,OR 97223 LAS VEGAS,NV 89134 2S101AC00900 2S101AD02400 BARMASS LLC GEORGE FOX UNIVERSITY PO BOX 69409 ATTN:FINANCIAL AFFAIRS PORTLAND,OR 97239 414 N MERIDIAN NEWBERG,OR 97132 2S101AB02000 2S101AC01000 BERMAN,JOHN M& GIESZLER LIVING TRUST SUMMERS,MICHAEL L BY GIESZLER,JACOB/M JEAN TRS 7175 SW BEVELAND RD#210 18206 SW FALLATIN LP TIGARD,OR 97223 ALOHA,OR 97007 2S101AA08700 2S101AB00900 BEVELAND BUILDING LLC HAMPTON PARK APARTMENTS LLC 4740 SW LOWELL CT BY COOPER CHASE LLC PORTLAND,OR 97221 17952 SW PARRISH LN SHERWOOD,OR 97140 2S101AB02300 2 101AB00801 BOLON, DEAN N HA TON P K APARTMENTS LLC 4022 NE LADDINGTON CT BY C CHASE LLC PORTLAND,OR 97232 1795 W RISH LN RWOOD, 97140 3101AB02200 101AB00800 CASEY,EDWARD L JR&JOANNE F H• .PTON ••RK APARTMENTS LLC 7085 SW BEVELAND RD BY C•• R CHASE LLC PORTLAND,OR 97223 179 S ••RRISH LN 'ERWOOD, •R 97140 2S101AD02800 2 101AB01000 CEDAR ENTERPRISES LLC HA TON P APARTMENTS LLC 12665 SW 69TH AVE STE 200 BY C CHASE LLC TIGARD,OR 97223 179 ARRISH LN RWOOD, 97140 2S101AC90011 ,101AC90000- CITY COUNTY INSURANCE SERVICES HA" •TON FEET BUILDING CONDO 1212 COURT ST NE OWNE:= OF ALL UNITS SALEM,OR 97201 , ude0 2S101AA08200 2S101AC01300 DEFOE,CHARLES E JR& KAISER FOUNDATION HEALTH MCGEE,JUDITH A PLAN OF THE NORTHWEST#838 12455 SW 68TH AVE ATTN:GENERAL ACCCOUNTING 11TH F PORTLAND,OR 97223 500 NE MULTNOMAH#100 PORTLAND,OR 97232 2S101AC00100 2S101AD03000 -TZEL,DAVID M&NADINE M KF LLC 129 SW CONZELMANN RD 7407 SW HUNT CLUB DR oHERWOOD,OR 97140 PORTLAND,OR 97223 2S 101 AA05200 2S 101 AC00603 LANDMARK FORD INC ROTH LIVING TRUST PO BOX 23970 BY JT JR/THERESA A ROTH TRS TIGARD,OR 97281 12600 SW 72ND AVE STE#200 TIGARD,OR 97223 2S101A802400 2 101AC00602 LANFARM LLC RO LIVIN RUST 16869 SW 65TH AVE STE 166 BY JT ERESA A ROTH TRS LAKE OSWEGO,OR 97035 126 D AVE STE#200 ARD,OR 23 2S101AB02201 101AC00600 LESSING 2004 FAMILY TRUST& RO LIVIN RUST LESSING FAMILY TRUST BY JT ERESA A ROTH TRS BY EWING-FOLEY INC 1260 2ND AVE STE#200 10061 BUBB RD STE A ARD,OR 223 CUPERTINO,CA 95014 2S101AD02700 101AC006 1 MCCROSKEY,JOHN B RO LIV TRUST 1380 MORNING SKY CT BY JT THERESA A ROTH TRS LAKE OSWEGO,OR 97034 12 SW D AVE STE#200 ARD,OR 97223 2S101AC00300 2S101AA09800 NATIONAL SAFETY COMPANY ROTH,J T JR&THERESA 17010 SW WEIR RD 12600 SW 72ND AVE,STE 200 BEAVERTON,OR 97007 TIGARD,OR 97223 1AC004 2S101AB02500 NATIO SAFETY COMPANY SHIM,STEVE TRUST 17 SW R RD 14347 SW KOVEN CT AVERTON,OR 97007 TIGARD,OR 97224 2S101AA09700 2S101AA08302 PARAGON PROPERTIES LLC SZAMBELAN,PETER J&ELOISE M 12585 SW 68TH AVE 6407 SW WILHELM RD TIGARD,OR 97223 TUALATIN,OR 97062 2S101AA09108 2S101AA09600 R&D PROPERTY DEVELOPMENT LLC TAYLOR,CHARLES F 12559 SW 69TH AVE P 0 BOX 1452 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S101AC00800 2S101AA03800 ROGERS,ROY R TIGARD CORPORATE CENTER 13690 SW TWELVE OAKS CT LIMITED PARTNERSHIP TIGARD,OR 97224 15325 SW BEAVERTON CREEK CT BEAVERTON,OR 97006 2`•11AC00743 2 101AA0910I 7G• ' OY R TIG 'D C• PORATE CENTER 399 TWELVE OAKS CT LIMIT.-4•ARTNERSHIP I s•RD,O 97224 1 SW s• •VERTON CREEK CT AVERTON, •R 97006 2S101AD02900 TRIANGLE TERRACE, LLC 12600 SW 72ND AVE#200 TIGARD,OR 97223 2S101AB02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren —igard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin Todd Harding and Blake Hering Jr. 3706 Kinsale Lane SE Norris Beggs & Simpson Olympia, WA 98501 121 SW Morrison, Suite 200 Portland, OR 97204 I Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 'PO 4M rat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 16-Dec-08 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE 'TIME OF APPLICATION. MAILING: I, - c-vc_ i�o•: r. .►,��fi ,being duly sworn,depose and say that on the I day of M�•r•- '� , 20!_i_)3_,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) —7O6 ] *,J,� e.-1 ; ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at r").1 ' with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: I, ,do affirm that I am(represent)the party initiating interest in a proposed land use application for S t_., r V#e v■ „J affecting the land located at(state the approximate Iocation(s)IF no address(s)and all tax lot(s)currently registered) —7c4.. S.r- ,and did on the day of ,20 personally post notice indicating that the site may be proposed for a S land use application,and the time, date and place of a neighborhood meeting to discuss the proposal The sign was posted at }•F"n A"t r 8 ; Y t (? :( k>/ (state location you posted notice on propert)) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of ) ss. Subscribed and swom/affumed before me on the L' day of ("4-u • ,20 � . 'a.y, OFFICIAL SEAL CHRISTINE CHENOWETH NOTARY PUBLIC-OREGON � 1� COMMISSION NO.420663 ( I MY COMMISSION EXPIRES AUG.26,2011 NOTARY PUBLIC OF OREGON My Commission Expires: i\nupin\mxcus\neighborhood meetings\affidav¢of -Poscng neighborhood meet ng.doc A �- 2 r h i U `} t� Page 5 I 1 ATTENTION EXCAVATORS: 7060 OW BE vE L AND T OREGON LAW REQUIRES YOU TO FOLLOW RULES ADOPTED BY THE III OREGON UTILITY NOTIFICATION CENTER. THOSE RULES ARE SET " U I FORTH IN OAR 952 001 0010 THROUGH OAR 952 001 0090. YOU MAY OBTAIN COPIES OF THE RULES BY CAWNG THE CENTER AT (BOO) 332-2344 OR (503) 232-1987. T IF YOU HAVE ANY �,, ; =QU EFORE ABOUT THE RULES, YOU MAY GQNTACT THE CENTER. D E V E L O P M E 7 T R E V I E Y P LA` 7 S YOU MUST NOTIFY THE CENTER AT LEAST TWO BUSINESS DAYS �■ IiHl4111.1 BEFORE COMMENCING ANY IXCAVATION. CALL 503-246-6699 LoCAT LOCATED IN THE NE 1/4 OF SECTION 01, � II ��11L::rIL' RD r (4{e HOURS NOTICE REQUIRED PRIOR TO EXCAVATION) TOWNSHIP 2 SOUTH, RANGE 1 WEST, `��`/ *� �, . (GENERAL TELEPHONE,WCN 503-246-6699 01.42414e& WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON Lows ;,11i•GGAAS ) 7 .MI �, 1 _ Ifr � ■■•.. `■ REPAIIi E1�tGENCIES �,,. r IIIIII NORTHWEST NATURAL GAS - 800-882-3377 ��� bibMI�Y P', - 800-483-2000 I- VERIZON PORTLAND GENERAL ELECTRIC - 503-542-8818 � ,(��j CLEANWATER SERVICES - 503-547-8100 OR 503-681-3600 , S COMCAST - 503-605-4884 THE CONTRACTOR, IN LOCATION AND PROTECTING UNDERGROUND UT1L(RES, I �� 0 MUST COMPLY WITH THE REGULATIONS OF O.R.S. 757.541 TO 757.571. n x VICINITY MAP -gm- -:X s •-"•X E I"=500' / OWNER/DEVELOPER: ENGINEER AND SURVEYOR LANFARM LLC HARRIS-MCMONAGLE ASSOCIATES, INC. 16869 SW 65th AVE. 12555 S.W. HALL BLVD. SW BEVELAND STREET LAKE OSWEGO, OREGON 97035 TIGARD, OR 97223 SW BEVELAND STREET PHONE (503) 639-8542 PHONE: (503) 639-3453 5' R/W DEDICATION CONTACT: RANDY RICHARDSON CONTACT: JAY HARRIS GENERAL SITE INFORMATION: I GEOTECHNICAL ENGINEER ARBORIST WEST COAST GEOTECH, INC. TREE CARE AND LANSCAPES 16168 S. HENRICI ROAD 5600 SW ROSEWOOD ST. PROJECT SITE LOCATION n OREGON CRY, OREGON 97045 LAKE OSWEGO, OR 97035 475 FEET EAST OF THE INTERSECTION OF SW 72ND AVE AND SW BEVELAND n PHONE (503) 632-2316 PHONE: (503) 635-3165 STREET, CRY OF TIGARD, WASHINGTON COUNTY, OREGON. - I CONTACT: NICK GARDNER CONTACT: KAY KINYON SITE ADDRESS: 7060 SW BEVELAND ROAD i LATITUDE-45'25'46"N, LONGITUDE-122'44'59'W TAX MAP 251 OIAB u ..721Lw T/L 2400 0 0 I 7060 SW BEVELAND ST e o TIGARD, OREGON 97223 ¢ PROPERTY DESCRIPTION a WASHINGTON COUNTY TAX MAP: 2S1 01AB TAX LOT 2400 in LOCATED IN THE NW 1/4 OF SECTION 01; °n TOWNSHIP 2 SOUTH; RANGE 1 WEST; WILLAMETTE MERIDIAN; 0 CITY OF TIGARD, WASHINGTON COUNTY, OREGON < ).- 3 I Y 0 -.am. m 3 co IMPERVIOUS AREA: -vs... 7060 OW Bf VfLAND OTRff T (FOR WATER QUALITY CALCULATIONS) DUSTING IMPERVIOUS AREAS 5,968 SF DEVELOPMENT REVIEW PLANS (INCLUDES DRIVEWAY, TWO STRUCTURES ROOF AND PATIO) PUBLIC STREET IMPERVIOUS AREAS 6370 SF (INCLUDES SIDEWALK AND DRIVEWAY APPROACH) SHEET INDEX: PRIVATE DRIVEWAY AND PARKING IMPERVIOUS AREAS: 6511 SF SW GONZAGA STREET (INCLUDES SIDEWALKS) c Cover Sheet and Vicinity Map 1 TOTAL PROPOSED NEW IMPERVIOUS AREA Existing Conditions 2 12,881 SF Site Development Review and Improvement Plan 3 - Preliminary Landscape Plan 4 BENCH MARK Preliminary Grading Plan and Tree Preservation Plan 5 CRY OF TIGARD BENCHMARK 131 A BRASS DISK SET AT NORTHWEST CORNER OF SW 86TH AVENUE AND SW Preliminary Utility Plan 6 HAMILTON STREET HAVING AN ELEVATION OF 263.82 FEET EIEVA770II DATUM INGD 29 11''` .,..., Neighborhood Circulation 7 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII iC�40 0 50 1.0 ir` SCALE: 1.-50' YEAR SITE MAP '' APRIL 13, 2009 REVISIONS REFERENCE INFORMATION: I�HMC HMC Hargis-McMona /e X060 SW BEVELAND ND $T. =GALE y AS SHOWN CITY OF TIGARD DRAWING NAME DRAFTED C Since Associates, Inc. 1 TITLE CHECKED 1968 ENGINEERING-SURVEYING-PLANNING SHEET HMC 8740 SW Scorns Street Tigard,Oregon 97223 COVER SHEET DATE Tel(503)639-3453 Fax(503)639-1232 - VICINITY MAP 13 D9 OF REV. DESCRIPTION APPR. DATE - / / 1 50' EX MH CWS 59286 TAX MAP 2S1 01� TAX MAP 2S1 OIAB TAX MAP 251 OIAB RIM 251.41 TA 9100 T/L 2200 T/L 2300 IE 240.97 CL ea ,'WS 222927 EX MH " 35 co, \\/..... CWS 59128 ' I I IE 223.63 CL I `I 31t x * I 1 I ' _ — r — — —� — — , , SW BEVELAND STREET SW BEVELAND STREET STET) ,r ca 1©----5$, $$ $$ $S _SS _ SS _ SS - ni5 '' ,(LOCAL ST P) _ —� �ILE235.52 MA LBOX IE?37.62 SS S o I ,L _—�' — - — — T - - - 5�—' °' ` – — - - I� `` S �' �u • r � 10' �E � C ANC}i0R I 1 S.Sl Q�11OQ"�:-w.a 57.a�b-�'-`� � CURB • N 89° W ' e- PLANTER 1R �96a 192 nay I LIIGHT 1912 \ /-26.00i /W VALVE BOXES 9� 7 f .ill A/G 194] `I' • 6 _ I 0/1N � i 93!' 17' " `` 'II (1220 SF) VL.f • 1 i , 1917 0 119:1 J m 1937 1918 • 1 T i 4 Ii i 'P '2 dI 3 q` 'I .SITE AREA 24.01L SF1 1r('' ZEN m,)') - - - 'I 1 _ - EOf l��I NG HOUSE G O [yJ m I I 11 TAX MAP 2S I O AA S}q 19a9 '1 G (TOTAL.2123 SF) `� ! T/L 9600 - I'; h ER. TO REMAIN �g..1 p. r`1'11•' CONCRETE �< 2160 w I -j' .- 933 i.