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SDR2009-00001 SDR2009 00001 KEYWAY OFFICE CONVERSION NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2009-00001 KEYWAY OFFICE CONVERSION 120 DAYS = 6/4/2009 SECTION I. APPLICATION SUMMARY FILE NAME: KEYWAY OFFICE CONVERSION CASE NOS.: Site Develo ment Review(SDR) SDR2009-00001 Adjustment VAR VAR2009-00001 Adjustment AR VAR2009-00002 PROPOSAL: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is approximately 15,000 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing adjustments. Fir as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save the existing Fir tree. APPLICANT: Kent Krafve APPLICANT'S Andrew Barrett Keyway Corporation REPRESENTATIVE: AAI Engineering 7275 SW Hermoso Way 4875 SW Griffith Dr.,Suite 300 Tigard, OR 97223 Beaverton, OR 97005 OWNERS: Kent Krafve and Brian Frank 7275 SW Hermoso Way Tigard, OR 97223 LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: 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 intra-district pedestrian and transit trips even for those who drive. The zone maybe applied eLsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for Site Development Review and Adjustments subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 1 OF 30 A CONDITIONS OF APPROV ., THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK The applicant shall pre are a cover letter and submit it, along with an NT PLANNING documents and/or plans that address the following requirements to the C JRRENT PLANNING DIVISION,ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Any modification to the approved plan requires review and approval from the Planning Department. A minor or major modification application may be required. 2. Prior to site work the applicant shall provide a site plan for review and approval showing., the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. II the spacing standards cannot be met, then the applicant shall apply for a Type II adjustment to the street tree requirements. 3. Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.;and B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter from the landscape architect explaining how the Tigard Triangle screening standards will be met. L-1 along Hermoso:shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. 4. Submit detailed plans for review and approval that shows how all service facilities including air conditioning units,HVAC,and gas meters,are screened from view. 5. Prior to site work the applicant shall submit a detailed plan illustrating how the garbage collection area is screened from neighboring properties. 6. Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space. B. Compact act parking spaces labeled;and G Dimensions of the bike parking area and materials used for the surfacing. 7. The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist's recommendations; B. Tree protection notes from the arborist report;and C A signature of approval from the project arborist. 8. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to -follow the plant or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed• 9. If work is required within an established tree protection zone the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes pnor to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 2 OF 30 10. The applicant shah Lave an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist at feast once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone ('1PZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has IDeen violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. -Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 11. A site plan must be provided for review and approval indicating how the vision clearance requirements are met. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-4171; EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to issuance of a site permit, A Public Facility Improvement (PH) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to u lic improvements. Public Facility Improvement (PH),permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at C ityHall and the City's web page 1www.tigard-or.gov). 13. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. .Failure to provide accurate information to the Engineering Department will delayprocessing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control-during the public improvement construction phase. 15. The City_Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 16. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 17. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: A. Tigard Triangle standard pavement section for a local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; G concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff;. E. 12-foot concrete sidewalk with 4'x 4'tree wells or 8-foot sidewalk with 4-foot planter strip; F. street trees spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer; NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 3 OF 30 I. undergrouna _„-Aities; - 1 street signs (if applicable);and driveway apron(if applicable). L. adjustments in vertical and/or horizontal alignment to construct SW Hermoso Way in a safe manner, as approved by the Engineering-Department. 18. A profile of SW Hermoso Way shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 20. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition,a proposed maintenance agreement shall be submitted along with the plans and calculations for review and approval. 21. The,applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 22. Discharge stormwater to an approved public facility which may include curb weep holes. Submit detail plans to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 23. An erosion controlplan shall be provided as part of the Public Facility Improvement (PFI) Spermit drawings. The plan shall conform to Clean Water Services Design and Construction tandards (Resolution and Order No.07-20) Chapter 2. 24. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall pre are a cover letter and submit it, along with an y� supporting documents and/or plans that address the following requirements to the C; JRRENT PLANNING DIVISION,ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 25. A separate sign permit will be required for all tenant signage prior to installation. 26. Prior to final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable, and viable in their modified growing environment. 27. Prior to final building inspection the applicant/owner shall record a deed restriction to the effect that any existing tree greater gran 6 diameter 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 decision should either die or be removed as a hazardous tree. 28. Prior to final building inspection, the applicant shall contact the Staff Planner, Cheryl Caines, 503-639-4171, ext. 2437 for final walk-through. All site improvements must be completed per approved plans. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 4 OF 30 The applicant shall prepaic a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCVIILLAN 503-639-41712 EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 30. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with fpoints for each structure (manholes, catch basins, water valves, hydrants and other water system eatures) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 31. The applicant shall pay a deposit equal to the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. The amount will be$3,500 and it shall be paid prior to a final building inspection. 32. Prior to a final building inspection, the applicant's engineer shall submit final sight distance certification for the completed access on SW Hermoso Way. 33. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed access on SW Hermoso Street. 34. Prior to a final building inspection the applicant shall contribute $712 to the SW 72nd/Dartmouth Street signal funds. 35. Prior to final building inspection,the applicant shall pay a fee in-lieu of extending the existing storm drain in Hermoso to the site in the amount of$4,754. 36. Prior to final building.inspection,the applicant shall pay the reimbursement fee required by Sewer Reimbursement Distract No. 15. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History&Proposal Description: Staff conducted a search of City records for the subject property and did not find any previous land use cases. This Site Development Review has been submitted to resolve a land use code enforcement action (CE02008-00080) for converting the residence into a commercial business without proper permitting. The applicant is requesting approval to convert an existing 1,972 square foot residence and garage into an office building. Two adjustments are also requested• one is to utli7.e an existing fir tree as a street tree and the second is to allow construction of a curb ti (it sidewalk around the fir tree instead of a sidewalk with planter strip. A small parking area is proposed in front of the structure. No other significant site changes are proposed. Vicinity&Site Information: The .34 acre site is located on the north side of SW Hermoso Way within the Tigard Triangle. It is zoned Mixed Use Employment (MUE) as are the properties to the east and west. The site to the north is zoned General Commercial (G G) with a Planned Development overlay. The site is currently improved with one single-family residence. Properties in the area are developed with single family residences, residences converted to office buildings, and other office buildings of various ages. The homes are left from when the area was predominantly residential. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE'.CONVERSION PAGE 5 OF 30 SECTION IV. COI-_iIENTS FROM PROPERTY Ou .ERS WITHIN 500 FEET - The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, staff posted two notices on the site, visible from the street. Staff received one comment letter from John Shonkwiler, representing the property owner to the west, M.M. Shinmen, L.L.C. Mr. Shonkwiler supports the proposed request to convert the existing residence into a commercial office since many other owners on the street are doing the same. He also states that the requested street improvement and landscaping adjustments are appropriate and necessary to preserve the mature tree in the front yard. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Variances and Adjustments 18.370 B. Zoning Districts 18.520 Commercial Zoning Districts C. Tigard Triangle Design Standards 18.620 D. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid-Waste and Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) E. Specific DR Approval Criteria 18.360 F. Street and Utility Improvement Standards 18.810 G. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. VARIANCES AND ADJUSTMENTS The applicant is requesting two adjustments for retention of an existing 42-inch Douglas Fir tree located in the site's front yard. One adjustment is to the landscape standards to allow the existing tree to be utilized as a street tree. The second is an adjustment to the street improvement standards to allow a 5- foot curb-tight sidewalk in lieu of the required 12-foot sidewalk or 8-foot sidewalk and 4-foot planter strip. Section 18.370.020.C.6.a. states that the Director shall approve, approve with conditions, or deny by means of a Type I procedure an adjustment to use existing trees as street trees, providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: • The ground within the drip-line is altered merely for drainage purposes; and • It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant is requesting to utilize an existing Douglas Fir (Psudotsuga menziesii) as a street tree along Hermoso Way. Construction proposed in the tree's dripline includes installation of two parking stalls a 5-foot sidewalk, and utility installations. The Project Arborist has outlined construction methods to be used and protection measures for the tree within the Arborist Report. The report shows that retention of the tree is possible if the measures outlined in the report are followed. The City Arborist has reviewed the report and recommends approving the adjustment. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE OONVERSION PAGE 6 OF 30 Adjustments for street improvement requirements (Chapter 16.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards,the Director shall.determine that the potential adverse impacts exceed the public benefits of strict application of the standards. A 5-foot, curb-tight sidewalk is proposed in lieu of the required 8-foot sidewalk with 4-foot planter strip. This configuration will allow the applicant to protect and retain an existing 42-inch Douglas Fir tree along the street frontage. The sidewalk will be set back from the tree 10 feet. Strict application of the code may result in an adverse impact on the tree and tree roots. The proposed adjustment still allows construction of a 5-foot sidewalk,which is the minimal sidewalk width required on a adjustment street. There is no adverse impact to the public by allowing the smaller sidewalk. FINDING: Both adjustments proposed allow retention of the existing Douglas Fir tree and still provide for safe public access to the site and travel through the neighborhood. These adjustments are approved. B. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None 14,500 s.f.[1] - Detached unit - - Boarding,lodging,rooming house Minimum Lot Width 50 ft. 100 ft. Minimum Setbacks -Front yard 0 ft. 27.5 ft. - Side facing street on corner&through lots - - - Side yard 0 ft. 15.42 ft/11.4 ft - Side or rear yard abutting more restrictive zoning district - - -Rear yard 0 ft. 24.2 ft.[2] -Distance between front of garage&property line abutting - - a public or private street. Maximum Height 45 ft. 24 ft. Maximum Site Coverage 85% 33% Minimum Landscape Requirement 15% 67% Maximum Floor Area Ratio 0.40 0.13 [1]Approximate site square footage after right-of-way dedication. [2]Measured to existing storage shed in the rear yard. The site lies within the MUE zoning district. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the zone. The proposed use is an office for a construction company,which is permitted in the zone as long as the storage of materials and equipment are incidental to the office use. Only indoor storage is allowed. If this storage exceeds 50% of the occupied space,the use is classified as Industrial Services, which is not a permitted use in the zone. A site visit has shown that the existing business complies with this requirement. FINDING: Based on the analysis above, the Development Standards criteria have been fully satisfied. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 7 OF 30 B. TRIANGLE DESIGN STANDARDS(18.620): 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 principles adopted for the Tigard Triangle, including creating a high-duality 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. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner, and the proposar will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 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 than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) 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. The proposal meets the Performance Option because SW Hermoso Way is approximately 1,050 feet in length which requires 1 to 2 intersections. Currently, there are (2) intersections on Hermoso. The straight-line distance from the subject property to the closest arterial (72w'Ave.) is 112 feet. The shortest vehicle and pedestrian trip from the subject property to 72' Ave. is also 112 feet. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development lan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The applicant has not proposed a phased development. Therefore,this standard does not apply. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 8 OF 30 Building Placement on Mayor And Minor Arterials And The Street. Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Southwest Hermoso Way is not a major or minor arterial. Therefore,this criterion does not apply. Building Setback: The minimum building setback from ublic street rights-of-way or dedicated wetlands/buffers and other environmental features, shall-be 0 feet;the maximum building setback shall be 10 feet. This section requires a maximum building set back of 10 feet from dedicated rights-of-way. The existing building sits at an angle on the site. The front yard setback is approximately 22.5 feet to the western front corner and 40 feet to the eastern front corner. This building location is non-conforming. As long as the building remains otherwise lawful, the conversion is permissible. No additions or expansions are proposed. This criterion is not applicable at this time. 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 (1) 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 18.620.070. The site fronts one street (Hermoso). A landscape plan was not provided by the applicant,therefore one must be provided showing how the L-1 landscape standard is met along the street frontage. The applicant did not propose L-1 landscaping because the definition of L-1 landscaping states that it is required only along major and minor artenals; Hermoso is a local street. 18.620.030.A.3 and 5 both require L-1 landscaping for this development. This standard can be met as conditioned under the Landscaping and Screening section of this decision. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) 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 18.670.070. One walkway connection is provided to the public street from the building entrance. It will be through the parking area so as not to further disturb the root system of the existing fir tree. The connection is 6 feet wide scored concrete. This criterion is satisfied. 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 L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the buildin setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street,where it shall be landscaped to an L-ILandscape Standard. The applicant has shown the associated parking to be located in the front of the building. A drive to the rear Of the site could not be constructed due to site constraints such as the location of the existing residence and Douglas Fir tree. The site plan shows a 4-foot area between the sidewalk and parking area, but no landscape details were provided. To ensure the site is landscaped to meet the Tigard Tnangle requirements, the applicant is conditioned to provide a detailed landscape plan under the Landscaping and Screening section of this decision. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the cnteria found in Section 18.370.010 (Criteria for Granting a Variance) is satisfied. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 9 OF 30 Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) 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 percent 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. According to the standard above, the building must have a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing,, and the applicant is not proposing to modify the facade. Ground floor windows cover approximately 40% of the}rout facade. Should any modifications be made,this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) 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. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. Weather Protection: Weather protection for pedestrians, such as awnings, canopies, and arcades shall be provided at building entrances. Weather protection is encouraged along building arcades, 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 backlit. The existing structure has a covered entry. This standard has been satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material maybe plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. No changes are proposed to the existing materials, and the applicant notes that the building will be a non-conforming structure. A site visit revealed that the structure is finished with wood siding. This criterion has been satisfied. 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. The existing building does not have a false front or false roof. This criterion is satisfied. Roof-Mounted Equipment: All roof-mounted equipment must be screened from view from adjacentpublic 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. The applicant is not proposing any rooftop equipment. Because the structure was a residence, an existing chimney will remain. 1 his criterion is satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 10 OF 30 Zoning District Regulations: Non-residential development within the G-G zone shall meet the sign requirements for the commercial zones, (18.780.130.C). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has indicated that no signs are proposed with this submittal. A condition of approval under the Sign section of this decision ensures that the applicant will obtain a sign permit pnor to installation of any signage. Landscaping and Screening: Two (2) 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. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and focal streets, standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standar -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 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. 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 21/2 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 (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. This requirement has not been met. A landscape plan was not provided. L-1 landscaping is required along the Hermoso street frontage, and L-2 is required within the parking area. Landscaping requirements are discussed in further detail under the Landscaping and Screening section of this decision. The applicant is conditioned under that section to provide a detailed landscape plan showing how the L-1 and L-2 standards are met. FINDING: Based on the analysis above the Tigard Triangle Design criteria for landscaping have not been satisfied, but can Eie as conditioned-under the Landscaping and Screening section of this decision. C. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 11 OF 30 Access,Egress and Circu.._.4on(18.705): Access plan: 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. The applicant has provided a site plan showing access from SW Hermoso Way. Therefore,this standard has been satisfied. 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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with surrounding development. This standard is not applicable. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. The proposed building will be accessible from SW Hermoso Way-, a public street. Therefore, this c rite non-has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: 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: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Walkways: On-site pedestrian walkways shall comply with the following standards: 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; On-site pedestrian walkways are proposed from the building entrance to the parking area and public sidewalk. This standard is met. 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 oT 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, an sign posts, and shall be in compliance with ADA standards; One proposed walkway crosses the asphalt parking area for a distance of 28 feet. The walkway is 6 feet wide and made of scored concrete. This standard is met. 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. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 12 OF 30 The walkway will be scored concrete and lit by fixtures mounted on the front of the building. A lighting plan was provided by the applicant. This standard has been met. Access Management(Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies 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. A preliminary sight distance assessment has been submitted. The proposed access on Hermoso Way, a local street with parking, requires a minimum sight distance of 280 feet in each direction. The sight distance to the west is about 330 feet. To the east,the sight distance was measured to be about 160 feet. However,vehicles entering Hermoso Way from 72nd are visible since the intersection of Hermoso Way and SW 72nd is about 112 feet from the proposed access. A final sight distance certification should be submitted after construction of the frontage improvements along Hermoso Way and prior to a final building inspection to ensure that these sight distances are maintained. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact re ort submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is 112 feet from the intersection of SW 72nd. This is the most separation that can be achieved without removing a 42-inch Douglas fir which is intended to remain. Section 18.705.030.H.3 and 4 states that 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. The minimum spacing of local streets along a local street shall be 125 feet. No new streets are proposed. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. One access point is required for this project, which has 5 proposed parking spaces. One 24-foot paved access drive is provided to Gonzaga Street. Vehicular access ways are within 10 feet of this entrance; therefore this standard has been satisfied. FINDING: Based on the analysis above, the access egress and circulation requirements have been met. ENVIRONMENTAL PERFORMANCE STANDARDS(18.725): 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. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 13 OF 30 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 of other point- source 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. 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. 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. 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 lotline shall be permitted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. 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. The proposed use is office which is an outright permitted use within the MUE zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the above, there is no evidence that the Environmental Performance Standards will not be met. LANDSCAPING AND SCREENING(18.745): All landscaping shall be installed according to accepted planting procedures. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions). Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects' Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 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. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745 040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small, medium or large). The applicant states that one street tree will be planted in addition to the existing ir tree being utilized as a street tree. The proposed tree is a 2 inch Japanese Lilac. Trees within the Tigard'Triangle along local streets are required to be a minimum 21/2 inch caliper and spaced a maximum 28 feet apart. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE,CONVERSION PAGE 14 OF 30 The City Arborist notes that the applicant has not met the requirements; therefore the applicant is conditioned to provide revised plans that show street trees meeting the size, species and spacing standards. If the spacing requirement cannot be met,then the applicant shall apply for an adjustment to the street tree requirement under 18.370.020.C6.b. It is acceptable for the applicant to include a note on their street tree plan that slight variations in placement may be required due to driveways,utilities,etc.,but every attempt will be made to keep the same species and net number of street trees that are shown on the final approved plans. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The site borders tax lot 401 to the north,which is developed with a single family�� residence and is zoned G G (PD).Properties to the east and west are office/commercial uses and zoned 1VI-JE like the subject site. The applicant states that the adjacent zoning does not require buffering. Buffering requirements are based on uses and not zoning,therefore the applicant is required to provide a buffer along the northern property line for the single family residence. An 8-foot wide landscape buffer with a fence, trees and shrubs is required. A detailed landscape plan was not provided with the application to show the plantings. This requirement can be met as conditioned below. Special Provision: Screening and Landscaping of Parking Areas Section 8.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parkin lot areas from view. Planting materials to be installed should achieve a relative balance between parking lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas and shall be equally distributed on the basis of one (1) tree for each seven(7) parking spaces in order to provide a canopy effect The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant states that the parking lot will be screened by a 4-foot planting area between the public sidewalk and the parking area. Details are not given on the types of plants to be used. Tigard Tnangle standards require parking areas to be screened by an L-1 landscape standard. The applicant is being conditioned to submit a detailed landscape plan that shows how this standard is met. 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; Screening of other service facilities such as A/C units, gas meters etc. has not been addressed. Therefore, the applicant will be required to submit detailed plans for Planning Division review prior to issuance of a buidding permit that shows any service facilities including air conditioners and gas meters screened from view. This standard can be met as conditioned below. 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. The applicant indicates that the garbage cans will be placed in the back of the building and rolled out to the curb for collection. The applicant also states that the location at the back of the building will not be visible from the street or parking area, but does not address visibility from neighboring sites. The applicant has been conditioned to ensure this standard is met. FINDING: Based on the analysis above,the landscaping and screening standards have not been met. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 15 OF 30 CONDITIONS: ♦ Prior to site work the applicant shall provide a site lan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met, then the applicant shall apply for a Type II adjustment to the street tree requirements. ♦ Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.; and B. Landscaping that meets the L-1 requirements of the Tigard T le along with a letter from the landscape architect explaining how the Tigard an e screening standards will be met. L-1 along Hermoso: shrubs shall be of a variety hat will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. • Submit detailed plans for review and approval that shows how all service facilities including air conditioning units,HVAC and gas meters,are screened from view. MIXED SOLID WASTE AND RECYCLABLES STORAGE (18.755): Chapter 18.755 rey_uires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four(4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant is proposing to meet the Franchised Hauler Review and Sign-off Method of compliance. A letter Irom Pride Disposal Service was provided. The letter indicates that the existing roll-cart service can continue to serve the office use. Therefore,this standard has been met. Location Standards. To encourage its use the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 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; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 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 appropnately screened according to the provisions in 18.755.050 C, design standards; 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. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 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; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 16 OF 30 The existing service level involves roll-carts that are stored in the rear yard. The cans are rolled to the curb for garbage pickup. This is the same service provided to residential uses. Hauler access to the storage area is not necessary. Screening has not been adequately addressed. The collection area is not visible from streets or the parking area, but may be from neighboring sites. The applicant has been conditioned to provide plans that show how the cans will be screened from view. FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage standards have not been fully met,but can be as conditioned below. CONDITION: Prior to site work the applicant shall submit a revised landscape plan for review and approval illustrating how the garbage collection area is screened from neighboring properties. OFF-STREET PARKING AND LOADING(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Oft street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve,measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 paiking spaces may provide for the spaces in excess of the required first 40 spaces up.to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool-and vanpool spaces; 4) Long-term spaces. According to measurements taken from the plans, the parking associated with this project is within 40 feet of the existing building. All parking has been proposed to be located on-site. Therefore, this standard has been satisfied. Joint Parking_ Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same fparking and loading spaces when the peak hours of operation do not overlay, subject to the ollowing: 1) The size of the joint_parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070;2) Satisfactory legal evidence shall-be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. The development has no shared parking. This standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e. that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The proposed building is not a mixed-use project. This standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall_provide an additional 15% of vehicle parking spaces above the minimum required-for the use of-guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore,this standard does not apply. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 17 OF 30 Preferential Long-Term L._..pool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long- term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Fnday. The applicant's plans show a total of 5 parking spaces. This criterion is not applicable to the development. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Buildin Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is required to provide a minimum of one ADA parking spaces. One space is provided. Final determination of the number and design of the required ADA spaces will be made by the building official during the review of the building permit application. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- streetparking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.620 (Tigard Triangle Design Standards). No drop-off grade separation is proposed. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces clearly marked with striping, and the direction of flow is obvious in the small parking area. Therefore ,this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 18 OF 30 The applicant's narrative inuicates that wheel stops will be installed tnroughout the parking lot but are not shown on the site plan. This standard can be satisfied as conditioned below. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. Stall width dimensions may be distributed as 50% standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. The applicant's.plans and narrative indicate that of the 5 parking stalls, 2 stalls are compact,which is 40% of the total. Dimensions of the 90 degree parking spaces are 8 ft. by 18.5 ft. for compact spaces and 10 ft. by 18.5 ft. for standard stalls. The drive aisle is two-way and a width of 24 feet. Figure 18.765.1 requires that all compact spaces be marked as such. The applicant is conditioned to submit a revised site plan labeling the compact spaces. Therefore, this standard can be met as conditioned. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Bicycle parking is provided within 10 feet of the building entrance and is visible from on-site and Hermoso Way. The designated bike parking areas will not be within parking aisles or pedestrian ways. This criterion is satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 2' feet by six feet long, and, when covered with a vertical clearance of-seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shallbe surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The site plan shows the location of the bicycle parking and a detail of the rack has been provided. The narrative states that the parking will not be covered, but that the rack will be secured to the ground and placed on an asphalt or concrete surface. The applicant is being conditioned to provide a revised site plan showing the hard surface bike parking area with dimensions. This criterion will be satisfied. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1 000 square feet. Although the minimum required spaces based on the square footage (1,972 square feet) is one, the applicant must supply two as noted in the code above. Based on the narrative the applicant is proposing two bicycle parking spaces. Therefore,this standard has been satisfied. NO110E TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 19 OF 30 Minimum Off-Street Park. Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. The minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the total square footage (1,972), 5 spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or 7 spaces. The site plan shows parking spaces. This number meets both minimum and maximum standards. Off-Street Loading Spaces: Commercial, industnal and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. Based on the square footage of the building (1,972 square feet), an off-street loading space is not required. This standard is met. FINDING: Based on the analysis above, not all of the off-street parking and loading standards have been fully met, however, if the applicant complies with the conditions listed below,the standards will be fully met. CONDITION: Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space. B. Compact parking spaces labeled;anc G Dimensions of the-bike parking area and materials used for the surfacing. SIGNS (18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future, a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. TREE REMOVAL (18.790): Section 18.790.030 requires 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. As required, the applicant submitted a tree plan conducted by Terry Flanagan, a certified arborist. However, the report does not contain the four required components (see comments below regarding protection). 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; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 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_ and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE ODNVERSION PAGE 20 OF 30 a. Retention oi 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; 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. Based on the arborist's report there is 1 tree greater than 12 inch caliper on-site. This one, 42-inch fir tree is being preserved; therefore, 100% of the trees will be retained. No mitigation is required and this criterion is satisfied. 3. Identification of all trees which are proposed to be removed; One 8-inch weeping mulberry will be removed for street improvements as identified in the Arborist Report. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The site plan shows fencing around the fir tree but does not provide details. The tree protection plan must show the tree protection fencing type and location to scale per the project arborist's recommendations. Also, the tree protection notes in the arborist report must be Included on the plan, as well as a signature of approval from the project arborist. Protection standards can be met as conditioned below. 18.790.040 Incentives for Tree Retention 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 tree 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 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. Conditions of approval will ensure that this standard is met. FINDING: Based on the analysis above, the tree removal standards have not been fully met; however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: ♦ The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arbonst's recommendations; B. Tree protection notes from the arborist report; and C. A signature of approval from the project arborist. ♦ The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 21 OF 30 • If wu.c is required within an established tree I,;.,section zone, the project arborist shall prepare a proposal detailing _the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arbonst has submitted written reports to the City Arbonst, at least once every two weeks,as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the pproject until an inspection can be done by the City Arborist and the Project Arbonst. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • Prior to final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. • Prior to final building inspection, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6" diameter 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 decision should either die or be removed as a hazardous tree. VISUAL CLEARANCE AREAS(18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a ublic street and a private driveway. A clear vision area shall contain no vehicle hedge,planting,-fence wall structure, or temporary or permanent obstruction exceeding three (311 obstructions in height. The code provides that obstructons tthat may be located in this area shall-be visually clear between three (3) and eight(8) feet in height(8) (trees may be placed within this area provided that all branches elow eight(8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's narrative states that a Clear Vision Triangle has been shown on the site plan. None of the plans provided show this triangle. The applicant is being conditioned to provide a site plan showing how the standard is met. FINDING: Based on the analysis above, the vision clearance standards have not been fully satisfied;as conditioned below the code requirements can be met. CONDITION: A site plan must be provided for review and approval indicating how the vision clearance requirements are met. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 22 OF 30 C. SPECIFIC SITE Dr,VELOPMENT RE VIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the _previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are,therefore,found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and,therefore,will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18 0.090.15 (Drainage);and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. The site is relatively flat with few trees and no slopes associated with the site. The frontage improvements and parking area have been designed to retain an existing 42-inch Fir tree on-site. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Intenor 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. Windows exist on all sides of the building. The applicant has provided a lighting. plan that shows illumination of the pedestrian pathways and proposed,parking along the front of the building, but lighting along the rear of the building crime prevention is not addressed. This standard has not been met• therefore the applicant is conditioned to provide a revised lighting plan that shows lighting along the rear o? the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: -bus stop shelters; turnouts for buses;and connecting paths to the shelters. The site has frontage on SW Hermoso Way, which is not on a Tri-met transit route, therefore, this standard does not apply. FINDING: Based on the analysis above the Site Development Review criteria have not been satisfied,but can be met as conditioned. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE OONVERSION PAGE 23 OF 30 CONDITION: Subn— a detailed lighting plan to the Planning _ vision for review and approval. The plan shall show areas along the rear of the building illuminated by the fixtures and details on the fixture types. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-o�way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermoso Way, which is classified as a local street on the City of Tigard Transportation Plan Map and is within the Tigard Triangle. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate any additional ROW required to provide the full 30 feet of right-of-way as shown on the submitted plans. SW Hermoso Way is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that provide the north half of a three-lane section as shown in the Tigard Triangle Standards, 18.620. This includes a minimum of 18 feet of pavement from centerline,curb, and 12 sidewalk or 8-foot sidewalk with 4-foot planter. An arborist report dated June 5, 2008 to preserve a 42-inch Douglas fir at the southwest corner of the site has been submitted. The report evaluates the effect of the proposed driveway on the tree and provides a tree protection plan. Portions of the proposed sidewalk will be directed to the south side of the tree, as discussed under the Variances and Adjustments section of this decision. Alternative materials for this portion of the sidewalk, specifically intended for the purpose, may be proposed in advance of plan submittal. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. 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. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. It is not necessary to provide future streets or extensions of streets through this development. Street Alignment and Connections: Section 18.810.030.H.1 states that 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, preexisting 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. Section 18.810.030.H.2 states that 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 precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. NOTICE TYPE H DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 24 OF 30 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. This is a mid-block development without any opportunities for future street connections. Grades and Curves: Section 18.810.030.N states that 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). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. Block Designs - Section 18.810.040.A states that 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 or convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or • For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. There is difficulty in meeting the block standards for the area around the development. Topographical issues like the wetlands to the northwest of the site and proximity to an arterial (SW 72°x) and State Highway(Hwy 217) hinder connectivity in the area. Currently Hermoso Way only connects with streets to the south and east. There are no street connections to the north that are required at this time by the Transportation System Plan or Tigard Triangle Street Plan. Therefore,this standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct an 8-foot sidewalk with a landscape strip along Hermoso, but is reduced to a 5-foot, curb-tight sidewalk around the existing fir tree. An adjustment to the street improvement standards has been approved to allow the narrower sidewalk around the tree. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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 Crean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE(DNVERSION PAGE 25 OF 30 Over-sizing: Section 18.81,..,,90.0 states that proposed sewer syste.__� shall include consideration of - additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in Hermoso Way with a lateral to the site constructed through Sewer Reimbursement District No. 15. The applicant proposes to use this lateral. Connection to the lateral requires payment of a reimbursement fee established by the reimbursement district. The fee is currently$7,777.72 and increases $304.66 every January 25th. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. A land use permit for the adjacent parcel (SDR 2005-00008) to the west allowed a$4,754 payment in-lieu of extending the street storm drain in Hermoso Way. The lot has the same length of frontage along the street and should be required to pay the same fee. Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. 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 Clean Water Services in 2000 and including any future revisions or amendments). There is no significant upstream drainage to the site. While disposal of onsite runoff through a curb weep hole is permitted, the.proposed connection a of a 6-inch storm drain to a weep hole is not acceptable. Condition#21 will ensure this standard is met. Effect on Downstream Drainage: Section 18.810.100.D states that 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows u to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Required on-site detention is shown on the plans and preliminary calculations have been submitted. A proprietary water quality facility is proposed. Detention is not required since there is less than 5,000 square feet of new impervious surface. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adljoining.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 right-of-way. Hermoso Way is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, 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: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 26 OF 30 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the tight to approve location of all surface mounted facilities; • 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 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common,but not the only,such situation is a short frontage development for which under-grounding,would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay ae in-lieu of under-grounding. There are existing overhead utility lines along the south side of SW Hermoso Way. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100.001ineal feet;therefore the fee would be $3,500. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVE ME NT STANDARDS: Traffic Signals: Lancaster Engineering prepared a traffic impact report for this development, dated November 17, 2008. Two key intersections were analyzed: ♦ SW 72nd Avenue/SW Dartmouth Street ♦ SW 68th Parkway/SW Dartmouth Street Two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PMp peak hour. For that impact, the City Council required the developer to pay funds in the amount of 20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street,the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000 .00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies RUs project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies RUs traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. The Lancaster Engineering report shows that this project will generate approximately 1 PM peak hour trip to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of-2,555 vehicles, the project impact is approximately 0.039%. Therefore, based on simple proportions, the project contribution to this intersection is $712. Likewise, the Lancaster Engineering.report shows that the project will not generate any PM peak hour trips at the intersection of-SW 68th Avenue/SW Dartmouth Street. Therefore, the project will not contribute to this intersection. Funds for SW 72nd Avenue/SW Dartmouth Street intersection must be paid to the City before final building inspection. NOTICE TYPE U DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 27 OF 30 Public Water System: Tualatin Valley,Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for the proposed water quality stormfilter that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the Uity prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility ty to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations?the applicant is required to submit an erosion control plan for City review and approval-prior to issuance of City permits. Survey Requirements: Applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E. IMPACT STUDY(18.390): Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type,of impact,the study shall propose improvements necessary to meet City standard, 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 a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. Run-off from the site will be collected and then treated in a proposed catch basin before being released onto the street via a weephole. Extension of the ublic storm line is not required at this time due to the distance to the existing line (430 feet to the west A fee-in-lieu is being collected for future construction of the line. Existing public sanitary sewer and water laterals will serve the site. There is no known deficiency in capacity. Since the site is a commercial development, there should be no impact on the City's parks system. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE OONVERSION PAGE 28 OF 30 The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 20 percent of the traffic impact of new development on the collector and arterial Street system. The applicant will be required to pay TIF's of approximately$6,615 based on the use proposed. Based on the estimate that total TIF fees cover 20 percent of the impact, on major street improvements citywide,a fee that would cover 100 percent of this projects traffic impact is $33,075 ($6,615 divided by.20). Besides the TIF that mitigates for 20% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Hermoso Way (500 square feet). The estimated value of the dedication is $10 a square foot for a total value of$5,000. The applicant is also required to construct a full street lane and sidewalk on Hermoso Way. At an approximate cost of $170 per lineal foot the improvements are valued at $17,000. The following is the estimated cost of construction of the proposed improvements and are considered mitigated costs. Mitigated Costs: Hermoso Way: (100 ft x $170.00) $ 17,000.00 Dedication: (500 sq ft x $10) $ 5.000.00 Total: $ 22,000.00 Estimated Value of Impacts Full Impact $ 33,075.00 Less TIF Assessment -$ 6,615.00 Future Signalization of 72nd and Dartmouth Street -$ 712.00 Storm In-Lieu Fee -$ 4,754.00 Less Mitigated Costs (from above) -$ 22.000.00 Estimated Value of Unmitigated Impacts $ -1,006.00 FINDING: The total value of these improvements and payments is only slightly greater than the total value of the projected impacts and is roughly proportionate. The improvement of SW Hermoso Way is required to meet the street improvement requirements of 18.810.030 and the Tigard Triangle (18.620). In addition, the applicant has proposed making these improvements. SECTION VII. OTHER STAFF COMMENTS City of Tigard Public Works Department has reviewed the proposal and requested that the storm line be extended the full width of the site frontage. A fee-in-lieu has been accepted for future construction of the line. City of Tigard Urban Forester has reviewed the proposal and comments have been inserted into the decision. City of Tigard Building Division has reviewed the application and has no objections. SECTION VIII. AGENCY COMMENTS Tualatin Valley Water District noted that the existing water meter must be relocated behind the sidewalk. The work is to be performed on a time and materials basis by TVWD. Tualatin Valley Fire and Rescue were sent a copy of the applicant's materials however, no comments were received. Clean Water Services has reviewed the proposal and comments have been incorporated into the report. These items will be reviewed during site permit and public facility permit review. Qwest was sent a copy of the application and has responded that the project is outside of the Qwest service area. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 29 OF 30 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 18,2009 AND BECOMES EFFECTIVE ON APRIL 2,2009 UNLESS AN APPEAL IS FILED. &pp_ eal The decision of the Director (Type II Procedure) or Review Authority(Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. Of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Half Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the spec is issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON APRIL 1, 2009. estions: If you have any questions,please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. 0. March 17,2009 PREPARE BY: Cheryl Caines DATE Associate Planner • -=t March 17,2009 APPROVED BY: Richard. :ewersdorff DATE Plannin: Manager NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 30 OF 30 / cr I Wa _� _ VICINITY MAP — I SDR2009-00001 in VAR2009-00001 VAR2009-00002 CLINTON ST CLINTON ST 1 _ _ T KEYWAY OFFICE CONVERSION W 2 o OAR �ri`Igr , ,_ 1 J Subject Site --$.. l ru W ni 1r# 2 4 4. O S D r Tig•rd C r. P Q r ELMHURSTST I ,�_ELM HIURSTST ,vw i 1 NE 1 I I ` 1"61OS0 4 \\-. , ,. „Th FRANKLIN Information on this map is for general location ST only and should be verified with the Development I- ? Services Division. a�,cI� �,, ■ I = Scale 1.4,336-1 in=361 ft 1. f tiy� BEVE Map printed at 18 Feb U9 U9 U9 AM J I RD = ' DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARO �'~ MAKES NO WARRANTY REPRESENTATION OR GUARANTEE AS TO THE ND CONTENT,ACCURACY,TIMELINESS OR COM%.EYENESS OF ANY OF THE _. I 1 r DATA PROVIDED HEREIN.THE CITY OFS,OR INACCURACIES ASSUME NO • -- -, f -- _. LIABILITY PROVIDED REGARDLESS OF HOW USED.TME -._..___, City of Tigard pe 13125 SW Hall Blvd "'° ,r1GARD,dAp Tigard,OR 97223 • , 503 639-4171 361ft www.tigardor.gov rF . r r GONZAGAST s ,, ��.f.,,, • • • ---1----`_ __ L E G E N D eus+w 1.1 1 0 1.0 8 1 0_L C N O U ro•FOOT otRWLS -—-1OR-—- --OR� CONTOUR--.5 FOOT INTERVALS — —'ro— — "3 100.60' ----� SEDU[Nl FENCE —SANITARY FENCE MNE '�—}� — -y / 84'26'00°E - 1 __ STONY IC WA R LINE — — - — \ / I \ --'--—-- .___ DOMESTIC ((NC ....• a — --,-- — IT'JCO .. \ \ 1 NATURAL GAS LINE .+ IN M \,� / PARR NG STRIPING -- AID I \- 11 RIGNI Cr WAY Y �,1y1 N (SV , 1 ASPHALT PAVEMENT I I I W 9I I \ I I-CART RAMO CATCH DASM _ 1; ( 1 1 (N/ I 5!i 11 1 a =ii1 u, e . _.,1 r SITE N. w 0 1 I ALL AO PMRMIL AM�CILN �� I O'SNLSET 41F[r G.O rGRa TAX LOT i /1 11 �1 I 0' ' a0 ASPHALT IML I c3 1300 o O NsI u DoxaErz ame / ri I I ,1 SEE 9HER Tao row — 1 / TAX LOT \ ——,/ 1 Qi eslAU calla sraRUHL1ER EA rLT, I / 1200 eAS1N.SEE s1EET G.O FaR a1NL. / \ OS C3YIEC1 PROPOSED NMROVENEN TS l W NRMO.fMf1112.SE[or!91E 'OW / ( p 1 TAX LOT eMGHYOIT PLAN FOR YORE INFO. �j O SEE 91 1C RAM z / 1 1100 SEE LL E R FOR aiM. fy Mr 1 01 p] era SCORED CONCRETE wALxNAY A •e�h t / 1 z: 1.�•ti / r I i al ;� 1',! Ir I 1 I / e.a J / w g w yci a 1 1 STORY WOOD-FR HERMOSO •o I • O ^3 I o r 7275 SW 9 . I - BUILDING FLOOR ELE =239. I .. ,..., ,. a �} 11 .---„,, 1,I t : .L U e"s An i ›" t•D E ea I ' I s. K P.." T A s 1L. 1 I / I,/ rTTPJ c O C I " I O+ CO m N ii � z � - � .g 1 six PLAN��-�� 1 e e e ���T �$ * � � !" -O � :48 N1 ro/ze /oe / g t _1 WAMN, NWs I]ott CNH . � d � _�,- - ----�� ® — / _ _�- ' -� -t-3 '00 E_/ e.. en5nclo _ ..•tae — l -li"R d� : -1 84'26 " / © r g.dlg di GRAPHIC SCALE -- 15 ('-1" 1-) ("6-% _ 1�- / _Y. Y ��- 2 -mot--•-t-----___1 ' e _ ... _,--` � L � --- CO SIN HgRMOSO r — WAn`r SITE PLAN I V1 ® • _ roe Mll®l A0617511 01/05/09-DESIGN REVIEW RESUBMITTAL NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2009-00001 • = KEYWAY OFFICE CONVERSION 120 DAYS =6/4/2009 SECTION I. APPLICATION SUMMARY FILE NAME: KEYWAY OFFICE CONVERSION CASE NOS.: Site Develo ment Review(SDR) SDR2009-00001 Adjustment AR2009-00001 Adjustment Al R VAR2009-00002 PROPOSAL: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building, for office use. The site is approximately 15,000 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing Douglas Fir as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save the existing Fir tree. APPLICANT: Kent Krafve APPLICANT'S Andrew Barrett Keyway Corporation REPRESENTATIVE: AAI ngineering 7275 SW Hermoso Way 4875 SW Griffith Dr.,Suite 300 Tigard, OR 97223 Beaverton,OR 97005 OWNERS: Kent Krafve and Brian Frank 7275 SW Hermoso Way Tigard, OR 97223 LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the i and Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99) Highway 217 and I-5. This zoning district ern its 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 intra-distnct pedestrian and transit trips even for those who drive.The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 18, 2009 AND BECOMES EFFECTIVE ON APRIL 2, 2009 UNLESS AN APPEAL IS FILED. A&pe-Director's The rector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as_provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 1, 2009. estions: For r information.please contact the Planning Division Staff Planner, Cheryl Gaines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. T - 1 N' I - + I (. L VICINITY MAP f 1 r I sAR200s 00001 11 VA 82009 00001 VA 82009 00002 u Y10NS/L -aMUIM{+��Vi \,,`_ f~I ( .` KEYWAY ER OFFICE V\'fir„ _ )IF I I CONVERSION -414 I _ S. „._ ® SYbleet Site - 1 s - r LI 11,',.r - w RMM01K7 If ■` f�b,Ml�P 11 S. l., /S. �_ I h I I —1 i -� ,: +� I YY (+ -� r��� � I I i ll 1 i � �- A \ ' --— — I y 101M#y : . . Etil .o ,,, _ E wi ssa- ,,-......,:-.r....... r-.—, ill AGO ' % ii „, 1 ...-- ! - 0O5O \ ^` �1` p1 0., ,,2, -! —.�. �„1 '�, i14�nnpp EvEwT p.9 /.• 11;'1 ,- : 19. 1 CITY OF riGAh'0 PLANPAX3 O' SIOM >c 4 ii1a'. .. s71■i.o� Y - � i MA L- '‘.1 ".°I4161021111trarleAler II =ma a,, - L - I � w' �� ww r - - . - � 0 r.......- C1.0 V -In/07/0.-0WAS,.-0C.T. 1101WSTN. In/07/0.-0C. ... NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING • LAND USE APPLICATION ■ SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: February 18, 2009 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2009-00001 (Type II Land Use Application) ADJUSTMENT (VAR) 2009-00001 ADJUSTMENT (VAR) 2009-00002 FILE NAME: KEYWAY OFFICE CONVERSION REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: 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 I-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. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MARCH 4, 2009. All comments should be directed to Cheryl Caines,Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or by e-mail to cherylcna,tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 11, 2009. IF YOU PROVIDE COMMENTS,YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL B. )ME A PART OF THE PERMANE PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRrI-naN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site;all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." / ( -_, __�... Y '- VICINITY MAP 1---�-- SIM009-00001 t VAR2009-00001 VA R200 I 9-00002 IITR i f REVVIAV OFFICE CONVERSION —7 999iect r� e l ' I tj >e� 9.14 r7-7: 1 . I-7u TOW ', , REQUEST FOR COMMENTS . • TIGARD REQUEST FOR COMMENTS DATE: February 18,2009 TO: Brian Blalock,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@tigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2009-00001/ADJUSTMENTS (VAR) 2009-00001 & 2009-00002 - KEYWAY OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb ht sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1200. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to a pply 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 I-5. This zoning district permits a wide range of uses including major retail goods an dd 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,ututies 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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 4, 2009. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: / We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. /3 j kJ 1._,111,6161.4_ 2 '/-%.g? Cheryl Caines From: Greg Berry Sent: Friday, March 06, 2009 11:47 AM To: Kristie Peerman Cc: Cheryl Caines Subject: Fees for SDR 2009-00001 Keyway Office Fees for SDR 2009-00001 Keyway Office: Prior to a final building inspection the applicant shall contribute $712 to the SW 72nd/Dartmouth SW Street signal fund. There is no contribution to the SW 68th signal. Prior to final building inspection, the applicant shall pay a fee in-lieu of extending the existing storm drain in Hermoso to the site in the amount of$4,754. Prior to final building inspection, the applicant shall pay the reimbursement fee required by Sewer Reimbursement District No. 15. 1 • City of Tigard T,G A R D Memorandum To: Cheryl Caines, Associate Planner From: Greg Berry, Project Engineer Re: Keyway Office Conversion, SDR 09-01 Date: March 5, 2009 Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies 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. A preliminary sight distance assessment has submitted. The proposed access on Hermoso Way, a local street with parking, requires a minimum sight distance of 280 feet in each direction. The sight distance to the west is about 330 feet. To the east, the sight distance was measured to be about 160 feet. However, vehicles entering Hermoso Way from 72"`' are visible since the intersection of Hermoso Way and SW 72"d is about 112 feet from the proposed access. A final sight distance certification should be submitted after construction of the frontage improvements along Hermoso Way and prior to a final building inspection to ensure that these sight distances are maintained. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is 112 feet from the intersection of SW 72"J. This is the most separation that can be achieved without removing a 42-inch Douglas fir which is intended to remain. ENGINEERING COMMENTS SDR 09-01 Keyway Office 1 Section 18.705.030.H.3 and 4 states that 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. The minimum spacing of local streets along a local street shall be 125 feet. No new streets are proposed. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermoso Way, which is classified as a local street on the City of Tigard Transportation Plan Map and is within the Tigard Triangle. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate any additional ROW required to provide the full 30 feet of right-of-way as shown on the submitted plans. SW Hermoso Way is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that provide the north half of a three-lane section, as shown in the Tigard Triangle Standards, 18.620. This includes a minimum of 18 feet of pavement from centerline, curb, and 12 sidewalk or 8-foot sidewalk with 4-foot planter. An arborist report dated June 5, 2008 to preserve a 42-inch Douglas fir at the southwest corner of the site has been submitted. The report evaluates the effect of the proposed driveway on the tree and provides a tree protection plan. The proposed sidewalk will be directed to the south side of the tree. Alternative materials for this portion of the sidewalk, specifically intended for the purpose, may be proposed in advance of plan submittal. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are ENGINEERING COMMENTS SDR 09-01 Keyway Office 2 intended to continue as through streets at such time as the adjoining property is developed. 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. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. It is not necessary to provide future streets or extensions of streets through this development. Street Alignment and Connections: Section 18.810.030.H.1 states that 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. Section 18.810.030.H.2 states that 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 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. This is a mid-block development without any opportunities for future street connections. Cul-de-sacs: 18.810.030.L states that 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: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. Grades and Curves: Section 18.810.030.N states that 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). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. ENGINEERING COMMENTS SDR 09-01 Keyway Office 3 Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The development does not abut or traverse an arterial or major collector. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private streets are proposed. Block Designs - Section 18.810.040.A states that 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. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or; • For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. 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. ENGINEERING COMMENTS SDR 09-01 Keyway Office 4 PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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 Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in Hermoso Way with a lateral to the site constructed through Sewer Reimbursement District No. 15. The applicant proposes to use this lateral. Connection to the lateral requires payment of a reimbursement fee established by the reimbursement district. The fee is currently $7,777.72 and increases $304.66 every January 25`h. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. A land use permit for the adjacent parcel (SDR 2005-00008) to the west allowed a $4,754 payment in-lieu of extending the street storm drain in Hermoso Way. The lot has the same length of frontage along the street and should be required to pay the same fee. ENGINEERING COMMENTS SDR 09-01 Keyway Office 5 • Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. 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 Clean Water Services Resolution and Order 07-20 and including any future revisions or amendments). There is no significant upstream drainage to the site. While disposal of onsite runoff through a curb weep hole is permitted, the proposed connection a of a 6-inch storm drain to a weep hole is not acceptable. Effect on Downstream Drainage: Section 18.810.100.D states that 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 Clean Water Services Resolution and Order 07-20 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Required on-site detention is shown on the plans and preliminary calculations have been submitted. A proprietary water quality facility is proposed. Detention is not required since there is less than 5,000 square feet of new impervious surface. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that 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 right-of-way. SW Hermoso Way is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, 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: ENGINEERING COMMENTS SDR 09-01 Keyway Office 6 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • 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 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common,but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the south side of SW Gonzaga St. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100.00 lineal feet; therefore the fee would be $3,500 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Signals: Lancaster Engineering prepared a traffic impact report for this development, dated June 12, 2008. Two key intersections were analyzed: • SW 72"d Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, ENGINEERING COMMENTS SDR 09-01 Keyway Office 7 it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. The Lancaster Engineering report shows that this project will generate approximately 1 PM peak hour trip to the intersection of SW 72"`' Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.039%. Therefore, based on simple proportions, the project contribution to this intersection is $712. Likewise, the Lancaster Engineering report shows that the project will not generate any PM peak hour trips at the intersection of SW 68`h Avenue/SW Dartmouth Street. Therefore, the project will not contribute to this intersection. Funds for SW 72nd Avenue/SW Dartmouth Street intersection must be paid to the City before final building inspection. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. Continued use of the existing service is proposed. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for the proposed water quality swale that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates ENGINEERING COMMENTS SDR 09-01 Keyway Office 8 erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Survey Requirements Applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes,catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from centerline. The description shall be tied to the existing right-of- way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. ENGINEERING COMMENTS SDR 09-01 Keyway Office 9 Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: A. Tigard Triangle standard pavement section for a local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 12 foot concrete sidewalk or 8 foot concrete sidewalk with 4'planter strip; F. street trees spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer,to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable);and L. adjustments in vertical and/or horizontal alignment to construct SW Hermoso Way in a safe manner,as approved by the Engineering Department. A profile of SW Hermoso Way shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance agreement shall be submitted along with the plans and calculations for review and approval. The applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. Discharge stormwater to an approved public facility which may include curb weep holes. Submit detail plans to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. ENGINEERING COMMENTS SDR 09-01 Keyway Office 10 An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20) Chapter 2. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar,2) a diskette of the as-builts in "DWG" format,if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). The applicant shall either place the existing overhead utility lines along SW Hermoso Way underground as a part of this project, or they shall pay a deposit equal to the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be$3,500 paid prior to a final building inspection. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed access on SW Hermoso Street. Prior to a final building inspection the applicant shall contribute $712 to the SW 72nd/Dartmouth SW Street signal fund. Prior to final building inspection, the applicant shall pay a fee in-lieu of extending the existing storm drain in Hermoso to the site in the amount of$4,754. Prior to final building inspection, the applicant shall pay the reimbursement fee required by Sewer Reimbursement District No. 15. i:Wog\k m0and use commentslsdrtsdr 2009-00001 keyway otfice.doc ENGINEERING COMMENTS SDR 09-01 Keyway Office 11 Cheryl Caines From: Smith, Lynn [Lynn.Smith @gwest.com] Sent: Friday, February 27, 2009 4:18 PM To: Cheryl Caines Subject: Requested Response Good day, In response to your request for comment on the following project. Keyway Office Conversion VAR 0229-00001 & 2009-00002 This location falls outside of the Qwest serving area, therefore, we have no objection to this proposal. Thank you for the opportunity to review and respond. Lynn Smith Qwest Right of Way Oregon 503-242-6376 1 - ' a 1 TIGARD REQUEST FOR COMMENTS DATE: February 18,2009 r TO: an R sistant 'c Works Dire or FROM: City of Tigard Planning Di . . n STAFF CONTA v': Cheryl Gaines,Associate Planner (x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc(a,tigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2009-00001/ADJUSTMENTS (VAR) 2009-00001 & 2009-00002 - KEYWAY OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1200. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to ply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific hway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods an 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,ututies 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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BA CK BY: MARCH 4, 2009. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter f e m ail'. Written comments provided below: till) frk Name&Number of Person Commenting. h ZA1 e Cheryl Caines From: Brian Rager Sent: Thursday, March 05, 2009 9:02 AM To: Cheryl Caines; Kim McMillan Subject: SDR 2009-00001, Keyway Office Conversion Good morning, ladies. We have reviewed the SDR application for this project and have the following comments: • The site is within TVWD service area, so check with them on water service. • Storm: Their proposal to run a private line within the ROW and drain through a weep hole is not acceptable. In keeping with typical approaches, the developer should extend the existing public SD line in Hermoso Way from the west, and it should be extended to their eastern boundary. Please let us know if you have any questions. Thanks. Brian D. Rager Assistant Public Works Director 8777 SW Burnham Street Tigard, OR 97223 503-718-2471 brianr(c tigard-or.Qov Public Works: "Taking Care of Our Community" 1 ' CleanWater Services Our commitment is clear. MEMORANDUM DATE: February 25, 2009 FROM: David Schweitzer, Clean Water Services TO: Cheryl Caines Associate Planner, City of Tigard SUBJECT: Review Comments—SDR 2009-00001 Keyway Office Conversion GENERAL COMMENTS • This Land Use Review by Clean Water Services (District)does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District, prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with Clean Water Services (CWS) Design and Construction Standards, presently Resolution and Order No. 07- 20 (R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed by CWS for conformance with R&O 07-20. • A Stormwater Connection Permit Authorization shall be authorized by CWS prior to construction of sanitary sewer, storm and surface water systems, and final plat approval. • All public storm and sanitary easements shall be shown on the final stamped and signed construction plans. SANITARY SEWER • Each lot shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. • As proposed the preliminary project plan set indicates that an existing sanitary lateral will be extended and connected to the existing home. What provisions are being made for either abandonment of the existing sanitary lateral connection to the public line in SW Hermoso Way, or abandonment of any existing septic system? 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone:(503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org CleanWat r Services Our commitment is clear. STORM DRAINAGE AND WATER QUALITY • The facility shall be provided with an individual connection to a public storm conveyance. • A hydraulic and hydrological analysis of the existing storm conveyance system in accordance with R&O 07-20 is required. A downstream conveyance analysis is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year,24-hour storm event. • The Developer shall provide a water quality facility to treat all impervious surfaces being constructed or preserved as part of this development per R&O 07-20 chapter 4.05. • Storm laterals shall follow R&O 07-20 chapter 5.09.3 (a-g)for design. SENSITIVE AREA • Sensitive areas do not appear to exist on site or within 200' of the site. The Pre-screening Site Assessment dated May 19, 2008, CWS File Number 08-001385 for Tax/Map lots 2S1 O1AB-01200, serves as the Service Provider letter for this project. EROSION CONTROL • If the improvements are impacting less than 1-acre; site improvements and any improvements within the public Right Of Way,no 1200-C Permit is required. • Provide erosion control in accordance with the current CWS design and construction standards. 2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 Phone: (503) 681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org 02/25/2009 07:24 FAX 5035910986 TVWD Engineering IJ001/001 REC�rv�O ILA • FEB 19 2009 REQUEST FOR COMMENTS �iSrRiCT DATE: February 18,2009 T • �TualAtin Valley Water District Administrative Offices ( MCkyofTigardPLamimgThvon STAFF CON" ..he 1 Caincs Associate Planner x2434 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc @ tgard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2009-00001/ADJUSTMENTS (VAR) 2009-00001& 2009-00002 - KEYWAY OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree- The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1200. TONE: 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 I-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 distnct. 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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 1 8.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near ftmire. Tf you wish to comment on this application, WE NEED YOUR C MMENTS BACK BY: MARCH 4, 2009. You may use the space provided below or attach a separate letter to return your comments. Tf you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. I PLE�cSE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided elow: EXS/ t J,t//.., m e .e.-/--- /2e-4 g /lr.-1 Fo * tie ._.../9idl� Alloy Pule-- -0-ke=r7S 6-i eesjoakek w -c --' . ru•_zi?tI c....-4014.e._ 4 Q -r; °,41,11./~/44-r--;11 ' . Name&Number of Person Commenting: c r J February 20, 2009 RECEIVED PLANNING Cheryl Caines Planning Division FEB 2 3 2009 City of Tigard 13125 SW Hall Boulevard CITY OF TIGARD Tigard, OR 97223 Re: Keyway Office Conversion(7275 SW Hermoso Way) Site Development Review(SDR)2009-00001 I received your notice of the pending land-use application for this property, Tax Lot 1200, on Hermoso Way. This letter is sent on behalf of M.M. Shinmen, LLC, the owner the property immediately to the West of the applicant's property. We support the application and recommend approval for renovating the existing residence into a commercial office use. The entire street is starting to convert to office uses in compliance with the MUE zoning district. I believe the City should encourage this conversion. We also note that the applicant is seeking two adjustments: (1) adjustment to the landscape standards to use an existing tree as a street tree, and(2) an adjustment to allow a curb-tight sidewalk. Both of these adjustments are appropriate and necessary to preserve the mature tree in the front yard. The adjustments should be allowed. We support approval of the applicant's development application.j'ncerely, i ..t 0 i ohn W. Shonkwiler representing M.M. Shinmen, LLC 7315 SW Hermoso Way Tigard,Oregon 97223 Fax(503)684-8971 Phone(503)638-9012 ■ al TIc. nR1' REQUEST FOR COMMENTS DATE: February 18,2009 TO: Todd Prager,City Arborist FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2434), Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylciitigard-or.gov SITE DEVELOPMENT REVIEW (SDR) 2009-00001/ADJUSTMENTS (VAR) 2009-00001 & 2009-00002 - KEYWAY OFFICE CONVERSION - REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb- ht sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1200. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to appply 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 I-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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: . Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 4,2009. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ -* Please contact of our office. � Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: I MEMORANDUM TIGARD TO: Cheryl Gaines FROM: Todd Prager, City Arborist RE: Keyway Office Conversion DATE: February 23, 2009 As you requested I have provided comments on the "Keyway Office Conversion" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.370.020 Adjustments C. Special adjustments. 6. Adjustments to landscaping requirements (Chapter 18.745). a. Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: (1) The ground within the drip-line is altered merely for drainage purposes;and (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. I recommend granting the adjustment as proposed by the applicant and his project arborist. However, please coordinate with Engineering as they have authority over this adjustment. b. Adjustment for street tree requirements. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: (1) If the location of a proposed tree would cause potential problems with existing utility lines; (2) If the tree would cause visual clearance problems;or (3) If there is not adequate space in which to plant street trees. The applicant is requesting an adjustment to the street tree spacing standards. Please consider requiring an application for an adjustment. 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 oflandscaped 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 of28 feet on center. Shrubs shall be of a variety that will provide 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. This requirement does not appear to be applicable to this project. 2. L-2 General Landscaping-For general landscaping oflandscaped 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-%inch caliper, at a maximum spacing of28 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. This requirement has not been met. I could not find a landscape plan that demonstrated compliance with the landscaping requirements. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section and 18.745. Page 2of10 The applicant is requesting an adjustment to the street tree spacing standards. Please consider requiring an application for an adjustment. 18.745.030 General Provisions C. Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2 The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60, 1-1986, and any other 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. 18.745.040, Street Trees 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. This requirement has not been met. I could not find a landscape plan that demonstrated compliance with the landscaping requirements. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. The applicant is requesting an adjustment to the street tree spacing standards. Please consider requiring an application for an adjustment. Page 3of10 It is acceptable for them to include a note on their street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same species and net number of street trees that are shown on the plans. 18.745.050, Buffering and Screening 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: 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. The above tree planting requirement has not been met for the Type A buffer required in the rear portion of the property. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. Page 4 of 10 E. Screening:special provisions. 1. Screening and landscaping ofparking and loading areas: a. Screening ofparking 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. This requirement has not been met. I could not find a landscape plan that demonstrated compliance with the landscaping requirements. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. 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. As required, the applicant has provided a tree plan conducted by Terry Flanagan, a certified arborist. However, the tree plan does not contain all of the required elements. B. Plan requirements. The tree plan shall include the following: Page 5of10 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. 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 18.79O.O6OD, 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 18.79O.O6OD of no net loss of trees; 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 18.79O.O6OD; 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 18.79O.O6OD; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been met. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. Please have the applicant show the tree protection fencing type and location to scale on the site plans per the project arborist's recommendations. Also, the tree protection notes in the arborist report need to be included on the tree protection plan. Finally, please have the applicant include a signature of approval from the project arborist on the tree protection plan. 18.790.040 Incentives for Tree Retention Page 6of10 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: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas offl'oodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2 Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20%reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1%reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. No incentives have been requested. 