� • _ _ _ I (717 SF) 0 o 141931 TAX MAP 251 OIAB —I - T/L 2500 �r "_ 'J 1'1 I; 3 4 111"i 1935 TT1 ■ ', `1 W I (/I` 1936 EXISTING COMMERCIAL BUILDING _ _ I- > tii r�' I, I 1937 r' 951 `' m .IN I �I� '1 • 1953 X 2159 1936 I EX NH •' CWS 59049 N - `y • ' 1939 1 I ` TREE INDEX I I TREE ��,:V%_3•952 1,, `1` H NG II 'II 1 NO. DBH COMMON NAME SCIENTIFIC NAME CONDITION {A} .1 _ 1 -__ „� (1,3.8 SF) - - 1 1927 21• Norway Maple Acer plataroldes Fair �ll.T �' ' ll ll IVIi?1940 i 1928 8• Incense Cedar Calocedrus decuaans Good ` 1` , •• ' Y A. GA'4GE � . I� 1942 17 English Walnut Juglans regia Poor ` ' _ (51•I SF; ' 1943 8• Oregon White Oak Ouercus gerrrane Good ' , 1 I 1943.1 8' Weeping Alias Cedar Cedrus atlantice Good L ' 1944 16- Western Red Cedar Tiruja piwfa Good , , - -t - 1945 12• Spruce Picea sp. Poor , _ _ ``, - w - _ - - - * 111 1946 11' Spruce Piceasp. Poo 89°"I 1'49" E 174.22' `I I 1341 1947 12' Spruce Picea sP- Poor - _-- 1948 46" Coasl Redwood Sequoia sempervirens Good 1949 10" Fruiting Apple Malus sp. Pop 1950 18' English Walnut Juglans regia Poor TAX MAP 2S1 OIAC 30' — 1951 17• Fruiting Apple Melus sp. Poor T/L 400 TAX MAP 2S1 OIAC TA 100 1952 17' Snow Gum Eucalyptuspaucillora Fair TAX MAP 2S1 OIAC F 1953 25' Norway Maple Acerginnata Fair T/L 300 MULTIFAMILY-RESIDENTIAL N NOTES:TREES N7929.1941 ARE NOT LOCATED ON THE PROPERTY. FUTURE MEDICAL OFFICE BUILDING Z N ALL PROPERTIES SHOWN ON THIS PLAN ARE ZONED MIXED USE EMPLOYMENT. > O Q j 0 f /II",1 r 3 0 20 40 3 < SCALE: 1'w20' TAO MAP 2S1 01AD REVISIONS DESIGN SCALE REFERENCE INFORMATION: HMC HMC Harris-McMonag/e 7060 SW BEVELAND$TNEET AS SHOWN DRAFTED CITY OF TIGARD DRAWING NAME — - -- HMC Since Associates, Inc. 2.EXCOND ^- CHECKED 1968 ENGINEERING-SURVEYING-PLANNING SHEET DATE HMC 8740 (503) 93 Street Fx(0)6 3223 EXISTING CONDITIONS 2 4/08/09 OF REV. DESCRIPTION APPR. DATE / ` - so' -,--, {� TAX MAP 2S1 01 TAX MAP 220001A8 TAX T/L 230001A8 T/L 9100 �� I I ogl Nl 3p' R/W r I - I \ 18' 3 .�I J w PVMT ; f ___ z w J _ _ — — — — — - - - - SW BEVELAND STREET SW BEVELAND STREET r i, (LOCAL STREET) - z o - - - - - U _ - - — 6" CURB ao V END HALF STREET °- 2.78% 2% _ — — — — — — — — — -- — — — D IMPROVEMENTS _ A` DPI SR c .I f.,;I 1., t.f 1G `1�\ �� CURB L INSTALL STREET TREES I•I MENI•�MIrian irr' 'aggkW��mWn�.� Q%' PLANTER IN 4'x4' TREE WELL WITH ROOT BARRIERS 24' ,` 133.92' L� L.2 0 A' �ef C I siw �I SW BEVELAND STREET Acer Buergerlanum TRIDENT MAPLE \ �, •s, cr. / HALF STREET IMPROVEMENT 24' o/c AS SHOWN \ 7.;'.l&' I 7 9CYF� - 1 TYPICAL SECTION J VISION / aim a \ M' ja TIGARD TRIANGLE 3 � TRIANGLE 9(1220 F)s ct \ I' '� U \ / V IA tINGI .. \ ( 'ACCESS TO REAR STRUCTURE TO o ❑� ,,- \ rEMAIN OPEN. ZIT M #i co Z OWNER TO ENTER INTO NON- i a PI r` REMONSTRANCE AGREEMENT WITH ��, T , I /1 TF P-V" n I I THE CITY OF TIGARD T70 0TH,SITE AREA 24.011 SFpJ ,�� II ri PARTICIPATE IN FUTURE STREET SITE CALCULATIONS IMPROVEMENTS TO SW 70TH AVE m Fo , EXISTING HOUSE O I I TAX MAP 251 OIAA PARKING � I (TOTAL 2123 SF) I I T/L 9600 CALCULATIONS BASED ON OFFICE USE FOR BOTH STRUCTURES x ` CONCRETE cc 1Q'„ MINIMUM REOUIRMENT 27 SPACES/1,000 SF \ PATIO C a a MAXIMUM ALLOWANCE 3.4 SPACES/1,000 SF 2p (717 SF) _- TOTAL OFFICE FLOOR AREA=3,521 S.F. TAX MAP 251 OIAB ,m 27'� - $ • MINIMUM PARKING =9.5 OR 10 SPACES T/L 2500 { 5'SIDEWALK ,y d zr U I �< 1 f' I MAXIMUM PARKING -11.9 OR 12 SPACES co PROPOSED PARKING - 12 SPACES a'- — _ — =p. I n °wo > L ' FLOOR AREA RATIO (FAR) \..,.., ;MAXIMUM FAR ALLOWANCE 0.40 FOR ALL COMMERCIAL USES NET SITE a.e '�' f ' Q ' PROPOSED FAR S.F.3,521 S.F.)(14%)04 r —� 38.26' 16.76' M IX, 24' 1I 1 9 E NG C I ] 5 sIDE MJC (I,38 SF) 11 I .T 1 II S ._ N I r 38.42'— (5 OASF; ' II I ,I CII ARD } I 54' — TO TY OF TA ENCROACHMENT PERIIT FORIEXISTING GARAGE. '• - .,.._ - - G a N TAX MAP 2S1 OIAC n1IT`�.. 30' T/L 400 ,_' �`.. TAX MAP 251 DIAL uuuuuuuuuuuuuuuuuuuu 4 T/L 100 _ 0 20 40 TAX MAP 251 OIAC ).�, T/L 300 i .,,�.” _ ,ti, SCALE: 1' 20' REVISIONS - REFERENCE ,NFDMATpI "HMC HMC Harris-McMonagle 7060 SW BE VELAND STREET AS SHOWN CITY OF TIGARD DRAWING NAME DRAFTED C Since Associates, Inc. 3.PREPLAT CHEC10:D 1968 ENGINEERING-SURVEYING-PLANNING SHEET HMC 8740 SW Sco>`Ons Street Tigard,Oregon 97223 PRELIMINARY PLAT 3 DATE Tel.(503)639-3453 Fax(503)639-1232 TENTATIVE PLAN cc REV. DESCRIPTION APPR. DATE 4/07/09 • - 50' .40 TAX MAP 2S1 01 TAX MAP 2S1 OIAB TAX MAP 251 OIAB T/L 9100 \ T/L 2200 T/L 2300 U aN o II N \ 30 I8/W iAi "r _ I z ■-----ir __ __ ....., w _ - - - - - - SW BEVELAND STREET SW BEVELAND STREET Z 0 (LOCAL STREET) L-I LOW SCREEN LM SCMINC w U IX ISi ING TREE TO IEMAIN 6" CURB PLANT L3 wl 2�CAl'SMALL'TREE PLANT 6 5-IAL'CAL'SAN.L'TREES O 2.78% I 2% PLANT 6 5-GAL SHRUBS PLANT 15-GM.SHRUB (44 3) _ �� 1 ---- - �i� �P�1 /!��I /���1 - i CURB Alb_ Alik Allik Alb_ �V---_Alvin. ��- miNI' \•• PLANTER INSTALL STREET TREES ����.�11.�'r�3rN.r !,�r:�//"1rlw/� ' L-I LOW SCREEN LANDSCAPING ,�= '�� .. 1• W i� 1 N 4'x4' TREE WELL WITH ROOT BARRIERS PLANT I OW SC EN LANDSCAPING QN• F�Q' .an���- '�• 'A` ° �*'. I S/W ' SW BEVELAND STREET Acer Buergerianum TRIDENT MAPLE PLANT , - PAS '", 24' o/c AS SHOWN (fiz HALF STREET IMPROVEMENT / EXISTING TREES TO REMAIN N �, I TYPICAL SECTION I T PuMTl3-6K 9M6 LAWN TIGARD TRIANGLE a CI (2se ' 1 ew• a Y l I I m ����ji EX ,„, IX UNDSCME I Q I n STREET FERERATW; l N r. I NO BUFFER REQ'D 1 N MUE/SFR SITE CALCULATIONS m o i I i 1 TAX MAP 2S 101 AA LANDSCAPING REQUIREMENTS I ;= 1 0 <8 I I TA 9600 MINIMUM LANDSCAPED NATURAL VEGETATION AREA— I5% K NET SITE AREA — 24,011 S.F. NO BUFFER MUE MUEUIRED �� \ \� H� I rn 24,011 S.F. • (15X) ■ 3,601 S.F. TAX MAP 2S 1 0I AB 0W EX sii SF LANDSCAPE -.R A z 3 I ■. PROPOSED LANDSCAPED AREA= 9.276 SF OR 38%OF SITE T/L 2500 > I.4 w Q o TREES AND SHRUBS- 4,548 SF L I S„ o N< _ LAWN AND GROUND COVER - 4,728 SF — — LAWN ■ DRIVEWAY AND PARKING SCREENING 843 SF ■s5j5 D > I 1-2 LENEAAL LANDSCAPING n■} PI m N EXISTING TREES TO REMAIN AS SHOWN \� 1 1A: ■}}}' U I Q x L-2 TREES PLANTED AT IS' o/c EXISTING SHRUBS TO REMAIN AS SHOWN M %M z IJ L-2 TREES PLANTED AT 28'o/c PUNT 12'CAL'MEDIIM'TREE TO ACHIEVE SPACING �'� - I Q6 E PLANT 6 5-GAL SABLES \ ` -I•• ��C''' I a I NO ADDITIONAL SCREENING REO'D M u� - (1592 SF) O I WNER TO RE-USE EXISTING �j LAWN I I {C LANDATEPIAG PLANTS AND ^ 618 SF te(f� MATERIALS FOR ALL BUFFERING AND SCREENING. � I .17(-) A 12 I!1 a LAWN 1. T iT 4111114 Neal SF 17 i:...,.- `V'�.... -1/'-, - ' • E'I• C-2 DETER 8'WIDE PARKING SCREENING L-2 GENERAL LANDSCAPING Q L-2 GENERAL LANDSCAPING PLANT 3 2'GAL'LARGE'TREES EXISTING TREE(1953)TO REMAIN PLANT 6 5-CAL SHRUB PUNT 3 2•CAL'MEDIUM'TREES NO RETFR LANDSCAPING REM) IX 5'HIGH CEDAR FENCE TO REMAIN PUNT 5 5-GA).SHOOS REPLACE EXISTING FENCE (657 SF) (577 SF) W/GDO17 NIICHE:R FENCE BUFFER TYPE 'C' REVD TAX MAP 2S1 OI AC NO BUFFER REQUIRED MIS/SFR 30' T/L 400 MUE/RUE TAX MAP 2S1 0I AC T/L 100 0 TAX MAP 251 OIAC 20 40 T/L 300 W SCALE 1'=20' REVISIONS DESIGN SCALE REFERENCE INFORMATION: HMC HMC Harris-McMonagle 7060 SW BEVELAND$TWEET AS SHOWN DRAW Since CITY OF TIGARD DRAWING NAME HMC Associates, Inc. 4.LANDSCAPE 1968 CHECKED ENGINEERING-SURVEYING-PLANNING SHEET HMC 8740 SW Scoffins Street Tigard,Oregon 97223 PRELIMINARY LANDSCAPE 4 --- -- DATE Tel.(503)639-3453 Fax(503)639-1232 SCREENING AND BUFFERING 4/07/09 DF REV. DESCRIPTION APPR. DATE 20001AB TAX M/L 230001 AB W TREE CALCULATIONS ASSESSMENT DATE 3/06/2009 Q y TREE NOTES:.noN- BY: HARRIS-McMONAGLE ASSOC. I� Z < I 1. ALL TREES TO BE RETAINED SHALL HAVE 5' OR 6'HIGH TREE # Species DBH" COMMENTS EXEMPT LEAVE CUT MRIGA1'ON REQUIRED O'� 11 GA. CHAIN UNK FENCE ON 2" GALVANIZED IRON POSTS 1927 Norway Maple 21 RETAIN X NO I DRIVEN A MIIMIMUM OF 2 FEET INTO THE GROUND AT NO n v I MORE THAN 10 FOOT SPACING, INSTALLED AS DIRECTED 1928 Incense Cedar 8 REMOVE X X NO BY THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT Orchard Fruit Tree EXEMPT X NO _ / , \ DISTURB THE SOIL OR STORE MATERIALS IN THE DRIPUNE SAWCUT EX EP \ AREAS. THE PROJECT ARBORIST SHALL BE CONTACTED IF 1942 English Walnut 17 ( ) - X THE CONTRACTOR NEEDS TO WORK IN THE ROOT ZONE 1943 Oregon White Oak 8 RETAIN X X YES 1 - _-. \ AREAS OF THE TREES TO REMAIN. FENCING SHALL HAVE 1943.1 Weeping Atlas Cedar 8 RETAIN X X NO — — r^---=" T-- -'- - - - - - - — — — -- r ORANGE FLAGGING EVERY 4' 1944 Western Red Cedar 16 REMOVE(MITIGATION REQUIRED) X YES ' ' SW BEVELAND STREET REMOVE EXISTING SW 2.THE TREES TO BE REMOVED SHALL BE CLEARLY MARKED 1945 Spruce 12 REMOVE(MMGATION REQUIRED) X YES _ r� r�;T 1(LOCAL STREET) _ _ GRAVEL k A/G, WITH CONSTRUCTION FLAGGING. 1946 Spruce 11 (EXEMPT)Less Than 12"REMOVE X X NOS ' _ 3.THE PROJECT ARBORIST SHALL BE ONSITE TO DISCUSS 1947 Spruce 12 RETAIN X NO _ — — — — — — — — — THE METHODS OF TREE REMOVAL AND THE PROTECTION �- — I I OF THE TREES TO REMAIN BEFORE CONSTRUCTION 1948 Coast Redwood 46 RETAIN ` _ __ ` _ . ' COMMENCES. METHODS USED TO PROTECT THE TREES TO •1949 Fruiting Apple 10 Orchard Fruit Tree(EXEMPT) X X X NO �� �a�4�f�1�. V'� — \ REMAIN SHALL INCLUDE: WEDGES, ROPES, AND REMOVING ��■��AIM1JdIME11..�.J�029.2.a��I . 8••1929 �•. E TREES IN PIECES. English Walnut 16 Orchard Fruit Tree(EXEMPT) X X NO .'� p,i^"' ' 1950 9' ( P� i1111.E`'G ■MINI 1��1_•31/1�■ii"l!!■®A�1Far -- c?; n' S gg 1951 Fruiting Apple 17 Orchard Fruit Tree(EXEMPT) X X NO :�V ,IV' �- •� ., �, ,�p /`I d ( //W 1952 Snow Cum 17 Fruit Tree(EXEMPT) REMOVE X NO y, '�I / I 1953 Norway Maple 25 Fruit Tree(EXEMPT)REMOVE X NO R� _ �� i9c3 INSTALL a,� �, TWO` 4 a@ 4 / ���yyyjyy. TREE PROTECT ION �'� 93 TREE 11929 IS WITHIN THE EXISTING ROW OF BELELAND ST AND MUST BE REMOVED FOR 1/2 STREET IMPROVEMENTS. �I 14. 1220 D/1 'FENCING %'ISEI .10 1 1 NSTALL INSTALL v r r� r i !' - 2' HIGH MAX 'KEYSTONE' i 1954 �,�� -927 TREE PROTECTION Total number of Trees Greater Than 6" (ONSITE)..15 TREES was m e' YXf 1932 FENCING An Pm bevel mimed and byI TREE WELL /RETAINING WALL ) � ..�/1�, , ' REFERENCE ARBORIST REPORT FOR SPECIFICS ON SPECIES, DBH AND HEALTH RawwwM6 Myer I i � 1 ISA OrttlYe Armin,PRIM �' a 41 b MI calculation. below Include ONLY trees greater than 12" Ttv Lim is Landman=Unlimited,bwa, �1„I a9 1 * ✓1 Total number of Trees GREATER THAN 12" (ONSITE)- 10 Po sm lase,L 1SOUresa,ORr7a .F► +I 1f•'"G,'�P r lA941431LS paerd Yr�c%f 3. p,P 1`I' I I . (1) Number of Orchard Type Fruit Trees (Exempt) 3 0 o _ _ G �(x - l Zoo I (2)Number of DDDD Trees (dead, distressed, dying, diseased)- 0 m i,1 - 7 - EXISTING HOUSE ao I ' I INSTALL Total Number OF Exempt Trees (1-2)Above Greater Than 12- -7 `V.949 1 (TOTAL,2123 SF) <8 !�, I ALONG EDGEC� 4EW YC Total Inches of Not Exempt Trees Greater than 12" - 7 Trees or 149 Total Diameter Inches ' 1,_, TREE PROTECTION CONCRETE - I. 1933 FENCING I _ - - PATIO 2160 O o_ I934 Total Inches of Mitigation Trees Greater than 12" To Be Cut- 28" - - (717 SF) _ 0 w -ter Total Inches Of Trees Greater Than 12 " To Be Preserved _ - � ¢ Q ,.'ygI935 121' ` 4 3� , -,�t It'KEYSTONE' OR 'LOCK AND LOAD' TYPE I li / ` � ` Tree retention X (0 preserved/total) RETAINING WALL SYSTEM WITH TIE BACKS MAY _ — 1 L, `': ;-- I N> 1936 I 81.2% BE USED ALONG DRIVEWAY AND PARKING AREA I •/s:* I, Mitigation Category (Tigard): 75%-100% = No Tree Mitigation Required TO REDUCE EROSION CONCERNS AND PROTECT r.951 1 a - - 1937 EXISTING VEGETATION. . 11 V.. I 1953 �,a. PROJECT ARBORIST TO BE ONSITE DURING "r,1 � 1 219 I I 1L-�LI 938 1 I EXCAVATION OR GRADING WORK ALONG THE 1� I - 1 1939 1I 11212112 WEST PROPERTY LINE I/ �'- i �iTREES TO REMAIN -,�2 i1 -� _ JI.� j -� �� (I 358 SF) I �. 1 1 TREES TO BE REMOVED INSTALL .\'- I�4D 2' HIGH MAX 'KEYSTONE' -- _ - GAPAGE II , 1 OM TREE WELL /RETAINING WALL (510 rf ■TREE PROTECTION FENCING // ` II/��� I I 1 1 (ROOT PROTECTION ZONE) \\-- 1 1 ■ 11(.... ,^ _ ,- , - , ," ; 19.1 j9 INSTALL = - z - TREE PROTECTION FENCING �47': I" CONTOUR INTERVALS it:.YEO,•'• owl-----1 lllll 1lllllIIIIIIIIIIIIII 20 a o YEAR SCALE: 1.=20' ,,,.:4, REVISIONS DESIGN SCALE REFERENCE INFORMATION: HMC HMC Harris-McMonag/e 7060 gW Bf VfLAND 7T. AS SHOWN DRAWING NAME DRAFTED C Since Associates, Inc. CITY OF TIGARD 5.GRADINC CHECKED -- 1968 ENGINEERING-SURVEYING-PLANNING SHEET - --- HMC 8740 SW Scofns Street Tigard,Oregon 97223 PRELIMINARY GRADING 5 DATE%06/09 Tel.(503)639-3453 Fax(503)639-1232 TREE PRESERVATION PLAN OF REV. DESCRIPTION APPR- DATE _ - c 11 Al o W7 WM• •• GENERAL NOTES FOR UTILITIES 50, GLOW Me Oft NOTO M51 pl EXISTING OVERHEAD UTILITIES TO REMAIN; OWNER TO PAY EX MH FEE IN LIEU OF FOR UNDERGROUND ING. -EXISTING SANLAT CWS 59286 TAX MAP 251 01 1`=\ p TAX MAP 221 OIAB RELOCATE EXISTING (TO REMAIN) TAX MAP 251 OIAB ZZ F RIM 251.41 TA 9100 � ��, 02 EXISTING MAILBOX TO BE RELOCATED; COORDINATE WITH T/L 2200 POWER POLE ANCHOR TA 2300 w IE 240.97 CL ��.A, - i•_-mm USPS FOR APPROVED LOCATION. BY PGE w `.. _ EXISTING WATER METER . .. Q3 EXISTING HOUSE LIGHT POST TO BE RELCOATED OR TOSREMAIN GAS SERVICE METER BOX SET AT FINISHED GRADE . .•' REMOVED. SEPERATE PERMIT REQUIRED. ( ) OF SIDEWALK < CW7 1929.5 c =���.• INSTALL I p I rvr,1L 251 B- _ Q4 EXISTING LANDSCAPE IRRIGATION TO BE RELOCATED. STORM FILTER CB I O of I T IE 246.72 v=!T Slue XE,.re.cq,E4e.� GRATE 244.00 CH i MB 1E 241.70 6" 1-CARTRIDGE CATCHBASIN-PLAN VIEW_0 (2.3' DROP REVD) I • / N \ 1 TEE INTO 12" MAIN I / .e.O.EC • !� _ _ SW BE ELAND STREET Fes,. a�a (L. AL STR ET) - - SW BEVELAND STREET .om«s, / \ --� —� SS 'I E 237.62•oee ,` %II\, I I MAILBOX ._._._._.------- ........_ - - - emmOrt MGM r 7 v 0 Bw C..xK.uE EXISTING 12" SD OD —y. 1 — 276.7 LF 5=0.0300 _ '—� q—�-i�-�� - - ----��! - �� = _I_ �� ��� �C�C.�7 .L ,11i JLiJ ® V ��I.I �� T9.7".pp CURB I �»a —Il�JI� �3®���������� PLANTER °SIN- TEE INTO 12" SD �� _�LI T,.O ,� S/W I 1-CARTRIDGE CA7CHBASIN-SECTION VIEW OA -" a 1 _ IE 239.88.1 16" ; VALVE BOXES \ / / ..ea, "° .�..,,�'°. IE 240.13 6" II I , u CANT CI STEEL CATCHEASIN STORMFILTER 12.0 LF 6" S■0.0200 A/c SICONIWATI OEM PLAN AND SECTION VIEWS INSTALL CLEANOUT <I (1220WS1) Q Iv ( - . STANDARD DETAIL-1 CARTRIDGE UNIT 1 E 240.37 6" 3 f Q ' 1 (. DETENTION OVERFLOW • 11, r I - \ ,- - --7 // 1 I 1 GENERAL NDTE5 71.8 LF 8" 5-0.0100 m' " ill i a 7R' I �I .v ae"�eC �,srmn.re.Or CON-Cat Sran.+rz.s0"nro.e MM..CM rta>SO-0.47 x.�mO.000n.MC a-n AREA OF DETENTION : • T-0 P' in >LOCCTO evmIONCOTe0R>,n.3Mr-aru BC NTRIANNEM POOL ON.M]M I uSTORM,TMN �mziRCP n On MOT MAR nor MOABTOYRe.oer.MANCMB ..nm O p.^ a- �� '" SITE AREA 24.01 I SF G''' ,P',6::e I Za1D _ wB,cnin»n e BMW roeesRraa9 MOM= reroour..n� m I G EXISTING HOUSE I II TAX MAP 2S1 OIAA mo,�1 ,., "siw,se:d,. M.xa.MernE` .w...`aMnn sruec�s�,MOeswnunei ca..ec�o.TO smowto I (TOTAL 2123 SF) T L 9800 �..xs roa".a CAM ONO BOBO COMBING m COMB•.°. ER v :.-3saM.. . .O.e. CaeneCCw.naounaocCARN ITECUnx«r•,wwrm4.mIOir«aN�cew.0 - Qo I _ n ALeaaro OLTMS MVO awu.VAXIM.ae mvr♦Oa2.Arq.MD M.nnowl.cweu.es.Ce M0a 1 \ CONCRETE 1 I �, , I-CARTRIDGE CATCHDASIN INSTALL / ` PAT 10 II O a r 5TO MFa7ER DATA 4P 2S1 OIAB STORM FILTER CO I (717 SF) _ n • CUBIT Fj'- '{'° GRATE 243.39 / A �• _ OWN. s, li. r=•mv-c-1 rr:��� /l 2500 / I .- 1 P r..a.M„c,.:, 4"-� �'��� IE 241.09 6• r i I '=E� '7� V Nr"• :r.M]].mY:.irsL-1�i:� (2.3' DROP REO'D) l- (A I—'' —I PR.LAC�.Cco r.a�.I�a_w.>tiw�'.�.::T _ �— '� > r 1-CARTRIDGE CATCHBASIN-SECTION VIEW OB DTI'®rte V I II IX MH z fTi INSTALL - ,M,Er� 6d,J SANITARY SEWER LATERAL N I I T I mmaM 4• PVC S-0.0200 MINI MUM ____.r _.. EX SEPTIC TO BE ABANDONDED CONNECT EXISTING STRUCTURES II I E,;.,,.E TO PUBLIC SANITARY SEWER ---- r v "° sees>Cau '' cn -. _..... E H* NG I li ,,Z;lir■• —1- • 111111111111111 nrnirr I I . iInnnuIIIIi _- >� - 1 r II I I k ,' _ I Ii- 1-CARTRIDGE CATCHBASIN-SECTION VIEW N - _ I .,o .>-� I-CARTRIDGE CATCHBASIN-TOP VIEW O1 •,M- 10 ozone(WRECK STEEL CATCHEASIN STORMFILTER ---° a STEEL CATCHBASIN STORMFILTER CONTECK SECTION VIEWS 2 TOP VIEW.NOTES AND DATA 3 • STANDARD DETAIL-1 CARTRIDGE UNIT . STANDARD DETAIL-I CARTRIDGE UNIT 40 HHH111111111111 1111111111111111111111 0 20 40 YEAR SCALE: 1...20' 'I r:: REVISIONS REFERENCE INFORMATION: DESIGNHMC HMC Harris-McMonagle 7060 OW B&VELAND ROAD AS SHOWN Since CITY OF TIGARD DRAWING NAME _ DRAFTED HMC Associates, Inc, 6.UTILS CHECKED 1968 ENGINEERING-SURVEYING-PLANNING SHEET — - ---- - HMC 8740 SW Scoffins Street Tigard,Oregon 97223 PRELIMINARY UTILITY 6 DATE Tel.(503)639-3453 Fax(503)639-1232 GENERAL CONDITIONS REV. DE5CR IPT ION APAR. DATE 3/18/09 OF 14 1 a VII7Mt‘. 4 0114,1 to A 4-1<' rR I i :: �a4- 1 a . 4 s � .. .....,fig,...*..._,... ;'. .. . . . : te ` a. wo 40 Alli .. . . �T 5 . -— � . .. S 6Y 4.a„ F t t` b —."4■+k •r a`�. - y.. I 41 a n n —. k « Z �► + M w T~20 •11.w 1 I , It- ' ,,_, -- .r r F I a �� . .� .y rnm ti f R, 411 1 1111, , 1 Vi4.: ,*,:i. ,. „:1, ,. _...„ g r . 4 �,. fs ... Atilt a. 0. i . � SW oaaaA STREET a Wr' i F p y r a, _, � . N i ik s1 ae ,AM1c w" '%. f *7■00v.'tt Iri it ..., s #. YEAR 1 I O I l l l l l l l l l l 1111111111111111 I O I O O I. 0 40 BO .- -.-`' SCALE: 14_40. REV1S10E = REFERENCE It1ppP"hT'°"' DESIGN HMC HMC Harris-McMonag/e 060 w l3.f VLL7'TND OT SCALE SHOWN I — ��C Since Associates, Inc. CITY OF TIGARD �A�7AERRIAL cHECKED 1968 ENGINEERING-SUl7VEYING-PLANNING SHEET HMC 8740SWSc�nsStreet rggard,Oregon 97223 NEIGHBORHOOD CIRCULATION 7 DATE Tel.(503)639-3453 fax(503)639-1232 REV. CESCRIPTICN APPR. DATE 4/08/09 OF _. . Book- IS Po-9e_ 37 B E V E L A AI D KNOW ALL MEN BY THESE PRESENTS Th../ we, Beatrice Evelyn Anderson ond L/oyd i/Prrc.// Anderson, wife ono' husband ono' H.Stewart Anderson ond A/ice Anderson, husband and wife, are the owners in fee .s/.rip/e of the /ands /i/ Sec/ion /, T 2 s, 14/W, W 44., Wash/iag/on Country, Oregon, as shown on the a/Iached p/ot and more porficutar/y described /h the surveyor's cent/f)- IN SECTION I, T 2 S, R / W, W. M. cote hereunto a//ached, and haves caused /he same /o be surveyed and p/a//ed /hio lots and streets os shown on the o//ached ,o/c71, and to be hereby I WA SHINGTON COUNTY, OREG ON dedicated "BEI'ELA NO" and /hot we hereby ded/Gate oil J/Teets and roods as shown /hereon top/hey pubt/b F',- P,-,'6,i rc ver Q.„....1 ! ✓ANU4RY, /954 SCALE /�°/00' 4._1 kt-F-1U✓1?� Q 1 D - !lir -Z' _ - , j I State of Oregon S S. Coun/y of Va.sh/ng/on e.4.5/4..y 0- Slone R o, - Th/s is to car/,!y Mica/ an /his!S of__ _/954 N.E.ComrrJ l be; ,re me, a notary public /it and for the County of .Wash/7 State of Wit/.o�nGnhornl o . Oregon, Oersona//y aQoeared the within Homed Baa/n,ce F-e/yn Ander�or D.L.C. A1o.39 v v 2 L/oyd Harrel/ Anderson, N. S/ewcrr/ Anderson, ond A//ce Anderson, who are o b I :-' known /o me /o be the ,dent/Co/ persons Homed /iy and who exe c uled o'} o° the Foregoing . instrument and who acknowledged to me that they executed h ? the sane fr`ee/y and va/ern/ar/y and /or the Purposes /herein .se/ Forth. ..,3'. - N B9°OS'E 6 77 as /4///ness my hand and offi•e/a/ sea./ this day and - i _ /Nr T/A6 PO/NT ye a,- /oaf aba ve men ftoned• _�O� �� .-2@ 137.E /60 /60 - /6/.40 •ZO V• t • ° ���s, ■ - Notary Pub//C far State of Oregon A,. q 4 �., / ,t Si P7-,0-5/ I _ 4 - U My Commission Exp/res,42.. _ _ ---Peas ,e_s/os _ : - / 4 h ° - 3� o 2 o h ! ^ ?:°iG::;r.. 0 0 0 C r o h ° 1' . i' O . b• r.0.3.4S /60 0 /6o O 10-8.10 ° Nef'aS•C 6. •---- "• o BEVELAND ROAD y l' cy 0 0 9 9 Kt ••--- e �r S- . /s.6.zc rho /co /ST./e O County oWashington O O " ti 2 p W W \ h --_ I. N.G.-Jensen, Jr, Deputy County Surveyor for tNosh,nyfon a C - t .:/;1 County, Oregon, hereby certify /hat during Jonuory, /954, I accurate/y d • 5 , 0 6 7 °n - 8 . ,H - surveyed, subd'v/ded, and p/offed,i//o tots and streets- /he Following z c ■ ` c ;.m I described tract of /ono' /ia Sec/ion /, T 2 S, .4/w, N/, M., Woshiny/on c % m County, Oegon, to wit I , o h -a I Bey/nn/ng at a point on /he ea.,/ /,ire of the �%/tom �� 0-s 1st.°° /co /so /0-s.oc .o / Graham. D.L.0 No. 39 /i/ Sec//on /, T2S, R/W, W. M. DYw.,hing ton County, I ..�p �_ Oregon, South /40.6 feet From the stone of the northwest corner there.t. j 2T\` -- I and which beginning poliar /s the orthwest corner of that certain teas/ con- ; -i44 • - - - - S 89'05'N 676.06 veyed to Beatrice E•ve/yn Anderson by deed recorded on page /60 of b,_ch /59, g Washing/on Coun/y, Oregon, Deed it and runnin9//7:16/66/74:::::r7/ thence a/or, the north s.o _ _ ///7e of the Anderson proper/y, N 8 9'05•E 677°° feet' thence S 0'08'19 400.°t t>. v' I fee/; thence S 89'05'N' 676.06 feet to the east /Ina of the Graham C/a/m; ;.Y.:' thence Nor/h 400•es fee/ to the p/ace of beginning. The /n//,o/ Po/i7/ is o 2"° 36" go'ian/Zed Iran pipe driven 4^ balow the surface of /he ground or the northwest corner of Lot 4 and /'s South /40.c feet ond N 89-OS'E 38./z Pest Prom the northeast corner of the William Graham D.1-.C. No. 39. The of/ached p/a/ ,:s a /rue ond correct represent- af/'on of the lots and s/rests os stoked upon /he ground wit/- 4L'-so• Co Her iron rods of alt /0/ corners and curve points. REGISTERED 'arns Acres - p i OREGON - -- r _ ._ _ LAND SURVEYOR '21/5751 d :"a.r' F 5vbscri bed and sworr7 jo before Approved_ �- _ _ - � Tarss "a/d from :vy-to G_301Jfslinc% - �../ F County Judge n,v_// ,s<� , 4:./7.1 k.i 0 me this_L-s1- y o/'p 1�ryOtf/954. �/ /, / -- - H. DENS=NJR. a `' l wi !-- -,-d -G� ®- +'r b -- - 223 ; �. t"r;_Approved G/yS/f _ --- _ Gv-ti� Sherkie "'Tax Deputy '•..' i�'• .�y Nofory Pub//c For Store of Oregon. un/y Commissioner'i^4,w,l...>;�..' My Commission Erpires '2_ti •r1":"- Approved g�1 Z/2. -- County Commies ' la L =G L:rlYS!!- e. -- _ ... Approved_ -°2-4S/Sire - - �4 L)t��/jJ -- STATE OF OREGON, ICounty Asscssor� 1773thi..tan o t',1 , /2 - Attest fJ7 mJ3S� Approved_ ,2-/6'-570 __ ?+mod . -�-., __ - ___ I it w.70R1+T,la i b.«re/,.Me Ike msckd C� Coun/ -.Surveyor !Q-/V 7;t�a c ,2 e-_i 7. 1z,raud°°9„ /3e -.- -ki dun/y Gees. _ �a.d r.•m.'i °e� in Busk__ --ef Approved,e-C1_,l .Q.�4L--_ .,/ a�.d.