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 tree 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 Page 7 of 10 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 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. N/A 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: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated Bows of water over bare soils; turbid or sediment- laden flows;or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date ofpermit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. Page 8 of 10 D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. N/A CONDITIONS OF APPROVAL Street Trees This requirement has not been met. I could not find a landscape plan that demonstrates compliance with the landscaping requirements. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. The applicant is requesting an adjustment to the street tree spacing standards. Please consider requiring an application for an adjustment. It is acceptable for them to include a note on their street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same species and net number of street trees that are shown on the plans. Buffer Trees The buffer tree planting requirements in 18.745.050.B have not been met for the Type A buffer required in the rear portion of the property. Please consider requiring the applicant to provide a landscape plan that meets the requirements in this section. Page 9 of 10 • Parking Lot/Screening Trees This requirement has not been met. I could not find a landscape plan that demonstrated compliance with the parking lot screening requirements in 18.620.070.A.2 and 18.745.050.E. Please consider requiring the applicant to provide a landscape plan that meets the requirements in these sections. Tree Protection This requirement has not been met. Please have the applicant show the tree protection fencing type and location to scale on the site plans per the project arborist's recommendations. Also, the tree protection notes in the arborist report need to be included on the tree protection plan. Please have the applicant include a signature of approval from the project arborist on the tree protection plan. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Page 10 of 10 . CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICI N LIST FOR LAND USE & COMMUNITY D _OPMENT APPLICATIONS FILE NOS.: SDP. oo -0000l/ VPke-a2ool-0000 t , UFk12. oO1-0000 tFILE NAME: Vi'1 wu.) ut-tiet- CITY OFFICES _LONG RANGE PLANNING/Ron Bunch,Planning Mgr. /CURRENT PLANNING/Todd Prager/Arborist-Planner /PUBLIC WORKS/Brian Rager,Asst.Public Works Dir. j4UILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor X ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _PUBLIC WORKS/Steve Marlin,Parks Supervisor _CITY ADMINISTRATION/Cathy Wheatley,City Recorder ?ENGINEERING DEPT./Greg Berry,Project Engineer _HEARINGS OFFICER(+2 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._POLICE DEPT./Jim Wolf,Crime Prevention Officer PLANNING COMMISSION/GRETCHEN(+12 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) X FILE/REFERENCE(+2 sets) SPECIAL DISTRICTS ICCTS _ TUAL.HILLS PARK&REC.DIST.*_/TUALATIN VALLEY FIRE&RESCUE+1r %! TUALATIN VALLEY WATER DISTRICT* ■ CLEAN WATER SERVICES• Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall 1850 SW 170th Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM* 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Grow"Management coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(raps&cws Letter only) _ Mel Huie,Greenspaces Coordinator(CPA/WA) Mara Ulloa(Comp Plan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growl'Management Saw. Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powertines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 H illsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(zcA)MS 14 OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 4 _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja IzcA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacatans) _Sr.Cartographer,ceNZCAJ MS14 1900 SW 4"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveytx(zCA)MS 1s Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA,t's11"(MO.pel.lee.ra) Sam Hunaidi,Assistant District Manager (Notify if 000T RJR-Hwy.crossing is Only Access toLand) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify N Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13"Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 / _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS ✓COMCAST CABLE CORP. /RI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(amexations only) Gerald Backhaus Is..sap'a.44114 C014440 Of Proles'o Within%Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street �Beaverton,OR 97006-4886 Portland,OR 97232 ✓PORTLAND GENERAL ELECTRIC ✓NW NATURAL GAS COMPANY t/VERIZON _✓QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 ✓_COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (See Map for Area Co.v> Brian Every,AppsEwnaenweew) 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters)Request For Comments Notification List.doc (UPDATED: 28-Aug-08) (Also update.i.\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documei MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING I, Patricia L. Lunsford, being first dulysworn/affirm,on oath depose and say that I am a Planning Assistant for the City of Tigard, Washington County, Oregon and that I served the following: (C7n-k. VFW."Box(s)&.°. © NOTICE OF DECISION FOR SDR2009-00001/VAR2009-00001/VAR2009-00002 - KEYWAY OFFICE CONVERSION (File No/Name Reference) AME NDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B", and by reference made a part hereof,on March 18,2009,and deposited in the Unite. tates Mail on March 18,2009,postage prepaid. diag) alt (Person - ' -pare. once) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the ov- day of d--11_kl! ,2009. i OFFICIAL SEAL / `� .-c X SHIRLEY L TREAT NOTARY PUBLIC-OREGON / NOTARY PUB IC OF OREGON COMMISSION NO.418777 ) �I l MY COMMISSION EXPIRES APRIL 25,2011 My Commission Expires: `t1 EXHIBIT A NOTICE OF TYPE II DECISION ! SITE DEVELOPMENT REVIEW(SDR) 2009-00001 KEYWAY OFFICE CONVERSION 120 DAYS = 6/4/2009 SECTION I. APPLICATION SUMMARY FILE NAME: KEYWAY OFFICE CONVERSION CASE NOS.: Site Develo ment Review(SDR) SDR2009-00001 Adjustment AR) VAR2009-00001 Adjustment AR) VAR2009-00002 PROPOSAL: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is approximately 152000 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing adjustments. Fir as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save the existing Fir tree. APPLICANT: Kent Krafve APPLICANT'S Andrew Barrett Keyway Corporation REPRESENTATIVE: AAI En ineerin 7275 SW Hermoso Way 4875 SW Griffith Dr.,Suite 300 Tigard, OR 97223 Beaverton, OR 97005 OWNERS: Kent Krafve and Brian Frank 7275 SW Hermoso Way Tigard, OR 97223 LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: 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 intra-district pedestrian and transit trips even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for Site Development Review and Adjustments subject to certain conditions of approval. The request and conclusions on which the decision is based are noted in Section VI. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 1. Any modification to the approved plan requires review and approval from the Planning Department. A minor or major modification application may be required. 2. Prior to site work the applicant shall provide a site plan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met, then the applicant shall apply for a Type II adjustment to the street tree requirements. 3. Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.; and B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter from the landscape architect explaining how the Tigard Triangle screening standards will be met. L-1 along Hermoso: shrubs shall-be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. 4. Submit detailed plans for review and approval that shows how all service facilities including air conditioning units, HVAC, and gas meters, are screened from view. 5. Prior to site work the applicant shall submit a detailed plan illustrating how the garbage collection area is screened from neighboring properties. 6. Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space. B. Compact parking spaces labeled;and C Dimensions of the bike parking area and materials used for the surfacing. 7. The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist's recommendations; B. Tree protection notes from the arborist report;and C. A signature of approval from the project arborist. 8. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 9. If work is required within an established tree protection zone the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and ap-proved by the City Arborist before proposed work can Troceed within a tree protection zone. The City Arborist may require changes prior to approval. e project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 2 OF 30 10. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist at Ieast once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 11. A site plan must be provided for review and approval indicating how the vision clearance requirements are met. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCIVIILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to issuance of a site permit, A Public Facility Improvement (PH) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit eans shall conform to City of Tigard Public Improvement Design Standards, which are available at ityHall and the City's web page-(www.tigard-or.gov). 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 16. Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 17. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit,which indicate that they will construct a half-street improvement along the frontage of SW Hermoso Way. The improvements adjacent to this site shall include: A. Tigard Triangle standard pavement section for a local street from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; G concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 12-foot concrete sidewalk with 4'x 4'tree wells or 8-foot sidewalk with 4-foot planter strip; F. street trees spaced per TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer; NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 3 OF 30 I. underground utilities; 1. street signs (if applicable);and K driveway apron(if applicable). L. adjustments in vertical and/or horizontal alignment to construct SW Hermoso Way in a safe manner, as approved by the Engineering Department. 18. A profile of SW Hermoso Way shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 19. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 20. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance agreement shall be submitted along with the plans and calculations for review and approval. 21. The applicant shall provide on-site detention calculations as required by Clean Water Services Design and Construction Standards (Resolution and Order No. 07-20). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 22. Discharge stormwater to an approved public facility which may include curb weep holes. Submit detail plans to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. 23. An erosion controlplan shall be provided as part of the Public Facility Improvement (PH) Spermit drawings. The plan shall conform to Clean Water Services Design and Construction tandards (Resolution and Order No. 07-20) Chapter 2. 24. Prior to issuance of the site permit, the applicant shall obtain approval from TVF&R for fire protection system and hydrant placement. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Cheryl Caines 503-639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 25. A separate sign permit will be required for all tenant signage prior to installation. 26. Prior to final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable, and viable in their modified growing environment. 27. Prior to final building inspection the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6 diameter 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 decision should either die or be removed as a hazardous tree. 28. Prior to final building inspection, the applicant shall contact the Staff Planner, Cheryl Caines, 503-639-4171, ext. 24-37 for final walk-through. All site improvements must be completed per approved plans. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 4 OF 30 I The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 29. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance from the Qty, and provide a one-year maintenance assurance for said improvements. 30. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the ma public improvements as follows : 1) 3 m mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with fpoints for each structure (manholes, catch basins, water valves, hydrants and other water system eatures) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 31. The applicant shall pay a deposit equal to the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. The amount will be $3,500 and it shall be paid prior to a final building inspection. 32. Prior to a final building inspection, the applicant's engineer shall submit final sight distance certification for the completed access on SW Hermoso Way. 33. Prior to a final building inspection the applicant's engineer shall submit a final sight distance certification for the completed access on SW Hermoso Street. 34. Prior to a final building inspection the applicant shall contribute $712 to the SW 72nd/Dartmouth Street signal funds. 35. Prior to final building inspection,the applicant shall pay a fee in-lieu of extending the existing storm drain in Hermoso to the site in the amount of$4,754. 36. Prior to final building.inspection,the applicant shall pay the reimbursement fee required by Sewer Reimbursement Distnct No. 15. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History&Proposal Description: Staff conducted a search of City records for the subject property and did not find any previous land use cases. This Site Development Review has been submitted to resolve a land use code enforcement action (:F.02008-00080) for converting the residence into a commercial business without proper permitting. The applicant is requesting approval to convert an existing 1,972 sqquare foot residence and garage into an office building. Two adjustments are also requested. one is to utilize an existing fir tree as a street tree and the second is to allow construction of a curb tight sidewalk around the fir tree instead of a sidewalk with planter strip. A small parking area is proposed in front of the structure. No other significant site changes are proposed. Vicinity&Site Information: The .34 acre site is located on the north side of SW Hermoso Way within the Tigard Triangle. It is zoned Mixed Use Employment (MUE) as are the properties to the east and west. The site to the north is zoned General Commercial (GO with a Planned Development overlay. The site is currently improved with one single-family residence. Properties in the area are developed with single family residences, residences converted to office buildings, and other office buildings of various ages. The homes are left from when the area was predominantly residential. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 5 OF 30 SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony Sprior to a decision being made. In addition, staff posted two notices on the site, visible from the street. taff received one comment letter from John Shonkwiler, representing the property owner to the west, M.M. Shinmen, L.L.C. Mr. Shonkwiler supports the proposed request to convert the existing residence into a commercial office since many other owners on the street are doing the same. He also states that the requested street improvement and landscaping adjustments are appropriate and necessary to preserve the mature tree in the front yard. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Variances and Adjustments 18.370 B. Zoning Districts 18.520 Commercial Zoning Districts C. Tigard Triangle Design Standards 1$.620 D. Additional Applicable Development Code Standards 18.705 Access Egress and Circulation) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.780 Signs) 18.790 Tree Removal) 18.795 Visual Clearance) E. Specific DR Approval Cnteria 18.360 F. Street and Utility Improvement Standards 18.810 G. Impact Study 18.390 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. VARIANCES AND ADJUSTMENTS The applicant is requesting two adjustments for retention of an existing 42-inch Douglas Fir tree located in the site's front yard. One adjustment is to the landscape standards to allow the existing tree to be utilized as a street tree. The second is an adjustment to the street improvement standards to allow a 5- foot curb-tight sidewalk in lieu of the required 12-foot sidewalk or S-foot sidewalk and 4-foot planter strip. Section 18.370.020.C.6.a. states that the Director shall approve, approve with conditions, or deny by means of a Type I procedure, an adjustment to use existing trees as street trees,providing there has been no cutting and filling around the tree during construction which may read to its loss, unless the following can be demonstrated: The ground within the drip-line is altered merely for drainage purposes; and It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant is requesting to utilize an existing Douglas Fir (Psudotsuga menziesii) as a street tree along Hermoso Way. Construction proposed in the tree's dripline includes installation of two parking stalls a 5-foot sidewalk, and utility installations. The Project Arborist has outlined construction methods to he used and protection measures for the tree within the Arborist Report. The report shows that retention of the tree is possible if the measures outlined in the report are followed. The City Arborist has reviewed the report and recommends approving the adjustment. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 6 OF 30 Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. A 5-foot, curb-tight sidewalk is proposed in lieu of the required 8-foot sidewalk with 4-foot planter strip. This configuration will allow the applicant to protect and retain an existing 42-inch Douglas Fir tree along the street frontage. The sidewalk will be set back from the tree 10 feet. Strict application of the code may result in an adverse impact on the tree and tree roots. The proposed adjustment still allows construction of a 5-foot sidewalk,which is the minimal sidewalk width required on a adjustment street. There is no adverse impact to the public by allowing the smaller sidewalk. FINDING: Both adjustments proposed allow retention of the existing Douglas Fir tree and still provide for safe public access to the site and travel through the neighborhood. These adjustments are approved. B. ZONING DISTRICT Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the MUE zoning district: Mixed Use Employment. Development Standards: Section 18.520.040.B States that Development standards in Commercial Zoning Districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMM_ERCIAL ZONES STANDARD MUE PROPOSED Minimum Lot Size None 14,500 s.f.[1] - Detached unit - - Boarding,lodging,rooming house Minimum Lot Width 50 ft. 100 ft. Minimum Setbacks - Front yard 0 ft. 27.5 ft. - Side facing street on corner&through lots - - - Side yard 0 ft. 15.42 ft/11.4 ft - Side or rear yard abutting more restrictive zoning district - - - Rear yard 0 ft. 24.2 ft[2] - Distance between front of garage&property line abutting - - a public or private street. Maximum Height 45 ft. 24 ft. Maximum Site Coverage 85% 33% Minimum Landscape Requirement 15% 67% Maximum Floor Area Ratio 0.40 0.13 [1]Approximate site square footage after right-of-way dedication. [2]Measured to existing storage shed in the rear yard. The site lies within the MUE zoning district. As demonstrated in the table above, the applicant's plans comply with the dimensional standards of the zone. The proposed use is an office for a construction company, which is permitted in the zone as long as the storage of materials and equipment are incidental to the office use. Only indoor storage is allowed. If this storage exceeds 50% of the occupied space,the use is classified as Industrial Services, which is not a permitted use in the zone. A site visit has shown that the existing business complies with this requirement. FINDING: Based on the analysis above, the Development Standards criteria have been fully satisfied. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 7 OF 30 B. TRIANGLE DESIGN STANDARDS (18.620): 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 principles adopted for the Tigard Triangle, including creating a high-duality 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. All new developments are expected to contribute to the character and quality of the area. In addition to meeting the design standards described below and other development standards required by the Development and Building Codes, developments will be required to dedicate and improve public streets, connect to public facilities such as sanitary sewer, water and storm drainage, and participate in funding future transportation and public improvement projects necessary within the Tigard Triangle. The followin design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner, and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. 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 than 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) 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. The proposal meets the Performance Option because SW Hermoso Way is approximately 1,050 feet in length, which requires 1 to 2 intersections. Currently, there are (2) intersections on Hermoso. The straight-line distance from the subject property to the closest arterial (72' Ave.) is 112 feet. The shortest vehicle and pedestrian trip from the subject property to 72 Ave. is also 112 feet. Therefore, the performance option has been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010C2 (Criteria for Granting a Variance) is satisfied. The applicant has not proposed a phased development. Therefore,this standard does not apply. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 8 OF 30 Building Placement on Major And Minor Arterials And The Street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Southwest Hermoso Way is not a major or minor arterial. Therefore,this criterion does not apply. Building Setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shalrbe 0 feet; the maximum building setback shall be 10 feet. This section requires a maximum building set back of 10 feet from dedicated rights-of-way. The existing building sits at an angle on the site. The front yard setback is approximately 22.5 feet to the western front corner and 40 feet to the eastern front corner. This building location is non-conforming. As long as the building remains otherwise lawful, the conversion is permissible. No additions or expansions are proposed. This criterion is not applicable at this time. 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 (1) 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 18.620.070. The site fronts one street (Hermoso). A landscape plan was not provided by the applicant,therefore one must be provided showing how the L-1 landscape standard is met along the street frontage. The applicant did not propose L-1 landscaping because the definition of L-1 landscaping states that it is required only along major and minor arterials; Hermoso is a local street. 18.620.030.A.3 and 5 both require L.1 landscaping for this development. This standard can be met as conditioned under the Landscaping and Screenuig section of this decision. Walkway Connection To Building Entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) 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 18.620.070. One walkway connection is provided to the public street from the building entrance. It will be through the parking area so as not to further disturb the root system of the existing fir tree. The connection is 6 feet wide scored concrete. This criterion is satisfied. 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 L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the buildin setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street,where it shall-be landscaped to an L-T Landscape Standard. The applicant has shown the associated parking to be located in the front of the building. A drive to the rear of the site could not be constructed due to site constraints such as the location of the existing residence and Douglas Fir tree. The site plan shows a 4-foot area between the sidewalk and parking area, but no landscape details were provided. To ensure the site is landscaped to meet the TigLrd Tnangle requirements, the applicant is conditioned to provide a detailed landscape plan under the Landscaping and Screening section of this decision. Building Design Standards: 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 (Criteria for Granting a Variance) is satisfied. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 9 OF 30 Ground Floor Windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent 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 (9)p 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 percent 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. According to the standard above, the building must have a minimum of 50 percent of the ground floor wall area as windows. The building is pre-existing, and the applicant is not proposing to modify the facade. Ground floor windows cover approximately 40% of the front facade. Should any modifications be made,this standard will have to be satisfied. Building Facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) 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. Because the building is pre-existing, this standard does not apply. However, no addition or expansion may occur that increases the non-conformity of the structure according to Section 18.760.040.D (Nonconforming use of structures) of the Tigard Development Code. This standard is satisfied. 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 backlit. The existing structure has a covered entry. This standard has been satisfied. Building Materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet pressboard or vinyl siding may not be used as exterior finish materials. Foundation material maybe plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. No changes are proposed to the existing materials, and the applicant notes that the building will be a non-conforming structure. A site visit revealed that the structure is finished with wood siding. This criterion has been satisfied. 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. The existing building does not have a false front or false roof. This criterion is satisfied. 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. The applicant is not proposing any rooftop equipment. Because the structure was a residence, an existing chimney will remain. This cnterion is satisfied. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 10 OF 30 Zoning District Regulations: Non-residential development within the C-G zone shall meet the sign requirements for the commercial zones, (18.780.130.C). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roofline of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has indicated that no signs are proposed with this submittal. A condition of approval under the Sign section of this decision ensures that the applicant will obtain a sign permit pnor to installation of any signage. Landscaping and Screening: Two (2) 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. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and focal 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 31 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. L-2 (General Landscaping): For eneral landscaping of landscaped and screened areas within parking local collectors and focal streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 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 (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full-mitigation credit. This requirement has not been met. A landscape plan was not provided. L-1 landscaping is required along the Hermoso street frontage, and L-2 is required within the parking area. Landscaping requirements are discussed in further detail under the Landscaping and Screening section of this decision. The applicant is conditioned under that section to provide a detailed landscape plan showing how the L-1 and L-2 standards are met. FINDING: Based on the analysis above the Tigard Triangle Design criteria for landscaping have not been satisfied, but can �e as conditioned-under the Landscaping and Screening section of this decision. C. ADDITIONAL APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.775 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 11 OF 30 Access,Egress and Circulation(18.705): Access plan: 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. The applicant has provided a site plan showing access from SW Hermoso Way. Therefore,this standard has been satisfied. 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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with surrounding development. This standard is not applicable. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. The proposed building will be accessible from SW Hermoso Way, a public street. Therefore, this critenonhas been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: 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: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with ty Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Walkways: On-site pedestrian walkways shall comply with the following standards: 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; On-site pedestrian walkways are proposed from the building entrance to the parking area and public sidewalk. This standard is met. 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 ol 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 v hicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; One proposed walkway crosses the asphalt parking area for a distance of 28 feet. The walkway is 6 feet wide and made of scored concrete. This standard is met. 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. NOTICE TYPE H DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 12 OF 30 The walkway will be scored concrete and lit by fixtures mounted on the front of the building. A lighting plan was provided by the applicant. This standard has been met. Access Management(Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies 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 . A preliminary sight distance assessment has been submitted. The proposed access on Hermoso Way, a local street with parking, requires a minimum sight distance of 280 feet in each direction. The sight distance to the west is about 330 feet. To the east,the sight distance was measured to be about 160 feet. However, vehicles entering Hermoso Way from 72nd are visible since the intersection of Hermoso Way and SW 72nd is about 112 feet from the proposed access. A final sight distance certification should be submitted after construction of the frontage improvements along Hermoso Way and prior to a final building inspection to ensure that these sight distances are maintained. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is 112 feet from the intersection of SW 72nd. This is the most separation that can be achieved without removing a 42-inch Douglas fir which is intended to remain. Section 18.705.030.H.3 and 4 states that 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. The minimum spacing of local streets along a local street shall be 125 feet. No new streets are proposed. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. One access point is required for this project, which has 5 proposed parking spaces. One 24-foot paved access drive is provided to Gonzaga Street. Vehicular access ways are within 10 feet of this entrance; therefore this standard has been satisfied. FINDING: Based on the analysis above, the access egress and circulation requirements have been met. ENVIRONMENTAL PERFORMANCE STANDARDS(18.725): 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. NOTICE TYPE H DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 13 OF 30 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 of other point- source 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. 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. 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. 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 pemutted and; there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and these regulations shall not apply to signs or floodlights in parking areas or constructing equipment at the time of construction or excavation work otherwise permitted by this title. 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. The proposed use is office which is an outright permitted use within the MUE zoning district. There is no indication within the application that these standards will not be met. However, ongoing efforts to meet these standards shalt be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. FINDING: Based on the above, there is no evidence that the Environmental Performance Standards will not be met. LANDSCAPING AND SCREENING(18.745): All landscaping shall be installed according to accepted.planting procedures. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions). Landscaping shall be installed in accordance with the provisions of this title. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects' Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 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. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 reqquires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small,medium or large). The applicant states that one street tree will be planted in addition to the existing fir tree being utilized as a street tree. The proposed tree is a 2 inch apanese Lilac. Trees within the Tigard nangle along local streets are required to be a minimum 21/ inch caliper and spaced a maximum 28 feet apart. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 14 OF 30 The City Arborist notes that the applicant has not met the requirements; therefore the applicant is conditioned to provide revised plans that show street trees meeting the size, species and spacing standards. If the spacing requirement cannot be met,then the applicant shall apply for an adjustment to the street tree requirement under 18.370.020.C6.b. It is acceptable for the applicant to include a note on their street tree plan that slight variations in placement may be required due to dnveways,utilities,etc.,but every attempt will be made to keep the same species and net number of street trees that are shown on the final approved plans. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. The site borders tax lot 401 to the north,which is developed with a single fa �m ilyrresidence and is zoned GG (PD). Properties to the east and west are office/commercial uses and zoned MUE like the subject site. The applicant states that the adjacent zoning does not require buffering. Buffering requirements are based on uses and not zoning,therefore the applicant is required to provide a buffer along the northern property line for the single family residence. An 8-foot wide landscape buffer with a fence, trees and shrubs is required. A detailed landscape plan was not provided with the application to show the plantings. This requirement can be met as conditioned below. Special Provision: Screening and Landscaping of Parking Areas Section 8.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between row lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damageby some form of wheel guard or curb. The applicant states that the parking lot will be screened by a 4-foot planting area between the public sidewalk and the parking area. Details are not given on the types of plants to be used. Tigard Triangle standards require parking areas to be screened by an L-1 landscape standard. The applicant is being conditioned to submit a detailed landscape plan that shows how this standard is met. 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; Screening of other service facilities such as A/C units, gas meters etc. has not been addressed. Therefore, the applicant will be required to submit detailed plans for Panning Division review prior to issuance of a building permit that shows any service facilities including air conditioners and gas meters screened from view. This standard can be met as conditioned below. 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. The applicant indicates that the garbage cans will be placed in the back of the building and rolled out to the curb for collection. The applicant also states that the location at the back of the building will not be visible from the street or parking area, but does not address visibility from neighboring sites. The applicant has been conditioned to ensure this standard is met. FINDING: Based on the analysis above,the landscaping and screening standards have not been met. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 15 OF 30 GONDITIONS: ♦ Prior to site work the applicant shall provide a site lan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met, then the applicant shall apply for a Type II adjustment to the street tree requirements. • Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.; and B. Landscaping that meets the L-1 requirements of the Tigard Trian le along with a letter from the landscape architect explaining how the Tigard le screening standards will be met. L-1 along Hermoso: shrubs shall be of a varie that will provide a 3-foot high screen and 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. ♦ Submit detailed plans for review and approval that shows how all service facilities including air conditioning units,HVAC and gas meters, are screened from view. MIXED SOLID WASTE AND RECYCLABLE S STORAGE (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on- site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four(4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant is proposing to meet the Franchised Hailer Review and Sign-off Method of compliance. A letter from Pride Disposal Service was provided. The letter indicates that the existing roll-cart service can continue to serve the office use. Therefore,this standard has been met. Location Standards. To encourage its use the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 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; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 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; 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. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 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; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 16 OF 30 The existing service level involves roll-carts that are stored in the rear yard. The cans are rolled to the curb for garbage pickup. This is the same service provided to residential uses. Hauler access to the storage area is not necessary. Screening has not been adequately addressed. The collection area is not visible from streets or the parking area, but may be from neighboring sites. The applicant has been conditioned to provide plans that show how the cans will be screened from view. FINDING: Based on the analysis above, the Mixed Solid Waste and Recyclable Storage standards have not been fully met,but can be as conditioned below. CONDITION: Prior to site work the applicant shall submit a revised landscape plan for review and approval illustrating how the garbage collection area is screened from neighboring properties. OFF-STREET PARKING AND LOADING(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Oft street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of riority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpoolpand vanpool spaces; 4) Long-term spaces. According to measurements taken from the plans, the parking associated with this project is within 40 feet of the existing building. All parking has been proposed to be located on-site. Therefore, this standard has been satisfied. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3 If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. The development has no shared parking. This standard does not apply. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use, i.e. that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated in D.1.-3. above. The proposed building is not a mixed-use project. This standard is not applicable. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall_provide an additional 15% of vehicle parking spaces above the minimum required-for the use of-guests of residents of the complex. 'These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore,this standard does not apply. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 17 OF 30 Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long- term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Fnday. The applicant's plans show a total of 5 parking spaces. This criterion is not applicable to the development. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Buildin Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. The applicant is required to provide a minimum of one ADA parking spaces. One space is provided. Final determination of the number and design of the required ADA spaces will be made by the building official during the review of the building permit application. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- streetparking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvenng within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Pedestrian access has been discussed previously in this decision under Chapter 18.620 (Tigard Triangle Design Standards).No drop-off grade separation is proposed. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked;and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces clearly marked with striping, and the direction of flow is obvious in the small parking area. Therefore,this standard has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 18 OF 30 The applicant's narrative indicates that wheel stops will be installed throughout the parking lot but are not shown on the site plan. This standard can be satisfied as conditioned below. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. Stall width dimensions may be distributed as 50% standard spaces, 50% compact spaces. All compact spaces shall be labeled as such. The applicant's plans and narrative indicate that of the 5 parking stalls,2 stalls are compact,which is 40% of the total. Dimensions of the 90 degree.parking spaces are 8 ft. by 18.5 ft. for compact spaces and 10 ft. by 18.5 ft. for standard stalls. The dnve aisle is two-way and a width of 24 feet. Figure 18.765.1 requires that all compact spaces be marked as such. The applicant is conditioned to submit a revised site plan labeling the compact spaces. Therefore,this standard can be met as conditioned. Bicycle Parking Location and Access: Section 18.76550 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Bicycle parking is provided within 10 feet of the building entrance and is visible from on-site and Hermoso Way. The designated bike parking areas will not be within parking aisles or pedestrian ways. This criterion is satisfied. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 2i feet by six feet long, and, when covered with a vertical clearance ofseven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The site plan shows the location of the bicycle parking and a detail of the rack has been provided. The narrative states that the parking will not be covered, but that the rack will be secured to the ground and placed on an asphalt or concrete surface. The applicant is being conditioned to provide a revised site plan showing the hard surface bike parking area with dimensions. criterion will be satisfied. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for an office use is 0.5 spaces per 1 000 square feet. Although the minimum required spaces based on the square footage (1,972 square feet) is one, the applicant must supply two as noted in the code above. Based on the narrative the applicant is proposing two bicycle parking spaces. Therefore,this standard has been satisfied. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 19 OF 30 Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. The minimum parking for Office Uses is 2.7 spaces per 1,000 gross square feet. For the total square footage (1,972), 5 spaces are required. The site lies within the Zone B parking area for purposes of calculating maximum number of parking spaces. The maximum allowed parking is 4.1 spaces per 1,000 g.s.f. or 7 spaces. The site plan shows 3 parking spaces. This number meets both minimum and maximum standards. Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. Based on the square footage of the building (1,972 square feet), an off-street loading space is not required. This standard is met. FINDING: Based on the analysis above, not all of the off-street parking and loading standards have been fully met, however if the applicant complies with the conditions listed below,the standards will be fu1 y met. CONDITION: Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space. B. Compact parking spaces labeled;anci G Dimensions of the bike parking area and materials used for the surfacing. SIGNS(18.780): Chapter 18.780.130.D lists the type of allowable signs and sign area permitted in the MUE Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future,a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. TREE REMOVAL (18.790): Section 18.790.030 requires 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. As required, the applicant submitted a tree plan conducted by Terry Flanagan, a certified arborist. However, the report does not contain the four required components (see comments below regarding protection). 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; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 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: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 20 OF 30 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; 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. Based on the arborist's report there is 1 tree greater than 12 inch calmer on-site. This one, 42-inch fir tree is being preserved; therefore, 100% of the trees will be retained. No mitigation is required and this criterion is satisfied. 3. Identification of all trees which are proposed to be removed; One 8-inch weeping mulberry will be removed for street improvements as identified in the Arborist Report. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The site plan shows fencing around the fir tree but does not provide details. The tree protection plan must show the tree protection fencing type and location to scale per the project arborist's recommendations. Also, the tree protection notes in the arborist report must be included on the plan, as well as a signature of approval from the project arborist. Protection standards can be met as conditioned below. 18.790.040 Incentives for Tree Retention 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 tree 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 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. Conditions of approval will ensure that this standard is met. FINDING: Based on the analysis above, the tree removal standards have not been fully met; however, if the applicant complies with the conditions listed below, the standards will be fully met: CONDITIONS: • The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist's recommendations; B. Tree protection notes from the arborist report; and G A signature of approval from the project arborist. ♦ The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. NOTICE TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 21 OF 30 • If work is required within an established tree protection zone, the project arborist shall) prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City_Arborist before proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arbonst has submitted written reports to the City Arbonst, at least once every two weeks,as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the pproject until an inspection can be done by the City Arborist and the Project Arbonst. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. ♦ Prior to final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. • Prior to final building inspection, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6" diameter 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 decision should either die or be removed as a hazardous tree. VISUAL CLEARANCE AREAS(18.795 : Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a ublic street and a private driveway. A clear vision area shall contain no vehicle hedge, planting,-fence wall structure, or temporary or permanent obstruction exceeding three (3j feet in height.The code ry e provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches elow eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The applicant's narrative states that a Clear Vision Triangle has been shown on the site plan. None of the plans provided show this triangle. The applicant is being conditioned to provide a site plan showing how the standard is met. FINDING: Based on the analysis above, the vision clearance standards have not been fully satisfied;as conditioned below the code requirements can be met. CONDITION: A site plan must be provided for review and approval indicating how the vision clearance requirements are met. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE OONVERSION PAGE 22 OF 30 C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by listed provisions of the previously lsted sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are,therefore,found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and,therefore,will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage);and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The building is a pre-existing home that is to be converted. The site is not in an area identified as prone to sliding. The site is relatively flat with few trees and no slopes associated with the site. The frontage improvements and parking area have been designed to retain an existing 42-inch Fir tree on-site. Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Intenor 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. Windows exist on all sides of the building. The applicant has provided a lighting plan that shows illumination of the pedestrian pathways and proposed,parking along the front of the building, but lighting along the rear of the building for crime prevention is not addressed. This standard has not been met• therefore the applicant is conditioned to provide a revised lighting plan that shows lighting along the rear o? the building. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based. on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review:type bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Hermoso Way, which is not on a Tri-met transit route, therefore, this standard does not apply. FINDING: Based on the analysis above the Site Development Review criteria have not been satisfied,but can be met as conditioned. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 23 OF 30 CONDITION: Submit a detailed lighting plan to the Planning Division for review and approval. The plan shall show areas along the rear of the building illuminated by the fixtures and details on the fixture types. D. STREET AND UTILITY IMPROVEMENTS STANDARDS (18.810): Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a local street to have a 60-foot right-o1-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Hermoso Way, which is classified as a local street on the City of Tigard Transportation Plan Map and is within the Tigard Triangle. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate any additional ROW required to provide the full 30 feet of right-of-way as shown on the submitted plans. SW Hermoso Way is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements that provide the north half of a three-lane section as shown in the Tigard Triangle Standards, 18.620. This includes a minimum of 18 feet of pavement from centerline, curb, and 12 sidewalk or 8-foot sidewalk with 4-foot planter. An arborist report dated June 5, 2008 to preserve a 42-inch Douglas fir at the southwest corner of the site has been submitted. The report evaluates the effect of the proposed driveway on the tree and provides a tree protection plan. Portions of the proposed sidewalk will be directed to the south side of the tree, as discussed under the Variances and Adjustments section of this decision. Alternative materials for this portion of the sidewalk, specifically intended for the purpose, may be proposed in advance of plan submittal. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. 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. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. It is not necessary to provide future streets or extensions of streets through this development. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by bamers such as topography, railroads, freeways, pre-existin develo ments, 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. Section 18.810.030.H.2 states that 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 precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 24 OF 30 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. This is a mid-block development without any opportunities for future street connections. Grades and Curves: Section 18.810.030.N states that 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). Centerline radii of curves shall be as determined by the City Engineer. No street extensions are proposed. Block Designs - Section 18.810.040.A states that 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 }or convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or, • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. There is difficulty in meeting the block standards for the area around the development. Topographical issues like the wetlands to the northwest of the site and proximity to an arterial (SW 72°x) and State Highway(Hwy 217) hinder connectivity in the area. Currently Hermoso Way only connects with streets to the south and east. There are no street connections to the north that are required at this time by the Transportation System Plan or Tigard Triangle Street Plan. Therefore,this standard has been satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct an 8-foot sidewalk with a landscape strip along Hermoso, but is reduced to a 5-foot, curb-tight sidewalk around the existing fir tree. An adjustment to the street improvement standards has been approved to allow the narrower sidewalk around the tree. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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 Crean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE'TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 25 OF 30 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer line in Hermoso Way with a lateral to the site constructed through Sewer Reimbursement District No. 15. The applicant proposes to use this lateral. Connection to the lateral requires ayment of a reimbursement fee established by the reimbursement district. The fee is currently$7,777.72 and increases $304.66 every January 25th. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. A land use permit for the adjacent parcel (SDR 2005-00008) to the west allowed a $4,754 payment in-lieu of extending the street storm drain in Hermoso Way. The lot has the same length of frontage along the street and should be required to pay the same fee. Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. 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 Clean Water Services in 2000 and including any future revisions or amendments). There is no significant upstream drainage to the site. While disposal of onsite runoff through a curb weep hole is permitted, the.proposed connection a of a 6-inch storm drain to a weep hole is not acceptable. Condition#21 wiIl ensure this standard is met. Effect on Downstream Drainage: Section 18.810.100.D states that 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Required on-site detention is shown on the plans and.preliminary calculations have been submitted. A proprietary water quality facility is proposed. Detention is not required since there is less than 5,000 square feet of new impervious surface. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that 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 right-of-way. Hermoso Way is not a bicycle facility. Utilities: Section 18.810.120 states that all utility lines, 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: NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 26 OF 30 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • 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 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common,but not the only,such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the south side of SW Hermoso Way. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 100.00-lineal feet;therefore the fee would be $3,500. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Signals: Lancaster Engineering prepared a traffic impact report for this development, dated November 17, 2008. Two key intersections were analyzed: ♦ SW 72nd Avenue/SW Dartmouth Street ♦ SW 68th Parkway/SW Dartmouth Street Two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the MI-peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street,the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies RUs proj mp ect, it is necessary to use the same anticipated total entering volumes (I'EVp) estimated as a part of the Babies RUs traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. The Lancaster Engineering report shows that this project will generate approximately 1 PM peak hour trip to the intersection of 5W 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.039%. Therefore, based on simple proportions, the project contnbution to this intersection is $712. Likewise, the Lancaster Engineering. report shows that the project will not generate any PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. Therefore, the project will not contribute to this intersection. Funds for SW 72nd Avenue/SW Dartmouth Street intersection must be paid to the City before final building inspection. NOTICE'TYPE II DEQSION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 27 OF 30 Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of permits, the applicant shall submit plans and calculations for the proposed water quality stormfilter that will meet the intent of the CWS Design Standards. In addition,the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS re ulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Survey Requirements: Applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). E. IMPACT STUDY(18.390): Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, 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 roperty interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an impact study addressing the project's impacts on public systems. Run-off from the site will be collected and then treated in a proposed catch basin before being released onto the street via a weephole. Extension of the ublic storm line is not required at this me due to the distance to the existing tine (430 feet to the west time A fee-in-lieu is being collected for future construction of the line. Existing public sanitary sewer and water laterals will serve the site. There is no known deficiency in capacity. Since the site is a commercial development, there should be no impact on the City's parks system. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 28 OF 30 The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 20 percent of the traffic impact of new development on the collector and arterial Street system. The applicant will be required to pay TIF's of approximately$6,615 based on the use proposed. Based on the estimate that total TIF fees cover 20 percent of the impact, on major street improvements citywide,a fee that would cover 100 percent of this projects traffic impact is$33,075 ($6,615 divided by.20). Besides the TIF that mitigates for 20% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Hermoso Way (500 square feet). The estimated value of the dedication is$10 a square foot for a total value of$5,000. The applicant is also required to construct a full street lane and sidewalk on Hermoso Way. At an approximate cost of $170 per lineal foot the improvements are valued at $17,000. The following is the estimated cost of construction of the proposed improvements and are considered mitigated costs. Mitigated Costs: Hermoso Way: (100 ft x$170.00) $ 17,000.00 Dedication: (500 sq ft x$10) $ 5.000.00 Total: $ 22,000.00 Estimated Value of Impacts Full Impact $ 33,075.00 Less TIF Assessment -$ 6,615.00 Future Signalization of 72"'and Dartmouth Street -$ 712.00 Storm In Lieu Fee -$ 4,754.00 Less Mitigated Costs (from above) -$ 22.000.00 Estimated Value of Unmitigated Impacts $ -1,006.00 FINDING: The total value of these improvements and payments is only slightly greater than the total value of the projected impacts and is roughly proportionate. The improvement of SW Hermoso Way is required to meet the street improvement requirements of 18.810.030 and the Tigard Triangle (18.620). In addition, the applicant has proposed making these improvements. SECTION VII. OTHER STAFF COMMENTS City of Tigard Public Works Department has reviewed the proposal and requested that the storm line be extended the full width of the site frontage. A fee-in-lieu has been accepted for future construction of the line. City of Tigard Urban Forester has reviewed the proposal and comments have been inserted into the decision. City of Tigard Building Division has reviewed the application and has no objections. SECTION VIII. AGENCY COMMENTS Tualatin Valley Water District noted that the existing water meter must be relocated behind the sidewalk. The work is to be performed on a time and materials basis by TVWD. Tualatin Valley Fire and Rescue were sent a copy of the applicant's materials however, no comments were received. Clean Water Services has reviewed the proposal and comments have been incorporated into the report. These items will be reviewed during site permit and public facility permit review. Qwest was sent a copy of the application and has responded that the project is outside of the Qwest service area. NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 29 OF 30 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 18,2009 AND BECOMES EFFECTIVE ON APRIL 2,2009 UNLESS AN APPEAL IS FILED. The eal cision of the Director (Type II Procedure) or Review Authority(Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may a eal this decision in accordance with Section 18.390.040.G.2. Of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Half Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON APRIL 1,2009. estions: Ie any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. Q. March 17,2009 PREPARE BY: Cheryl Caines DATE Associate Planner •' -PA-6 `=t March 17,2009 APPROVED BY: Ric and :ewersdorff DATE Plannin: Manager NOTICE TYPE II DECISION SDR2009-00001/KEYWAY OFFICE CONVERSION PAGE 30 OF 30 j �= I 1 I ` VICINITY MAP l 0 --t ., 4:1 SDR2009-00001 � � - r , I VAR2009 VAR2009-00001 00002 �~ CLINTON ST - CLINTON ST T KEYWAY OFFICE v. CONVERSION l f - I i •Sr -----j-47----1-' -/ Subject Site 1 ( 17! L - V W • O i I t . L. 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Lunsford,being first duly sworn/affi m,on oath depose and say that I am a Planning Assistant for the City of Tigard, Washington County,Oregon and that I served the following: © NOTICE OF DECISION FOR SDR2009-00001/VAR2009-00001/VAR2009-00002- KEYWAY OFFICE CONVERSION (File No./Name Reference) 0 AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on March 18,2009,and deposited • e United States Mail on March 18,2009,postage prepaid. da- ,- (Person that Preep Notice) STATE OF OREGON County of Washington ss. City of Tigard i Subscribed and sworn/affirmed before me on the G1 day of � ,2009. ....-1, OFFICIAL SEAL 't : SHIRLEY L TREAT MY COMMISSION EXPIRES APRIL 25.2011 NOTARY PL JC OF OREGON My Commission Expires: 4451/ . EXHIBIT...., NOTICE OF TYPE II DECISION DEVELOPMENT REVIEW(SDR) 2009-00001 KEYWAY OFFICE CONVERSION ' i ► LH' 120 DAYS = 6/4/2009 SECTION I. APPLICATION SUMMARY FILE NAME: KEYWAY OFFICE CONVERSION CASE NOS.: Site Develo ment Review(SDR) SDR2009-00001 Adjustment AR VAR2009-00001 Adjustment AR VAR2009-00002 PROPOSAL: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is approximately 1.5,000 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing Douglas Fir as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save the existing Fir tree. APPLICANT: Kent Krafve APPLICANT'S Andrew Barrett Keyway Corporation REPRESENTATIVE: AAI Engineering 7275 SW Hermoso Way 4875 SW Griffith Dr.,Suite 300 Tigard, OR 97223 Beaverton,OR 97005 OWNERS: Kent Krafve and Brian Frank 7275 SW Hermoso Way Tigard,OR 97223 LOCATION: 7275 SW Hermoso Way,WCTM 2S101AB,Tax Lot 1200. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority i of the land within the T and Triangle, a regional mixed-use employment district bounded by Pacific Hi hway(Hwy. 99) Highway 217 and I-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 intra-distnct pedestrian and transit trips even for those who drive.The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 18, 2009 AND BECOMES EFFECTIVE ON APRIL 2, 2009 UNLESS AN APPEAL IS FILED. ppeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which, provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 1, 2009. estions: For r information please contact the Planning Division Staff Planner, Cheryl Caines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon 97223. ` I I I t 1 VICINITY MAP ill I + I 5DR2009 00001 �- `/ I VAR200900001 j 7___I VA R2009 00002 �� K' �i W - KEYWAY OFFICE CONVERSION p '"---_,....4..../ .._,,,,r---..._„..