°t rL-:�°t�:�u c��. Wash/i/yby .0 ty P/onning Comm/'ssibn by _�-_= w:c.7ey hood Me.aca and meal,fof".ifffAef b �j / Deputy J��dey of___.a.dnrtr.RL�rl A.D.19_S y R.N Zo.1=btr _ /Peas/dent G.evf Civil D4.17 7060 SWBeveland Street PRELIMINARY STORM DRAINAGE REPORT OWNER LANFARM, LLC 16869 SW 65th Avenue, Suite 166 Lake Oswego, OR 97035 ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 8740 SW Scoffins Street Tigard, Oregon 97223 503-639-3453 ,0 PROF G.w dr,. o - Exp,r&, (13o10'9 April 9, 2009 TABLE OF CONTENTS NARRATIVE Pages PURPOSE 1 LOCATION 1 EXISTING CONDITIONS 1 PROPOSED DEVELOPMENT 1 HYDROLOGIC ANALYSIS 1 UNDEVELOPED SITE STORM FLOWS 2 DEVELOPED SITE STORM FLOWS 2 WATER QUALITY 3 CONCLUSION 3 EXHIBITS CURVE NUMBER TABLE 4 SOIL PROPERTIES AND QUALITIES 5 UNDEVELOPED SITE HYDROGRAPHS 6-8 ROUTING DIAGRAM 9 DEVELOPED SITE HYDROGRAPHS 10-13 DETENTION HYDROGRAPHS 14-19 PIPE FLOWS 20-24 WATER QUALITY FLOW CALCULATIONS 25 DRAINAGE AREA MAP 26 7060 SW Beveland Street PRELIMINARY STORM DRAINAGE REPORT PURPOSE The purpose of this preliminary storm drainage study is to determine that,at this preliminary stage of the project,the proposed water quality and detention facilities can accommodate the anticipated storm flows from the proposed development. This report is submitted as a part of the City of Tigard development review application for 7060 SW Beveland Street. For additional details pertaining to the proposed project refer to the development application and the relevant Development Review Plans. LOCATION The address of the proposed 0.68 acre site is 7060 SW Beveland Street, City of Tigard, Washington County, Oregon. The site is comprised of Tax Lot 2400, Map 2S 1 O1AB. A vicinity map is shown on sheet 1 of the Development Review Plans. EXISTING CONDITIONS The site slopes from the high northeast corner, elevation 249 feet, to the low southwest corner, elevation 241 feet, at an average grade of 3.5 percent. There are two existing dwellings with attached garages on the site. The site has scattered trees, lawn, and landscaping typical of a residential lot. A drainage area map is shown on page 26. PROPOSED DEVELOPMENT The proposal is to convert the existing residences into commercial use as required by the City of Tigard Development Code. This will entail the construction of a parking area, refuse storage area, walkways, storm drainage improvements, a half-street improvement, electrical utilities and such appurtenant facilities as required for a full service commercial office. For more detailed plans please refer to the Development Review Plans that are bound separately. HYDROLOGIC ANALYSIS Hydrocad, software developed by Applied Microcomputer Systems, was used to compute the drainage hydrographs. This was done using the Santa Barbara Urban Hydrograph Method with Type lA rainfall distribution and 24-hour rainfall amounts as follows: 2-year event 2.50 inches 10-year event 3.45 inches 25-year event 3.90 inches 7060 SW Beveland Street Page 2 Preliminary Storm Drainage Report Soils- The NRCS soil survey of Washington County indicates that the soil on 80 percent of the site is Aloha silt loam and 20 percent is Woodburn silt loam. Both of these classifications are in hydrologic group"C". Refer to page 5. Runoff Curve Numbers - Runoff curve numbers are from Table 2.3 of Stormwater Management Manual for Western Washington: Volume III prepared by Washington State Department of Ecology. A copy of this table is enclosed. (Page 4) The curve number calculations are shown on the summary and hydrograph sheets. Time of Concentration - The time of concentration calculations are shown on the hydrograph summary sheets. UNDEVELOPED SITE STORM FLOWS The undeveloped site(from centerline of SW Beveland Street but excluding the SW 70th Avenue area remaining undisturbed) storm hydrographs for the 2, 10 and 25-year storms are shown on pages 6-8. A summary of the undeveloped site peak flows from the site is the following: 2 year event 0.21 cfs 10-year event 0.37 cfs 25-year event 0.44 cfs As the newly created impervious area proposed by this development is slightly greater than 10,000 square feet, detention is proposed within the proposed parking lot area. DEVELOPED SITE STORM FLOWS A routing diagram is shown on page 9. The developed site storm hydrographs for the 25-year storm event are shown on pages 10 through 13. Hydrographs of flows from the parking lot detention area are shown on pages 14 through 19. The calculated flows for the developed site (from centerline of SW Beveland Street but excluding the SW 70th Avenue area remaining undisturbed) are as follows: Post-Detention Storm Event Onsite(Pre-detention) Onsite(Post-detention) SW Beveland St. Totals 2 year event 0.27 cfs 0.16 cfs 0.06 cfs 0.22 cfs 10-year event 0.40 cfs 0.17 cfs 0.09 cfs 0.26 cfs 25-year event 0.46 cfs 0.17 cfs 0.10 cfs 0.27 cfs The 2-year event results in a total flow from the site 0.01 cfs greater than existing,however the 2-inch control orifice being used cannot be sized smaller due to maintenance concerns. The 10-year and 25-year storm flows from the site are well below the runoff from the existing site. 7060 SW Beveland Street Page 3 Preliminary Storm Drainage Report The 25-year storm event results in a peak depth of 243.85 feet, which is 0.46 feet above the grate of the outlet control inlet, and 0.10 feet below the parking lot perimeter curb low-point. An overflow inlet is being provided to convey detention overflow in case of system failure. It should also be noted that the proposed inlet grate in SW Beveland Street is located 0.15 feet below the parking lot perimeter curb low- point, allowing the system to continue to gravity drain if the public main was to fail. The flows within each pipe of the proposed storm system are shown on pages 20 through 24. WATER QUALITY Water quality flows from the developed site will be routed through a water quality facility. The proposed water quality facility is contained within the catch basins that have water quality cartridges manufactured by Stormwater Management, Inc. The water quality flow calculations are shown on page 25. CONCLUSION The preliminary stormwater facilities shown on the Development Review Plans are adequate to comply with the City's requirements. Page 4 Table 2.3 Runoff Curve Numbers for Selected Agricultural, Suburban,and Urban Areas (Sources:TR 55, 1986,and Stormwater Management Manual, 1992.See Section 2.1.1 for explanation) CNs for hydrologic soil group Cover type and hydrologic condition. A B C D Curve Numbers for Pre-Development Conditions Pasture,grassland,or range-continuous forage for grazing: Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Curve Numbers for Post-Development Conditions Open space(lawns,parks,golf courses,cemeteries,landscaping,etc.)) Fair condition(grass cover on 50%-75%of the area). 77 85 90 92 Good condition(grass cover on>75%of the area) 68 80 86 90 Impervious areas: Open water bodies:lakes,wetlands,ponds etc. 100 100 100 100 Paved parking lots,roofs',driveways,etc. (excluding right-of-way) 98 98 98 98 Porous Pavers and Permeable Interlocking Concrete(assumed as 85%impervious and 15%lawn) Fair lawn condition(weighted average CNs). 95 96 97 97 Good lawn condition(weighted average CNs). 94 95 96 97 Paved 98 98 98 98 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Pasture,grassland,or range-continuous forage for grazing: Poor condition(ground cover<50%or heavily grazed with no mulch). 68 79 86 89 Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Poor(Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning). 45 66 77 83 Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Single family residential3: Should only be used for Average Percent Dwelling Unit/Gross Acre subdivisions>50 acres impervious area3•' 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected for 2.0 DU/GA 25 pervious&impervious 2.5 DU/GA 30 portions of the site or 3.0 DU/GA 34 basin . 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 7.5 DU/GA 58 PUD's,condos,apartments,commercial %impervious Separate curve numbers shall businesses,industrial areas& must be be selected for pervious and &subdivisions<50 acres computed impervious portions of the site For a more detailed and complete description of land use curve numbers refer to chapter two(2)of the Soil Conservation Service's Technical Release No.55,(210-VI-TR-55,Second Ed.,June 1986). 1 Composite CN's may be computed for other combinations of open space cover type. 'Where roof runoff and driveway runoff are infiltrated or dispersed according to the requirements in Chapter 2,the average percent impervious area may be adjusted in accordance with the procedure described under"Flow Credit for Roof Downspout Infiltration"and"Flow Credit for Roof Downspout Dispersion"in Chapter 2. 'Assumes roof and driveway runoff is directed into street/storm system. 'All the remaining pervious area(lawn)are considered to be in good condition for these curve numbers. August 2001 Volume Ill-Hydrologic Analysis and Flow Control BMPs 2-23 Page 5 Soil Properties and Qualities—Washington County,Oregon 7060 SW Beveland Soil Properties and Qualities Soil Properties and Qualities—Summary by Map Unit—Washington County, Oregon Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 1 Aloha silt loam C 0.6 80.1% 45B Woodbum silt loam,3 to 7 C 0.1 19.9% percent slopes Totals for Area of Interest 0.7 100.0% Description Hydrologic soil groups are based on estimates of runoff potential. Soils are assigned to one of four groups according to the rate of water infiltration when the soils are not protected by vegetation. are thoroughly wet, and receive precipitation from long-duration storms. The soils in the United States are assigned to four groups (A, B, C, and D) and three dual classes (A/D, B/D, and C/D). The groups are defined as follows: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential)when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is for drained areas and the second is for undrained areas. Only the soils that in their natural condition are in group D are assigned to dual classes. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified t'SC?A Natural Resources Web Soil Survey 2.1 4/2/2009 Conservation Service National Cooperative Soil Survey Page 3 of 4 BEVELAND - EXISTING SITE Type /A 24-hr 2-YEAR Rainfall=2.50" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment SITE: UNDEVELOPED Runoff = 0.21 cfs @ 7.99 hrs, Volume= 0.076 af, Depth> 1.38" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 2-YEAR Rainfall=2.50" Area (sf) CN Description 1,877 98 Existing Beveland Pavement 3,751 98 Existing Houses 1,937 98 Existing D/W and Patio 21,331 84 Landscaping 28,896 88 Weighted Average 21,331 73.82% Pervious Area 7,565 26.18% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.4 100 0.0400 0.20 Sheet Flow, NW Corner, Flowing to SE Grass: Short n= 0.150 P2= 2.50" 0.6 100 0.0400 3.00 Shallow Concentrated Flow, Shallow Concentrated Grassed Waterway Kv= 15.0 fps 9.0 200 Total Subcatchment SITE: UNDEVELOPED Hydrograph 0.23 Runoff 0.21 cfs 0.22= 021 Type IA 24-hr 2-YEAR 0.2= 0.18 Rainfall=2.50" 017 Runoff Area=28,896 sf 0.16- 015= Runoff Volume=0.076 af 0.14 ; 0.12 Runoff Depth>1.38" °o1 Flow Length=200' 009i Slope=0.0400 '/' 0.08: 0.07: Tc=9.0 min o.osa 0.05 =88 0.02 0.01 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - EXISTING SITE Type IA 24-hr 10-YEAR Rainfall=3.50" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment SITE: UNDEVELOPED Runoff = 0.37 cfs @ 7.99 hrs, Volume= 0.125 af, Depth> 2.26" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-YEAR Rainfall=3.50" Area (sf) CN Description 1,877 98 Existing Beveland Pavement 3,751 98 Existing Houses ' 1,937 98 Existing D/W and Patio ' 21,331 84 Landscaping 28,896 88 Weighted Average 21,331 73.82% Pervious Area 7,565 26.18% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.4 100 0.0400 0.20 Sheet Flow, NW Corner, Flowing to SE Grass: Short n= 0.150 P2= 2.50" 0.6 100 0.0400 3.00 Shallow Concentrated Flow, Shallow Concentrated Grassed Waterway Kv= 15.0 fps 9.0 200 Total Subcatchment SITE: UNDEVELOPED Hydrograph 7 0.4 _. Runoff 0.38: LO.37 cf] 0.36 Type IA 24-hr 10-YEAR 0.34 °32 Rainfall=3.50" 028 Runoff Area=28,896 sf 0.267 Runoff Volume=0.125 af 0.24" 0.22] Runoff Depth>2.26" A. 0.8- LL 0.18- Flow Length=200' 014 Slope=0.0400 '/' o1z, Tc=9.0 min 0.11 0 08 CN=88 0061 004 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - EXISTING SITE Type IA 24-hr 25-YEAR Rainfall=4.00" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 8 Summary for Subcatchment SITE: UNDEVELOPED Runoff = 0.44 cfs @ 7.98 hrs, Volume= 0.150 af, Depth> 2.72" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=4.00" Area (sf) CN Description 1,877 98 Existing Beveland Pavement 3,751 98 Existing Houses ' 1,937 98 Existing D/W and Patio ' 21,331 84 Landscaping 28,896 88 Weighted Average 21,331 73.82% Pervious Area 7,565 26.18% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (fUft) (ft/sec) (cfs) 8.4 100 0.0400 0.20 Sheet Flow, NW Corner, Flowing to SE Grass: Short n= 0.150 P2= 2.50" 0.6 100 0.0400 3.00 Shallow Concentrated Flow, Shallow Concentrated Grassed Waterway Kv= 15.0 fps 9.0 200 Total Subcatchment SITE: UNDEVELOPED Hydrograph 0.48 [ Runoff _ 0.4.4 cfs oaa= 0.42: Type IA 24-hr 25-YEAR °°a: Rainfall=4.00" 034: Runoff Area=28,896 sf 0.32 0.3= Runoff Volume=0.150 af 0.26-0.26 Runoff Depth>2.72" ° 0.22 Flow Length=200' LL 0.22 0.16 - Slope=0.0400 '/' 0.16-. 014 Tc=9.0 min 0.12- 0.06=_ CN=88 0.06 0.04 0.02 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Page 9 Bev-land Frontage 0 Drainage 1R 3R Upstream Basin Exist. 12" Pipe 2R Exist. ' Pipe New Catch Basin 4R D 12 6" 70th Frontage Drainage 5R 71. 6" 'on. Q A Parking Lot Detention Onsite Drainage Subcat Reach' 'on. Link Drainage Diagram for BEVELAND-DEVELOPED SITE Prepared by Harris-McMonagle Associates, Inc., Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 10 Summary for Subcatchment A: Onsite Drainage Runoff = 0.46 cfs @ 7.89 hrs, Volume= 0.148 af, Depth> 3.22" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description * 6,511 98 Onsite Parking * 4,748 98 Existing Houses & Patio * 762 98 New Walkways * 11,989 90 Landscaping 24,010 94 Weighted Average 11,989 49.93% Pervious Area 12,021 50.07% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Assume Minimum Subcatchment A: Onsite Drainage Hydrograph / 0.5 — Runoff` 0.48 L0.46 cfs_ 0.46 0.44 Type IA 24-hr 25-YEAR °i;4= Rainfall=3.90" 0.36= 0.36; Runoff Area=24,010 sf 0.34; 0.32; Runoff Volume=0.148 af 0.3: w o 0.28= Runoff Depth>3.22" 0 0.24=0.22= Tc=5.0 min 8 IV °2] 018 CN=94 0.16- • 14.0 ) 0.14' 0.12-' 0.1A 0.08 0.06 0.04, 0.021 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 11 Summary for Subcatchment B: Beveland Frontage Drainage Runoff = 0.10 cfs @ 7.88 hrs, Volume= 0.033 af, Depth> 3.66" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 2,900 98 Beveland Road Paving 1,783 98 Beveland Road Sidewalk 79 90 Landscaping 4,762 98 Weighted Average 79 1.66% Pervious Area 4,683 98.34% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Assume Minimum Subcatchment B: Beveland Frontage Drainage Hydrograph 0.11 Runoff 0.105: I 0.10 cfs Type IA 24-hr 25-YEAR 0.095= 009= Rainfall=3.90" 0.085 0.08. Runoff Area=4,762 sf 0.075 007. Runoff Volume=0.033 of y 0.065- 0.06 Runoff Depth>3.66" •0.055 LL 0.05 Tc=5.0 min 0.045- 0.04= CN=98 0.035 0.03- 0.025- 0.02 0.015- 0.01 0.005- •0 1 2 3 4 5.-8' 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD® 9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 12 Summary for Subcatchment C: Upstream Basin Runoff = 1.98 cfs @ 7.96 hrs, Volume= 0.685 af, Depth> 3.54" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 82,590 98 Impervious Area (80%) 18,583 90 Pervious Area (20%) 101,173 97 Weighted Average 18,583 18.37% Pervious Area 82,590 81.63% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, Assumed T.C. Subcatchment C: Upstream Basin Hydrograph / L Runoff 1.98 cfs 2 Type IA 24-hr 25-YEAR Rainfall=3.90" Runoff Area=101 ,173 sf Runoff Volume=0.685 af Runoff Depth>3.54" 1 Tc=10.0 min LL CN=97 „yore' . "- . .� ^ .,.. . 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/3/2009 HydroCAD® 9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 13 Summary for Subcatchment D: 70th Frontage Drainage Runoff = 0.10 cfs @ 7.91 hrs, Volume= 0.031 af, Depth> 2.92" Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area (sf) CN Description 1,050 98 70th Avenue Paving 4,561 90 Gravel and Landscaping 5,611 91 Weighted Average 4,561 81.29% Pervious Area 1,050 18.71% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Assume Minimum Subcatchment D: 70th Frontage Drainage Hydrograph 0.105 0.10 cfs Runoff` 0.1= °95= Type IA 24-hr 25-YEAR 0.09-: 0.085: Rainfall=3.90" 005- 0.075= Runoff Area=5,611 sf Runoff Volume=0.031 af 0.065'. 0.055: Runoff Depth>2.92" . 005 Tc=5.0 min 0.045 0.04: CN=91 0.035 0.03 0025 ...4104immumanimmenimar 0.02 I. 0015 0.01 0.005 0 T r 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 2-YEAR Rainfall=2.50" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 14 Summary for Pond Pond: Parking Lot Detention Inflow Area = 0.551 ac, 50.07% Impervious, Inflow Depth > 1.87" for 2-YEAR event Inflow = 0.27 cfs @ 7.91 hrs, Volume= 0.086 af Outflow = 0.16 cfs @ 8.18 hrs, Volume= 0.086 af, Atten= 38%, Lag= 16.4 min Primary = 0.16 cfs @ 8.18 hrs, Volume= 0.086 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Peak Elev= 243.64' @ 8.18 hrs Surf.Area= 1,392 sf Storage= 160 cf Plug-Flow detention time= 2.5 min calculated for 0.086 af(100% of inflow) Center-of-Mass det. time= 2.4 min ( 726.9 - 724.6 ) Volume Invert Avail.Storage Storage Description #1 241.09' 932 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 241.09 4 0 0 243.39 4 9 9 243.50 438 24 34 243.95 3,554 898 932 Device Routing Invert Outlet Devices #1 Primary 241.09' 2.0" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.16 cfs @ 8.18 hrs HW=243.64' (Free Discharge) L1=Orifice/Grate (Orifice Controls 0.16 cfs @ 7.56 fps) BEVELAND - DEVELOPED SITE Type IA 24-hr 2-YEAR Rainfall=2.50" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 15 Pond Pond: Parking Lot Detention Hydrograph / Inflow 0.27 cfs Primary 0.28 Inflow Area=0.551 ac 0.26 0.24 Peak Elev=243.64' 0.22 Storage=160 cf 0.2 0.18 0.16 cfs 0.16 0 0.14 LL 0.12 01 0.08 0.06 0.04 0.02 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 10-YEAR Rainfall=3.45" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 16 Summary for Pond Pond: Parking Lot Detention Inflow Area = 0.551 ac, 50.07% Impervious, Inflow Depth > 2.78" for 10-YEAR event Inflow = 0.40 cfs @ 7.90 hrs, Volume= 0.128 af Outflow = 0.17 cfs @ 8.41 hrs, Volume= 0.128 af, Atten= 57%, Lag= 31.0 min Primary = 0.17 cfs @ 8.41 hrs, Volume= 0.128 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Peak Elev= 243.79' © 8.41 hrs Surf.Area= 2,427 sf Storage= 445 cf Plug-Flow detention time= 9.4 min calculated for 0.128 af(100% of inflow) Center-of-Mass det. time= 9.3 min ( 715.2 - 705.9 ) Volume Invert Avail.Storage Storage Description #1 241.09' 932 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 241.09 4 0 0 243.39 4 9 9 243.50 438 24 34 243.95 3,554 898 932 Device Routing Invert Outlet Devices #1 Primary 241.09' 2.0" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.17 cfs @ 8.41 hrs HW=243.79' (Free Discharge) 4----1=Orifice/Grate (Orifice Controls 0.17 cfs @ 7.78 fps) BEVELAND - DEVELOPED SITE Type IA 24-hr 10-YEAR Rainfall=3.45" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 17 Pond Pond: Parking Lot Detention Hydrograph •Inflow 0.44 0.40 cfs •Primary 042 0.4 Inflow Area=0.551 ac ri,. 0.36 f'{ 0.36 '' Peak Elev=243.79' 0.34 00 Storage=445 cf 0.28 a 0.26 u 0.24 • 0.22 02 0.17 cfs 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0- 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 18 Summary for Pond Pond: Parking Lot Detention Inflow Area = 0.551 ac, 50.07% Impervious, Inflow Depth > 3.22" for 25-YEAR event Inflow = 0.46 cfs @ 7.89 hrs, Volume= 0.148 af Outflow = 0.17 cfs @ 8.72 hrs, Volume= 0.148 af, Atten= 63%, Lag= 49.5 min Primary = 0.17 cfs @ 8.72 hrs, Volume= 0.148 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Peak Elev= 243.85' @ 8.72 hrs Surf.Area= 2,854 sf Storage= 608 cf Plug-Flow detention time= 14.5 min calculated for 0.148 af(100% of inflow) Center-of-Mass det. time= 14.4 min ( 714.0 - 699.6 ) Volume Invert Avail.Storage Storage Description #1 241.09' 932 cf Custom Stage Data (Prismatic)Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 241.09 4 0 0 243.39 4 9 9 243.50 438 24 34 243.95 3,554 898 932 Device Routing Invert Outlet Devices #1 Primary 241.09' 2.0" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.17 cfs @ 8.72 hrs HW=243.85' (Free Discharge) L1=Orifice/Grate (Orifice Controls 0.17 cfs @ 7.88 fps) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 19 Pond Pond: Parking Lot Detention Hydrograph / ■Inflow ` 0.5- 0.46 cfs ■Primary I Inflow Area=0.551 ac 0.45 0.4 0.35 0.3- Peak Elev=243.85' Storage=608 cf 0.25- 0 LL � 0.2- 0.17cfs 0.15- 0.1 • 0.05 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 20 Summary for Reach 1R: Exist. 12" Pipe Inflow Area = 2.983 ac, 76.41% Impervious, Inflow Depth > 3.48" for 25-YEAR event Inflow = 2.25 cfs @ 7.97 hrs, Volume= 0.866 af Outflow = 2.25 cfs @ 7.99 hrs, Volume= 0.865 af, Atten= 0%, Lag= 1.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 7.24 fps, Min. Travel Time= 0.6 min Avg. Velocity = 4.35 fps, Avg. Travel Time= 1.1 min Peak Storage= 86 cf @ 7.98 hrs, Average Depth at Peak Storage= 0.42' Bank-Full Depth= 1.00', Capacity at Bank-Full= 6.17 cfs 12.0" Round Pipe n= 0.013 Length= 276.7' Slope= 0.0300 '/' Inlet Invert= 239.88', Outlet Invert= 231.58' BEVELAND - DEVELOPED SITE Type /A 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 21 Summary for Reach 2R: New Catch Basin Inflow Area = 0.109 ac, 98.34% Impervious, Inflow Depth > 3.66" for 25-YEAR event Inflow = 0.10 cfs @ 7.88 hrs, Volume= 0.033 af Outflow = 0.10 cfs @ 7.88 hrs, Volume= 0.033 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 8.09 fps, Min. Travel Time= 0.0 min Avg. Velocity = 4.59 fps, Avg. Travel Time= 0.0 min Peak Storage= 0 cf @ 7.88 hrs, Average Depth at Peak Storage= 0.05' Bank-Full Depth= 0.83', Capacity at Bank-Full= 15.70 cfs 10.0" Round Pipe n= 0.013 Length= 3.0' Slope= 0.5133 '/' Inlet Invert= 241.50', Outlet Invert= 239.96' BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 22 Summary for Reach 3R: Exist. 12" Pipe Inflow Area = 2.874 ac, 75.58% Impervious, Inflow Depth > 3.48" for 25-YEAR event Inflow = 2.15 cfs @ 7.97 hrs, Volume= 0.833 af Outflow = 2.15 cfs @ 7.98 hrs, Volume= 0.833 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 7.16 fps, Min. Travel Time= 0.5 min Avg. Velocity = 4.34 fps, Avg. Travel Time= 0.8 min Peak Storage= 59 cf @ 7.97 hrs, Average Depth at Peak Storage= 0.41' Bank-Full Depth= 1.00', Capacity at Bank-Full= 6.17 cfs 12.0" Round Pipe n= 0.013 Length= 196.1' Slope= 0.0300 '/' Inlet Invert= 245.87', Outlet Invert= 239.98' BEVELAND - DEVELOPED SITE Type /A 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 23 Summary for Reach 4R: 12 LF 6" Inflow Area = 0.551 ac, 50.07% Impervious, Inflow Depth > 3.22" for 25-YEAR event Inflow = 0.17 cfs @ 8.73 hrs, Volume= 0.148 af Outflow = 0.17 cfs @ 8.73 hrs, Volume= 0.148 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 3.23 fps, Min. Travel Time= 0.1 min Avg. Velocity = 2.48 fps, Avg. Travel Time= 0.1 min Peak Storage= 1 cf @ 8.73 hrs, Average Depth at Peak Storage= 0.16' Bank-Full Depth= 0.50', Capacity at Bank-Full= 0.79 cfs 6.0" Round Pipe n= 0.013 Length= 12.0' Slope= 0.0200 '1 Inlet Invert= 240.37', Outlet Invert= 240.13' BEVELAND - DEVELOPED SITE Type IA 24-hr 25-YEAR Rainfall=3.90" Prepared by Harris-McMonagle Associates, Inc. Printed 4/6/2009 HydroCAD®9.00 s/n 01146 ©2009 HydroCAD Software Solutions LLC Page 24 Summary for Reach 5R: 71.8 LF 6" Inflow Area = 0.551 ac, 50.07% Impervious, Inflow Depth > 3.22" for 25-YEAR event Inflow = 0.17 cfs @ 8.72 hrs, Volume= 0.148 of Outflow = 0.17 cfs @ 8.73 hrs, Volume= 0.148 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 2.51 fps, Min. Travel Time= 0.5 min Avg. Velocity = 1.94 fps, Avg. Travel Time= 0.6 min Peak Storage= 5 cf @ 8.72 hrs, Average Depth at Peak Storage= 0.19' Bank-Full Depth= 0.50', Capacity at Bank-Full= 0.56 cfs 6.0" Round Pipe n= 0.013 Length= 71.8' Slope= 0.0100 'f Inlet Invert= 241.09', Outlet Invert= 240.37' PROJECT: 7060 SW BEVELAND STREET Page 25 SUBJECT: WATER QUALITY FLOW 4/6/2009 tcm CRITERIA Clean Water Services Design&Construction Standards-Appendix B-',Water Quality& Quantity Facility Design a. Water Quality Storm:Total precipitation of 0.36 inches falling in 4 hours with an average return period of 96 hours. b. Water Quality Volume:(WQV)is the volume of water that is produced by the water quality storm. c. WQV:0.36-inches over 100-percent of the new impervious area. d. Water Quality Flow(WQF):The average design flow anticipated from the water quality storm. e. Impervious area for each single family lot:2,640 square feet. ON SITE IMPROVEMENTS: IMPERVIOUS AREA Existing Structures&Patio 4,748 sq.ft. Street&other impervious area 6,511 sq.ft. Total impervious area 11,259 sq.ft. 0.26 acres WATER QUALITY VOLUME - (WQV) WQV=(0.36 inches)x(total impervious area)= 338 cubic feet WATER QUALITY FLOW-(WQF) WQF=(volume)/(14,400 seconds(4 hrs))= 0.02 cfs STORMWATER MANAGEMENT FILTERS Number of filtration carttridges required=WQF/0.03 cfs per car 0.7 USE 1 CARTRIDGE SW BEVELAND STREET IMPROVEMENTS: IMPERVIOUS AREA Street&other impervious area 6,370 sq.ft. Total impervious area 6,370 sq.ft. 0.15 acres WATER QUALITY VOLUME -(WQV) WQV=(0.36 inches)x(total impervious area)= 191 cubic feet WATER QUALITY FLOW-(WQF) WQF=(volume)/(14,400 seconds(4 hrs))= 0.01 cfs STORMWATER MANAGEMENT FILTERS Number of filtration carttridges required=WQF/0.03 cfs per car 0.3 USE 1 CARTRIDGE 7060 SW BEVELAND STREET -. �:_ _ PAGE 26 STORM DRAINAGE BASIN MAP ,., " a7,: d DATE: 4/06/09 SCALE: 1"=50' HMC Harris-McMona le 1 � •-9 4V4 Since Associates, Inc. ✓V.Tf/r ' ,r1 t I P 1V- V ' . ..., 1968 :., 1.. ENGINEERING-SURVEYING-PLANNING" 0 ,,v ;'. ,i, �+ 1111111111111111111111.1111111.11111111 _. 8740 SW Scorns Street Tigard,Oregon 97223 40 ;., .,, 'Tel.(503)639-3453 Fax(503)6391232 � ` �0 50 100 SCALE: 1"=50' x. r ...„.,.... ..:4'): et �+^% :. A- lb * r UPST t . .. . 4 I" _ . , t Ilk �� � � BAS " �et. ! ,� � � _ ,•4„„. ti }.7r' x9 P ' '4k pic., ,,4. 4 li Itillii:11111 A. ... ;1 x _q � � ry � 4."_ •. te!. '' : EV�LAN ---— ---- ,.11:.....-_■Pvii- I °,p, 11 11..- --O�s. 7 _4. "ff €. ...�. �.�." _ �. +s illtillVt v _. - . . _ _ = �� � . pd . , .„);.,.,..,.... . 1,�__ .., .o . I y v W i ►��� s ��. f 1.4* .00.4 1‘-d° pr 1\ik. 4402 I 111' ' 41 if V1' ■ = r tip .{' 4 i 1 4* ' ' '.,' ' I a' , Nii.airll 1', 4- ig -,- -- - .4 ...ingkei_ikWil.: ,,- 'Ilk - ' f 4 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD ito PRE-APPLICATION CONFERENCE NOTES : (Pre-Application Meeting Notes are Valid for Six(6)Months) TIGARD MAP 143 DIE 3 —iB - o5 SW Gat- KS M rt NON-RESIDENTIAL APPLICANT: M t.+-fhe t.) M a-l •5 s o n AGENT: Phone:4503) 5iy— 5 509 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: —7 O(o 0 5 tn.) a 2 v e l a nd 5i-• TAX MAPS)/LOT#(S): l5 10) A d - Oa4 DO NECESSARY APPLICATIONS: 6 i+e "De de l open e n k' R-e J e (S DP-) PROPOSAL DESCRIPTION: R s e tvt C ud t r a.-,d I n.-.0 i s rKc s. e.o ev,cre c- LA) 440 a- re 5.4 d en-Si 0.1 COMPREHENSIVE PLAN MAP DESIGNATION: Ni►xtd LLse 1=rtOIO1-joltnt !ZONING MAP DESIGNATION: tvULE ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. Sao ) MINIMUM LOT SIZE: -- sq. ft. Average Min.lot width: G 0 ft Max.building height 45 ft. Setbacks: Front 0 ft Side_OAR.ft Rear clap ft Corner -- ft. from street MAXIMUM SITE COVERAGE: 55 % Minimum landscaped or natural vegetation area: I S %. ao ceet where ctloufs res d eet+i zo •1 8:15 Jv,c...f H ® NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES,AND THE CITY OF TIGARD PLANNING DIVISION,of their proposal. A minimum of two (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 appli tion will not be accepted. * NOTE; In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or ade.uatel ad• ' ould be reason t. onsider an a••lication incomplete and delay review of the propos a app cant should review e code or applica e criteria. IY OF TT( ARn Pm-Annlirwtinn C.r nferrnrr Nnte% Poor 1 J R AC IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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,induding 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 public at large, public facilities systems, and affected private property 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. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 Minimum access width: 30 c}- . Minimum pavement width: �1�1 All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas: WALKWAY REQUIREMENTS (Refer to Code Section 18.705.030) WALKWAYS 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. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.730) ➢ STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: I0-FOOT SIDE YARD SETBACK. n SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) 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. PEj BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation,fences,utilities,and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: oat-r(Li.., C7 co-CO-s r . SeruiC' CITY C)F TTGARn Prr-Annliratinn('nnferenrr Nntrc Nor 7 of R • [� LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) ' STREET 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 (22) 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. IN RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: a. 7 5 p a r_.c pei- (1000 51 . fe .V-.I n,r,.0 Parking SHOWN on preliminary plan(s): f' 1 04.1 r+Airt,c1 — 3 . spaces pee I ,o o o St• -AL+ SECONDARY USE REQUIRED parking. Parking SHOWN on preliminary plan(s): • based on a-rt t-F-Fee. List- cl ass,-(< c- on NO MORE THAN 50%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,6 inches x 18 feet,6 inches. • Compact parking space dimensions: 7 feet,6 inches x 16 feet,6 inches. 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. 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,is 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. ❑ LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. ® BICYCLE RACKS (Refer to Code Section 18.765) 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. 'T'Y CIF TIGARD Prr-Annliratinn ronfrrrnrr Nntrc Nor 'of ❑ SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code rovides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS,WETLAND AREAS,ON SLOPES IN EXCESS OF 25 PERCENT,OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the re-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land 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 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.775.080.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Ti&ard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ® CLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&o 07-20/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION ' WID OF VEGE AREl�{ CORRIDOR IDED' IDOR PEI SIDH++ • Streams with intermittent flow draining: <25% 15 feet 10 to<50 acres 25 feet >50 to<100 acres • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands>0.5 acre <25% 50 feet • Rivers,streams,and springs with year-round flow • Streams with intermittent flow draining>100 acres • Natural lakes and ponds • Streams with intern ittcnt flow draining: >256/0 30 feet 10 to<50 acres 50 feet >50 to <100 acres • Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- • Rivers,streams,and springs with year-round flow foot increments from the starting point to • Streams with intermittent flow draining>100 acres the top of ravine(break in<25%slope), • Natural lakes and ponds add 35 feet past the top of ravine6 ;Starting point for measurement=edge of the defined channel(bankful flow)for streams/rivets,delineated wetland boundary,delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped gcotcchnical report confirms slope stability shall be maintained with the reduced setback front the top of ravine. CITY OF TIC;ART) Pre-Annliration CnnFerrnre Nntrc Pant-4 of • Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor,except as provided for in the CWS Design and Construction Standards. 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. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas,CWS must still issue a letter stating a CWS Service Provider Letter is not required. E] SIGNS (Refer to Code Chapter 18.780) 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 Director's review. 2 TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) A TREE PLAN FOR THE PLANTING,REMOVAL AND PROTECTION OF TREES re ared b certified arhorict,shall be provided for any lot,parcel or combination of lots or parcels for which a deve opment application for a subdivision, partition, site development review, planned development, or conditional use is filed. PROTECTION IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE(Address all items in the City's Tree Plan Requirements Handout). (5e c 9,,Q e„ 5 h e of) • 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 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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 18.790.060.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 18.790.060.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 18.790.060.D. V OF TTGART) Pre-Annliratinn Cnnferenee Nntec Pave c of R El MITIGATION (Refer to Code Section 18.790.060.E.) 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 damaged 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. CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE(3)AND EIGHT(8) 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 and any existing obstructions within the clear vision area. Shoff tea V,5:O n a.v-t w o n s1 I-c. plates . 0 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH,unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) ►/ 18.620(Trgasd Triangle Design Standards) - 18.760(Ikaaeronning fttvatiens) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Cantu) ✓ 18.765(OfStrea Parking/loading to nvannents) - 18.350(Planned Development) 18.640(Durham Quarry Design Standards) - 18.715(Sensitive Lands eerier) _Z 18.360(Site Derdopmet Review) 18.105(dcs/Egse:: ution) ✓ 18.780(Signs) - 18.370(Variances/Adjustments) 18.710(Acuswy Residential Units) - I8.78S(Temporary the Permits) - 18.380(Zoning Hap/at Amendments) 18.115(Density Cemputatioes) ✓ 18.790(Tree Immoral) - 18385(tsscellarreous permits) 18.720(Design Compatibility Standards) 18.795(Visual Gwyn Areas) 18.390(Decision Making Procedures/Impact Study) 18.725(Environmental Performance Standards) - 18.798(Wireless Communication Tackles) - 18.410 oat line moots) 18.130(Exceptions To Development Standards) _tr 18.810(Street I utility Imptoverent Standards) - 18.420(land Partitions) 18.740(Historic oaday) - 18.430(Subdivisions) 18.142(Home 0ocapatioe Permits) - 18.510(Residantial Zoning Districts) 18.745(Landscaping I Screening Standards) 18.520(cammer a Zoning Districts) 18.150(Ibauacturearecba Home Regulations) - 18.530(Industrial Zoning Districts) ` 18.755 (nixed Solid WaswRecydmg Storage) (:TTY(1F TTGARD Pre-Annliratinn!"nnferene, Nntre Pave(MR ADDITIONAL CONCERNS OR COMMENTS: • 5eehorn 15.5ao. 050 . G - Mc rnct„ door o..re • r�cio CFirPc) r cL11 Cornrru.r^c;u.l u5t n ecd o.4-O . - "1"h2, ,;4<- i s lo le_, - 51-ands d s C f Stci-ron E .(Q Od crppl`a-. • IVGC.rra4;rc- rr ..s•1 inr t✓d --a.ci-5 lV cko ,) trt, ,J c ;4-o• re r^�"1 , Re e 1—o 1te s .le pi i s r1.61- acle Qua:4€ . rti rnora.lQrncr�S me e -k.c s4-a d a.d y .,e.8.p1 a;„ ho rrr a.-}-;v . • 1'/CVI00 nc, u) a -Pe -� �Omrn�rc�cal (C P). S }e 'De-Ci(4) [cJ 1 �ti l _ . 0 0 CIO C CC. [(S; . . ci J JJ ff� ��ll ( , eo et - ooa 3 7OEAP Beve(and 1) .'.—�� �— �._`.. ,.,,..�7 C., 0. 1 Yi,4 r � J i V"' tel S e. l�Yl GC..-....'J `, / Ti.,lrle I� (, cai; dr1 - 30 ecui Cornple-tearss rr -e-- ,ynee, de c--led Co rvy/elle 41-e.- l0 -S weck rGV;-e p,-.ecss bey ; ris . PROCEDURE ✓ 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 NOTES Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shallbg folded IN ADVANCE to 81/2"x 11". One,81/2"x 11"map of a proposed project shall be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted, The Planning Division and Engineering Department 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 additionalptime to review. Written recommendations from the Planning staff are issued seven(7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard (-t'a.r;n ci'5 Of ef-e-' A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. V OFTTGART) Pre-Annlientinn('nnfrnrnce Nntrs Pave.7 of R • BUILDING PERMITS PLANS 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. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to 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. It 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: emu'�. (t Lcw Ckt.rli CITY OF`TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718- 37 EMAIL: Mirch Oigri)C, @tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Commercial.doc Updated: 27-Feb-08 (Engineering section:preapp.eng) (TTV 1WTIGART) Pn.-Annliratinn Conferrnrr Nntes Nap R nFR CITY OF TIGARD TREE PLAN REQUIREMENTS (Section 18.790.030) A development application is required to demonstrate that the site analysis and development plan protects the maximum amount of existing,viable trees (i.e. healthy and sustainable individuals or stands). In order to determine that preservation of viable trees has been adequately considered,the tree lan shall include a narrative that addresses the following: 1. How does the site,lot and/or building layout maximize tree retention? 2. How have improvements such as roads,driveways,utilities,and walkways been designed and located to maximize tree retention? 3. Have tree compatible construction techniques been considered and utilized wherever possible to maximize tree retention? (examples of tree compatible construction techniques include but are not limited to tunneling for utilities,"no-dig" pavement installation,and use of retaining walls in certain situations to limit root disturbance) 4. Is it possible to reduce the number of parking spaces to maximize tree retention? 5. Is it possible to reduce the total number of lots to maximize tree retention? 6. Could lot size averaging per Section 18.790.040(2) be utilized to maximize tree retention? Could lot width and/or depth per section 18.790.040(3) be reduced in order to maximize tree retention? 8. How have buildings and building footprints been designed to maximize tree retention? 9. Are offsite trees that may be impacted by development inventoried and adequately protected? 10. Describe additional techniques not mentioned above that have/will be used to maximize tree retention. Failure to demonstrate that the proposed development will preserve viable trees wherever possible may result in findings for denial of a development application. is\curpin\masters\tree plan requirements handout.doc Updated: 2/26/08 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 11111 • n, Friday,February 20,2009 TIGARD Jay Harris Harris McMonagle Associates,Inc. 8740 SW Scoffins St. Tigard, OR 97223 RE 7060 SW Beveland Rd., PRE2008-00015: Proposed Use, Sewer and TIF Estimates, Public Facilities Improvements. Jay, before we can work up sewer connection fees on this project there is a little problem ... And, because questions have come up concerning the proposed use and the required PFIs ... and because the unauthorized commercial use of this residential property has been going on for a number of years ... and because this has been an active Code Enforcement case since at least May,2008 and has not yet been brought into compliance ... I will address a number of these issues in this one letter and will do so in detail in order to, hopefully,avoid any misunderstandings and expedite resolution. Please call me if you have any questions about any of the following. Proposed Use: When we spoke on January 29th it was my understanding that you wanted TIF and Parks SDCs estimated on the assumption that only the primary residence at 7060 SW Beveland Rd. • would be converted to office use and that the detached apartment would remain residential. The site plan you provided is consistent with that assumption having the label"Rental Unit (Remains)" on the apartment. Using the phrase "Rental Unit (Remains)" instead of "Detached Structure (Remains)" implies an intended continued use as a rental unit in its current form- residential. Retention of the detached apartment as a residential unit was not explicitly discussed in the Pre-Application meeting and that use has not been approved by the City of Tigard. The detached apartment constitutes a pre-existing non-conforming use. A pre-existing non- conforming use can continue to exist so long as the primary structure's use remains unchanged but with a change of use of the primary structure (such as the proposed office Phone: 503.639.4171 • Fax: 503.684.7297 • • www.tigard-or.gov • TTY Relay: 503.684.2772 conversion) all uses on the property must become compliant and come into conformity with current land use requirements. The subject property is zoned MUE (Mixed-Use Employment) and 18.520.020.F and Table 18.520.1 of the Tigard Development Code define the currently allowable residential uses as "Multi-family residential, at 25 units/gross acre, allowed outright. Pre-existing detached single-family dwellings are permitted outright." Therefore,if the use of the primary structure on this property,technically a single family residence,is changed the only residential use allowable on the property will be multi-family. Retention of a single residential rental unit does not constitute multi-family use and the combined office and residential use consistent with the site plan is therefore not allowed. The current use of this single-family residence as an office is in violation of various code provisions and is the subject of an active code enforcement case. Prompt resolution of this matter by bringing the property into compliance is,therefore, in the owner's best interest and submitting a revised plan that shows compliant use would be a good first step. If you or the property owners have any questions about any of the above please call me at 503-718-2426 or Cheryl Caines at 503-718-2437. Sewer and TIF Estimates Because the combination office conversion and residential use is not approved we cannot develop an estimate of sewer connection charges for it. Further,the TIF and Parks estimates I forwarded to you on January 29th were based on that same combination use and they are, therefore, invalid. Those estimates are herewith cancelled and withdrawn. To help keep resolution of this matter moving forward I have drawn up TIF estimates on two of three allowable development options and, because the Transportation Development Tax (TDT) will replace TIF effective 7/1/09,I have worked up TDT estimates as well. Worksheets are attached and the options are as follows: Option 1: Convert both the primary residence and the apartment to office use. A. Permit application prior to 7/1/09: TIF $8,424; B. Permit application 7/1/09 - 6/30/10: TDT$4,261. Option 2: Convert the primary residence to office use and demolish the detached apartment. A. Permit application prior to 7/1/09: TIF $3,120; B. Permit application 7/1/09 - 6/30/10: TDT$0.0. Option 3: Return the primary residence to residential use: TIF/TDT do not apply. TIF/TDT costs are substantially higher for Option 1 and sewer connection charges will be as well. Please let me know which option the property owners wish to pursue and I will develop a sewer connection estimate accordingly. Public Facilities Improvements In a January 28 email to Kim McMillan,Bill McMonagle had requested that the City confirm by letter the Public Facilities Improvements that had been discussed in previous meetings and had been agreed to as required conditions for this project. This confirms that the following outline the basic requirements discussed and agreed upon but, absent the submittal of a plan that, as above, shows the property as being brought fully into compliance,this list is not intended to be final or all-inclusive: 1. SW Beveland Street will be improved to full city standards with dedication of a 5- foot right of way, curb and gutter 18 feet from the centerline, and expanded street improvement to match the curbs, sidewalk,driveway approach,street trees,PUE easements, and the radius return onto SW 70th Avenue with access ramp. 2. Dedication of 30 feet of right of way for the future improvement of SW 70th Avenue. 3. The property owner will enter into a non-remonstrance agreement with the City of Tigard to participate in the future improvement costs for the development of SW 70th Avenue. 4. The property owner will enter into an agreement with the City of Tigard to be allowed to leave the existing building that is partially in the area to be dedicated as public right of way for 706 Avenue. The owner will be permitted use of this building as office space until such time as the City is ready to improve SW 70th Avenue at which time the agreement shall cease to exist and the building will be removed. The building shall not be used for vehicle parking. 5. The above agreement regarding use of the building in the right of way of SW 70th Avenue will also stipulate that the right of way area will not be used for vehicle access or parking. Please let ow if you have any questions. /7/7 be Shields Permits/Projects Coordinator cc: Property File,Dick Bewersdorff,Kim McMillan,Bill McMonagle,Steve Bloomquist, Cheryl Gaines, Christine Darnell,Randy Richardson. PRE-APPLICATION CONFERENCE NOTES TRiARD ENGINEERING SECTION City of Tigard,Oregon Community Development Shaping Oetter Community PUBLIC FACILITIES Tax Map[sl: 2S101AB Tax Lot[sl: 2400 Use Type: SDR 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: X SW Beveland Street to 30 feet from centerline plus additional ROW radius at corner X SW 70th Avenue to 30 feet from centerline (entire 30 feet from this property - 20 feet previously vacated) SW to feet SW to feet Street improvements: ® Half street improvements will be necessary along SW Beveland Street, to include: ® 18 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 12-foot concrete sidewalk ® street trees in 4' x 4' tree wells Z street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section ❑ Other: ® Half street improvements will be necessary along SW 70th Avenue, to include: ® 18 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 12-foot concrete sidewalk ® street trees in 4' x 4' tree wells ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: I 1 feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: ❑ street improvements will be necessary along SW , to include: I 1 feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: I I feet of pavement I I concrete curb I I storm sewers and other underground utilities I I -foot concrete sidewalk street trees CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Z Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. 515 I , There are existing overhead utility lines which run adjacent to this site along SW Beveland Street on south side. Prior to final building inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Beveland Street and in the vacated ROW of 70th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer. Water Supply: The Tualatin Valley Water District (TVWD) (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723] 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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section 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. On-site detention is required if net, new impervious surface area exceeds 10,000 sf. 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. 00-7) 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 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 impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. 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. Payment of the fee in-lieu. Water quality treatment is required in accordance with CWS standards. 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. 1) 18.705.030.H.1 Provide site distance certification for proposed access. 2) Must provide traffic study with p.m. peak trip contributions to 72nd Avenue/Dartmouth Street and 68th Avenue/Dartmouth Street for signal fee assessment. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI 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. Site Improvement Permit (SIT). This permit is generally 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 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section 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: Sg 3' I g• CZ ENGINEERING D AR ENT STAFF DATE Phone: [503)639-4171 Fax: [503)624-0752 document2 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Mar, 9. 2009 3: 22PM No. 0007 P. 2 2 k_--, ri, .r.,„ \,:iii r',._,, \-- ., 1 Clean Water Services File Number I mAR q ?f...M 0 i GaeanWater Services ® "cO c'�9 3 . By_____w, Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction:Tigard 2. Property Information(example 13234A801400) 3. Owner information Tax lot ID(s):2S-1-01AB TU 2400 Name:Randy Richardson and Bob Slmonyi Company: Address:7060 SW Beveland Street Site Address:7060 SW BEVELAND ST City, Slate,zip:Tigard,OR 97223 City, State,zip:TIGARD, OR 97223 Phone/Fax: Nearest Cross Street:SW 70TH AVE TO NE ' E-Mail:Contact Applicant For Additional Information 4. Development Activity(check all that apply) 6. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name:Steve Bloomqulst l7 Lot Line Adjustment ❑ Minor Land Partition Company:Harris McMonagle Associates ❑ Residential Condominium ❑ Commercial Condominium 8740 SW SColfins Street [11 Residential Subdivision Li Commercial Subdivision Address: ❑ Single Lot Commercial City,State,Zip:Tigard,OR 97223 ❑ Multi Lot Commercial Other Covert existing residence to office use and public Phons/Fax:503-639-3453/603-639-1232 street improvements along SW Beveland Street. E-Mail:stews @h-mc,com 6. WIIt the project Involve any off-site work? in Yes ❑No ❑Unknown Location and description of off-site work in public right of way along SW Beveland Street 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as Issued by the Department of Environmental Quality,Deportment of State Lands andlor Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in the document,and la the best of my krieMedge and belief,this Information Is true,complete,and accurate. Print/Type Name Steve Bloomquist Print1Type Title Owners Authorized Agent signature, ' rQ`�> Date 3-9-09 FOR DISTRICT USE ONLY Q Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07.20, Section 3.02.1.All required permits and approvals must be obtained and completed under applicable local,Slate,and federal law. ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site,This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they we subsequently discovered.This document will serve as your Service Provider teller as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ❑This Service Provider Letter is not valid unless CWS approved site plans)are attached. I]The proposed activity does not meet the definition of development or th of was platted after 919/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PRO DER LETTER IS REQUI D. Reviewed by / G--e-d'1-- Date i l %D 2hr,U`_vyI IillshurC.I lirilavay • Iilllsboro,(J clot)Iii 9'2.J - Piir,nr-:(h('l)lilci-!;911() • nit:(M):1)WO-1•139 , t•A•rnl.ctVantvalcrtielV11:i'w.uyl Cr CITY OF TIGARD RECEIPT _ 13125 SW Hall Blvd., Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 174213 - 07/01/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID . SDR2009 - 00002 $ 3,524.00 Total: $- 3,524.00 PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 64091 DHOWSE 07/01/2009 $- 3,524.00 Payor: LanFarm LLC Total Payments: $ - 3,524.00 Balance Due: $3,524.00 • Page 1 of 1