____.__C , I • s nI.L.s.. /_ ~ _T_` ---liTy g,._i — ,, EMXI 1.1. _I.KIX,.1,_ ' 1 ''..- --"---- — .:EFEL f1 1 -1r ri 1 - ij —1 \ 7 +f� — 1 ,� r 1 ,\ -•_..t- ) � / --:11.11%;1 a.Ww�Ywtl.. MMl.v 1( ll w�ii.wtti w.ws•.•`\ , .` tom. ` I ..s. . n,...n. \\Sel �4 ` T . I LI1 ' I � r�i� ni�. ■ II' ib'3I007 7—__7---- ^ On WWI \II\ Oii:e1—.4, iii 300 I • LOr III ��) 0�Z''p • T�KIO I %i it RI rao �. �. it II i.ic I n, g� x fd 1 STMT�x00p s p i%1i P LIMi'^ASY 'I tQ. t I CI :OFT:a7 O F.ANNI!A D'4 2; 1 '2 N J 4 ���11 ■ r,';yl1., ; , xqe� !yG�.;iun Ct,e_ x-09 I ..� RIOs wnI .,..L,.. cis) mro3ro0- *" -_- 2S101AB01100• . 2S101AB01200 EXH I B 11t BAUER,DANIEL E& FRANK,BRIAN L& BAUER,BARBARA G KRAFVE,KENT B 12335 SW 72ND AVE 7275 SW HERMOSO WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB02000 2S101AB01602 BERMAN,JOHN M& GIBSON FAMILY REVOCABLE TRUST SUMMERS,MICHAEL L BY GIBSON,CORNELIA/KLAUS PETER TRS 7175 SW BEVELAND RD#210 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB01604 2S101AB00600 BEVELAND LLC GUILLEUX,FEMY 7307 SW BEVELAND ST STE 200 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB01800 2S101AB00801 BOEHM,GENE G BEATRICE G HAMPTON PARK APARTMENTS LLC 7380 SW HERMOSA WAY BY COOPER CHASE LLC TIGARD,OR 97223 17952 SW PARRISH LN SHERWOOD,OR 97140 2S101AB02200 101AB00900 CASEY,EDWARD L JR&JOANNE F HA TON RK APARTMENTS LLC 7085 SW BEVELAND RD BY CO R CHASE LLC PORTLAND,OR 97223 17952 SW RRISH LN SHERWOOD, R 97140 2S101AB01606 101AB01000 CLARKE,THOMAS C&SUSAN L HA ON P APARTMENTS LLC 12439 SW 22ND AVE BY CO CHASE LLC LAKE OSWEGO,OR 97035 179 SW PA ISH LN ERWOOD,OR 7140 2S101AB01403 2S101AB01603 COLWELL,GREGGORY W HARLAN,BRIAN&MAI 7435 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S101AB00400 2S101AB00700 DITTER,MARK W HERAS,MIGUEL RAMON REV LV TRUST PRISCILLA A HERAS,ELAINE CLARE REV LV TRUST 7070 SW ELMHURST ST 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB02707 2S101AB00500 EAGLE HARDWARE&GARDEN, INC LAU,JOSHUA L& ATTN:TAX DEPT(TA3) MARCHWICK,SARAH B PO BOX 1111 7100 SW ELMHURST ST NORTH WILKESBORO,NC 28656 TIGARD,OR 97223 2S101AB00601 2S101AB02201 FALL FUN PROPERTIES LLC LESSING 2004 FAMILY TRUST& 7130 SW ELMHURST ST LESSING FAMILY TRUST TIGARD,OR 97223 BY EWING-FOLEY INC 10061 BUBB RD STE A CUPERTINO,CA 95014 2S101AB01607 2S101AB01700 LUBY BUILDING LLC ROTH,LINDA A 7540 SW HERMOSO WAY 7420 SW HERMOSO WAY TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB01601 2S101AB01605 LYMAN,KYLE M ROVIG,CAROLE A PO BOX 231026 7460 SW HERMOSO WAY TIGARD,OR 97281 TIGARD,OR 97223 2S101AB01402 2S101AB00301 LYMAN,KYLE M SCOTT,JOHN D/DEBORA K 7395 SW HERMOSO WAY 7085 SW ELMHURST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB01401 2S101AB01600 LYMAN,KYLE M SPAAN,HARLOW T& 7355 SW HERMOSO WAY SORG,N JEFFREY& PORTLAND,OR 97223 MEYERS,CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB00101 2S101BA00400 MARTIN,GORDON R TIGARD TRIANGLE DEVELOPMENT LLC 8565 SW BARBUR BLVD 12265 SW 72ND AVE PORTLAND,OR 97219 TIGARD,OR 97223 2S101AB01300 101BA00402 MM SHINMEN LLC TI D TR GLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 1226 2ND AVE WEST LINN,OR 97068 ARC,OR 223 2S101AB00302 101BA0030 NORDLING,GEORGE DALE& TIG T NGLE DEVELOPMENT LLC JOANNE TRUSTEES 122 AVE 6695 SW HYLAND WAY ARD,OR 97223 BEAVERTON,OR 97008 2S101AB01400 2S101AB00200 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN: N PIVEN 8565 SW BARBUR BLVD 15350 SW SEQUOIA PKWY#300 PORTLAND,OR 97204 PORTLAND,OR 97224 2 1BA00101 2S101BA00401 PACI RE ASSOCIATES TRI-COUNTY CENTER TRUST ATTN: N EN BY ADAMS 8 STEWART 153 W UOIA PKWY#300 8565 SW BARBUR BLVD RTLAND,0 97224 PORTLAND,OR 97219 2S101AC00601 2S101AB01609 ROTH LIVING TRUST TRIANGLE PROPERTIES BY JT JR/THERESA A ROTH TRS 7505 SW BEVELAND RD 12600 SW 72ND AVE STE#200 TIGARD,OR 97223 TIGARD,OR 97223 . . 2S101AB02704 • • TRIANGLE PROPERTIES OF TIGARD LL 7410 SW BEVELAND RD TIGARD,OR 97223 2S101AB02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 TIGARD,OR 97223 2S101AB01404 VONRENCHLER,MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB01608 WESTERN TIGARD HOLDINGS, LLC 20019 SW ATEN RD BEAVERTON,OR 97007 2S101AB01900 WHITETHORN, LLC 12465 SW 72ND AVE PORTLAND,OR 97223 01AB02708 WHI O , LLC 1246 AVE TLAND,OR 97223 A 11110 t Nathan and Ann Murdock Mildren Desil roup PO Box 231265 Attn: Gene Mildren Tigard, 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 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 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 16-Dec-08 14 1 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2009-00001/VAR2009-00001/VAR2009-00002 Land Use File Name: KEYWAY OFFICE CONVERSION I, Cheryl Caines, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) -70? 7 5 St Ai 1—k.k c UJ o-Aes- and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the k) day of 2009. e.& Signature-6f Person Who Performed Posting h:\login\patty\toasters\affidavit of posting for applicant to post public hearing.doc -KEYWAY OFFICE CONVERSION- SITE DEVELOPMENT REVIEW (SDR) 2009-00001/ ADJUSTMENTS (VAR) 2009-00001 & 2009-00002 REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way; WCTM 2S101AB, Tax Lot 1200. ZOI 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 I-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 use `o facilitate infra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Cheryl Caines, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cherylc @tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. 4 ' 11117! AFFIDAVIT OF MAILING I,Patricia L. Lunsford,being first duly sworn/affirm,on oath depose and say that I am a Planning Assistant for the City of Tigard,Washington County, Oregon and that I served the following: {Check Appnvnaie Box(s)Below) © NOTICE OF PENDING LAND USE DECISION FOR SDR2009-00001/VAR2009-00001/VAR2009-00002 - KEYWAY OFFICE CONVERSION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on February 18,2009,and deposited in the United States Mail on February 18,2009,postage prepaid. Alki allY (Person tha pared No' e) . 1 176(.......1 STATE OF OREGON County of Washington) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the a3 day of roe, .0 A`�l ,2009. - OFFICIAL SEAL •LO‘k c LI/V-6 "c*' . SHIRLEY L TREAT NO ARY PUB�C OF OREGO soli NOTARY PUBLIC•OREGON �'� COMMISSION NO.416777 My Commission Expires: 001-</l I MY COMMISSION EXPIRES APRIL 25.2011 EXHIBIT.. NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: February 18,2009 FILE NUMBERS: SITE DEVELOPMENT REVIEW (SDR) 2009-00001 (Type II Land Use Application) ADJUSTMENT (VAR) 2009-00001 ADJUSTMENT (VAR) 2009-00002 FILE NAME: KEYWAY OFFICE CONVERSION REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb-tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: 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 I-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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MARCH 4, 2009. All comments should be directed to Cheryl Caines,Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or by e-mail to cherylc( ltigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 11, 2009. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI'1"IEN COMMENTS WILL 1 SOME A PART OF THE PERMANE±,i' PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER TIIE 14 DAY COMMENT PERIOD CLOSES,TIIE DIRECTOR SIIALI.ISSUE. .-TYPE'. II ADMINISTRATIVE.DECISION. THE. DIRECT'OR'S DECISION SHAT.-. BE MAILED '1'O THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SI'Z'E, AND TO ANYONE ELSE WHO SUBMITTED WRITT?N COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. TIIE DIRECTOR'S DECISION SIL\L1. ADDRESS ALL OF 'ME RELEVANT APPROVAL CRPI'ERIA. BASED UPON TIII`; CRITERIA ,1NI) THE FACTS CONTAINED WI'T'HIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR I)I?NY THE;REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." f '_. I ' st V vices„MAP \ Kifi. ".; I' aoaasaoa+ ` W R200fi0001 �� `_ _ — . YIIR2000N002 \ �cumumr arro.s, y `'\ — KEYYMY OFFICE ///fff��\ ` I OONVER010N 1 E 1I 1 _4v1 i. 1 ' .i ''.----------- . , . L, in , _Li ,i, 1 L - ____ ____ ,i , .:_,,,,,---L 7 F.. --=::::-=-..z.---. i\ '�""" • Brian L. Frank&Kent B. Krafve SDR2009-000L JAR2009-00001/VAR2009-00002 7275 SW Hermoso Way KEYWAY OFFICE CONVERSION Tigard, OR 97223 EXHIBIT.. Andrew Barrett AAI Engineering 4875 SW Griffith Drive, Suite 300 Beaverton, OR 97005 2S101AB01100 2S101AB01200 BAUER,DANIEL E& FRANK,BRIAN L& BAUER,BARBARA G KRAFVE,KENT B 12335 SW 72ND AVE 7275 SW HERMOSO WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB02000 2S101AB01602 BERMAN,JOHN M& GIBSON FAMILY REVOCABLE TRUST SUMMERS,MICHAEL L BY GIBSON,CORNELIA/KLAUS PETER TRS 7175 SW BEVELAND RD#210 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB01604 2S101AB00600 BEVELAND LLC GUILLEUX,FEMY 7307 SW BEVELAND ST STE 200 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB01800 2S101AB00801 BOEHM,GENE G BEATRICE G HAMPTON PARK APARTMENTS LLC 7380 SW HERMOSA WAY BY COOPER CHASE LLC TIGARD,OR 97223 17952 SW PARRISH LN SHERWOOD,OR 97140 2S101AB02200 101AB00900 CASEY,EDWARD L JR&JOANNE F HA TON RK APARTMENTS LLC 7085 SW BEVELAND RD BY CO R CHASE LLC PORTLAND,OR 97223 17952 SW RRISH LN SJHERWOOD, R 97140 2S101AB01606 101AB01000 CLARKE,THOMAS C&SUSAN L HA ON P APARTMENTS LLC 12439 SW 22ND AVE BY CO CHASE LLC LAKE OSWEGO,OR 97035 179 SW PA ISH LN ER WOOD,OR 7140 2S101AB01403 2S101AB01603 COLWELL,GREGGORY W HARLAN,BRIAN&MAI 7435 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB00400 2S101AB00700 DITTER,MARK W HERAS,MIGUEL RAMON REV LV TRUST PRISCILLA A HERAS,ELAINE CLARE REV LV TRUST 7070 SW ELMHURST ST 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB02707 2S101AB00500 EAGLE HARDWARE&GARDEN, INC LAU,JOSHUA L& ATTN:TAX DEPT(TA3) MARCHWICK,SARAH B PO BOX 1111 7100 SW ELMHURST ST NORTH WILKESBORO,NC 28656 TIGARD,OR 97223 2S101AB00601 2S101AB02201 FALL FUN PROPERTIES LLC LESSING 2004 FAMILY TRUST& 7130 SW ELMHURST ST LESSING FAMILY TRUST TIGARD,OR 97223 BY EWING-FOLEY INC 10061 BUBB RD STE A CUPERTINO,CA 95014 ti • 2S101AB01607 2S101AB01700 LUBY BUILDING LLC ROTH,LINDA A 7540 SW HERMOSO WAY 7420 SW HERMOSO WAY TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB01601 2S101AB01605 LYMAN,KYLE M ROVIG,CAROLE A PO BOX 231026 7460 SW HERMOSO WAY TIGARD,OR 97281 TIGARD,OR 97223 2S101AB01402 2S101AB00301 LYMAN,KYLE M SCOTT,JOHN D/DEBORA K 7395 SW HERMOSO WAY 7085 SW ELMHURST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB01401 2S101AB01600 LYMAN, KYLE M SPAAN,HARLOW T& 7355 SW HERMOSO WAY SORG,N JEFFREY& PORTLAND,OR 97223 MEYERS,CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB00101 2S101BA00400 MARTIN,GORDON R TIGARD TRIANGLE DEVELOPMENT LLC 8565 SW BARBUR BLVD 12265 SW 72ND AVE PORTLAND,OR 97219 TIGARD,OR 97223 2S101AB01300 1016A00402 MM SHINMEN LLC TI D TR GLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 1226 2ND AVE WEST LINN,OR 97068 ARD,OR 223 2S101AB00302 1016A0030 NORDLING,GEORGE DALE& TIG T NGLE DEVELOPMENT LLC JOANNE TRUSTEES 122 AVE 6695 SW HYLAND WAY ARD,OR 97223 BEAVERTON,OR 97008 2S101AB01400 2S101AB00200 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN:N PIVEN 8565 SW BARBUR BLVD 15350 SW SEQUOIA PKWY#300 PORTLAND,OR 97204 PORTLAND,OR 97224 2 1BA00101 2S101BA00401 PACI RE ASSOCIATES TRI-COUNTY CENTER TRUST ATTN:N EN BY ADAMS&STEWART 153 W UOIA PKWY#300 8565 SW BARBUR BLVD RTLAND,0 97224 PORTLAND,OR 97219 2S101AC00601 2S101AB01609 ROTH LIVING TRUST TRIANGLE PROPERTIES BY JT JR/THERESA A ROTH TRS 7505 SW BEVELAND RD 12600 SW 72ND AVE STE#200 TIGARD,OR 97223 TIGARD,OR 97223 Y • 2S101AB02704 TRIANGLE PROPERTIES OF TIGARD LL 7410 SW BEVELAND RD TIGARD,OR 97223 2S101AB02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 TIGARD,OR 97223 2S101AB01404 VONRENCHLER,MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB01608 WESTERN TIGARD HOLDINGS, LLC 20019 SW ATEN RD BEAVERTON,OR 97007 2S101AB01900 WHITETHORN,LLC 12465 SW 72ND AVE PORTLAND,OR 97223 - 01AB02708 WHI O' 1,LLC 12465 .' •k P AVE •:•TLAND,OR 97223 Mildren Design Group Nathan and Ann Murdock Attn: Gene Mildren PO Box 231265 7650 SW Beveland Street, Suite 120 Tigard, OR 97281 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 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 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\Iabels\CIT East.doc) UPDATED: 16-Dec-08 J 1 ' Ii I ! I ----1 ;—r- -- ■ ': I j ; 1 , � A 1- }�' Area Notified (500')11 ,i ,, -,�_— —� N W -71 ..-,., , — _ KEYWAY CORP. — '— 2S101AB, 1200 1 CL NTON ST CLINTON ST I �� i ! ! I i f 1 Efl1T I Subject Site I j y ISt u-r UR$T ST, _iii I I Property owner information is valid A't for 3 months from the date printed on 3j �', ���- �`� this map.S. in,'il „I El ` I� Moro wAy . D i i i r1 ____ 1 l__.1±j..i i_ _ 11 _f___,.. jt, s iming R----Qi Fw�Nic�sr_i• ''' 't' \ i ID . ',...,, ,,:i. mitori•____. ..II_________ I__ i__ • I 1 I __ 1, Information on this map is for general location I --- Iy__ __j_ only and should be verified with the Development i _i i 1 0 ` Services Division. AI I i---�GONZAGA - --- Map printed at 04-Feb-09 02:19 PM —a J l� ,_ I Di:: t �ti- j DATA NIS O DERNEO FROM MULTIPLE AT SOURCES.UA CRY OF Tgi1RO MV(ES NO WMRANTV.REPRESENTATION CO On GUARANTEE AS/O7nE it -1—__. -- CONTENT,DATA P PROVIDED VER EUNE CITY COMPLETENESS OFANYONTHE i . I ('� --.__.— LI1KT'FOR ERRORS.OMISSIONS.OR TWO SHALL THE 1t INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. DEPARTMENT • 11/ kyM HAMPTON ST jR - ._ - -- -T.- I City of Tigard $T -_�, _ __— , - i I D 13125 SW Hall Blvd rho i TIGgR'Agps Tigard,OR 97223 --� _ I I'' 503639-4171 e k----:—.-l� _ I I f www.tigard-or.gov . I i 1 Q� awn.. I i I - I • • 2S101AB01100 2S101AB01200 BAUER,DANIEL E& FRANK,BRIAN L& BAUER,BARBARA G KRAFVE,KENT B 12335 SW 72ND AVE 7275 SW HERMOSO WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB02000 2S101AB01602 BERMAN,JOHN M& GIBSON FAMILY REVOCABLE TRUST SUMMERS,MICHAEL L BY GIBSON,CORNELIA/KLAUS PETER TRS 7175 SW BEVELAND RD#210 10904 SW PARKWOOD CT TIGARD,OR 97223 WILSONVILLE,OR 97070 2S101AB01604 2S101A800600 BEVELAND LLC GUILLEUX,FEMY 7307 SW BEVELAND ST STE 200 18200 DAVIS ST TIGARD,OR 97223 SANDY,OR 97055 2S101AB01800 2S101AB00801 BOEHM,GENE G BEATRICE G HAMPTON PARK APARTMENTS LLC 7380 SW HERMOSA WAY BY COOPER CHASE LLC TIGARD,OR 97223 17952 SW PARRISH LN SHERWOOD,OR 97140 2S101AB02200 -101AB00900 CASEY,EDWARD L JR&JOANNE F HA 'TON ' RK APARTMENTS LLC 7085 SW BEVELAND RD BY CO..•■ R CHASE LLC PORTLAND,OR 97223 17952 W• •RRISH LN S16RWOOD, 'R 97140 2S101AB01606 101AB01000 CLARKE,THOMAS C&SUSAN L HA ON P APARTMENTS LLC 12439 SW 22ND AVE BY CO CHASE LLC LAKE OSWEGO,OR 97035 179 SW PA ISH LN ERWOOD,OR 7140 2S101AB01403 2S101AB01603 COLWELL,GREGGORY W HARLAN,BRIAN&MAI 7435 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD,OR 97223 2S101AB00400 2S101AB00700 DITTER,MARK W HERAS,MIGUEL RAMON REV LV TRUST PRISCILLA A HERAS,ELAINE CLARE REV LV TRUST 7070 SW ELMHURST ST 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AB02707 2S101AB00500 EAGLE HARDWARE&GARDEN,INC LAU,JOSHUA L& ATTN:TAX DEPT(TA3) MARCHWICK,SARAH B PO BOX 1111 7100 SW ELMHURST ST NORTH WILKESBORO,NC 28656 TIGARD,OR 97223 2S101AB00601 2S101AB02201 FALL FUN PROPERTIES LLC LESSING 2004 FAMILY TRUST& 7130 SW ELMHURST ST LESSING FAMILY TRUST TIGARD,OR 97223 BY EWING-FOLEY INC 10061 BUBB RD STE A CUPERTINO,CA 95014 2S101AB01607 2S101AB01700 LUBY BUILDING LLC ROTH,LINDA A 7540 SW HERMOSO WAY 7420 SW HERMOSO WAY TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB01601 2S101AB01605 LYMAN,KYLE M ROVIG,CAROLE A PO BOX 231026 7460 SW HERMOSO WAY TIGARD,OR 97281 TIGARD,OR 97223 2S101AB01402 2S101AB00301 LYMAN,KYLE M SCOTT,JOHN D/DEBORA K 7395 SW HERMOSO WAY 7085 SW ELMHURST TIGARD,OR 97223 TIGARD,OR 97223 2S101AB01401 2S101AB01600 LYMAN,KYLE M SPAAN,HARLOW T& 7355 SW HERMOSO WAY SORG,N JEFFREY& PORTLAND,OR 97223 MEYERS,CONI 7405 SW BEVELAND RD TIGARD,OR 97223 2S101AB00101 2S101BA00400 MARTIN,GORDON R TIGARD TRIANGLE DEVELOPMENT LLC 8565 SW BARBUR BLVD 12265 SW 72ND AVE PORTLAND,OR 97219 TIGARD,OR 97223 2S101AB01300 101BA00402 MM SHINMEN LLC TI TR GLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 1226 2ND AVE WEST LINN,OR 97068 ARD,OR 223 2S101A800302 101BA0030 NORDLING,GEORGE DALE& TIG T NGLE DEVELOPMENT LLC JOANNE TRUSTEES 122 AVE 6695 SW HYLAND WAY ARD,OR 97223 BEAVERTON,OR 97008 28101A801400 2S101AB00200 PACIFIC REALTY ASSOCIATES TRI-COUNTY CENTER TRUST ATTN:N PIVEN 8565 SW BARBUR BLVD 15350 SW SEQUOIA PKWY#300 PORTLAND,OR 97204 PORTLAND,OR 97224 2 1BA00101 2S101BA00401 PACI RE ASSOCIATES TRI-COUNTY CENTER TRUST ATTN:N EN BY ADAMS&STEWART 153 W UOIA PKWY#300 8565 SW BARBUR BLVD RTLAND,0 97224 PORTLAND,OR 97219 2S101AC00601 2S101AB01609 ROTH LIVING TRUST TRIANGLE PROPERTIES BY JT JR/THERESA A ROTH TRS 7505 SW BEVELAND RD 12600 SW 72ND AVE STE#200 TIGARD,OR 97223 TIGARD,OR 97223 2S101AB02704 TRIANGLE PROPERTIES OF TIGARD LL 7410 SW BEVELAND RD TIGARD,OR 97223 2S101AB02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 TIGARD,OR 97223 2S101AB01404 VONRENCHLER,MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD,OR 97223 2S101AB01608 WESTERN TIGARD HOLDINGS,LLC 20019 SW ATEN RD BEAVERTON,OR 97007 2S101AB01900 WHITETHORN,LLC 12465 SW 72ND AVE PORTLAND,OR 97223 01AB02708 WHI O ,LLC 12465 AVE TLAND,OR 97223 Nathan and Ann Murdock Mildren Design group PO Box 231265 Attn: Gene Mildren Tigard, 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 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136'h Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 16-Dec-08 , Patty Lunsford From: Patty Lunsford Sent: Wednesday, February 04, 2009 2:47 PM To: 'brianf @keywaycorp.com' Subject: Labels Request is Ready for Pickup Hi Brian, Your request for mailing labels is ready to be picked up. The cost is $27.00. I will leave your labels at the permit center planning/engineering counter in "will-call" under the name Keyway Corp. Please call me if you have any questions. Best regards, Patty Lansford "Planning Assistant City of Tgard-Current'Planning 503.718.2438/patty@tyard-orgov FEB/,J2/2009/M0N 05:31 PM KEYWAY CORP. FAX No, 503 684 5500 P. 001/001 CITY OF TIGA.RD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION III Ili 13125 SW HALL BOULEVARD • TIGAR.D, OREGON 97223 PHONE: 503-G39-4171 FAX: 303-624-3681 (Attn: Patty/Planning) EMAIL: batty @tigard-or.gov, T I Ci.A R D.# • .:1 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. 1S134-AB,Tax Lot 00100) OR THE ADQLESSES FOR ALL PROJECT PARCELS BELOW: (If snore than 1 tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) Z a. Ri L7 g L l ? I+'/1 kx�,ra4 _ Z� St,) l CAI 1 & c12—a�-- PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR MOLDING YOUR NEIGHBQRHOOD 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 BTAIN YOUR LABELS,PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required 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 fot 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: '�I , PHONE: +,�"'} C� NAME OF COMPANY: {LEA( C-Ocz-• • FA): (dam-( EMAIL: L..1. • C.?)r s fin, 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 rallyd to pick up their request that will.be placed in `Will completion 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. ?LEASF]'OTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS.RE-TIDED MAILING LABELS WELL BE ACCEPTED. Cot,Dgscxiption: $11 to generate the mailing list,plus$2 per sheet fox printing the list onto labels(20 addresses per sheet). Then,multiply the cost t print one set of labels by the number of sets requested_ 1,+, rc.. , ■ �� 'titi �. �S� t .'^.M+r �' :. �, .c�1.:,a:� % • �.�:� �+ �i .-" ..�i.,./•i7:F:�:,.J.,�'�.`�k?T�i!WNV�K. ..... , `.�1W 4 shuts of labels x$2/sheet=g,QQ x.2 sets= $16.00 sheet(s)of labels x$2/sheet= x sets= n '7 O sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 L sheet(s)of labels x$2/sheet for interested parties= x=� acts , � GFIN1rm fl,LIST = $11,00 G'a1r t: _ LIST = !:, TOTAL = $31.00 TOTAL • 2S101AB01200 FRANK,BRIAN L& KRAFVE,KENT B 7275 SW HERMOSO WAY 1 OW11" TIGARD,OR 97223 I • • I r. r •t... 7. Ik{p �w4 Ya0. 9 �{ 1 � v .. -. �e "1- ,-d 1. �y sn cs Std <n�r 4��c0�.t, t `•�'' �* tm�, t, x� •n I �. 6'���'.k r:. it s. s5 vd s Ke y Way Office Conversion Site Development Review Applicant's Representative: Craig Harris 4875 SW Griffith Drive, Suite 300 Beaverton, Oregon 97005 [P]503-620-3030 [F]503-620-5539 Applicant: Key Way Corp. Brian Frank and Kent Krafve 7275 Hermoso Way R ECEIVo` Tigard, OR 97223 [P]503 684.5100 FEB 0 4 2009 CITY OF TIGARD PLANN#NG/ENGINEEAING Table of Contents: 1 ) Development Application Form 2) Application Narrative 3) 1 1 x 17 Plan Sheets 4) Impact Study 5) Traffic Report 6) Arborist Report 7) Water Quality Report 8) Neighborhood Meeting Materials 9) Clean Water Services Service Provider Letter 10) Pride Disposal Letter 11 ) Pre-application Notes 12) Property Deed Development Application Form PRE-APP.HEIR BY: 1111 ,41 CITY OF TIGARD PLANNING DIVISIOl �' LAND USE PERMIT APPLICATION EIVED City of Tigard Permit Center 13125 SW Hall Blvd., Tigard, OR 97223 FEe 0 2009 TIGARD Phone: 503.639.4171 Fax:503.598.1960 CITY�FTJGAR� PJ-ANNII' ;TNGINEERING File# ' ' I Other Case# U A t2 ,Ativq-0p Opt, • . Date I��!09 By Receipt# Fee 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) S Site Development Review(II) ❑ Home Occupation(II) ❑ Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 7275 5w W errne.so W Ay T'�avIA 02 R 7223 TAX MAPS&TAX LOT NOS. 2 510 I A-E 0120o TOTAL SITE SIZE ZONING CLASSIFICATION 14.) Rµ� 5F �tl� APPLICANT* kffNr' KR14FvE MAILING ADDRESS/CITY/STATE/ZIP 7Z1C S J ER/V o so IOW T�4A-2 A + D2 q72.2,3 PHONE NO. 1FAX NC). 5°3-- g e 4---S-100 5-03-6 8 L4-- 6500 PRIMARY CONTACT PERSON PHONE NO. A.NOR (A) BA-2I E1 5o3- 6Zo -- 3030 PROPERTY OWNER/DELI)I IOI.DI?R(Attach list if more than one) S Rxipki FRANIC4- kEJT kRAFvF MAILING ADDRESS/CITY/STATE/ZIP 7175 SW I .ERMos o Wi+Y , 7--r4A2A o2 (37ZZ._? PHONE NO. FAX NO. E03-6 84-- 5106 5-03 -684-5-61)0 *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 application. PROPOSAL.SUMMARY(Please be specific) 5TM ev.e.6pme•v'f' R `'et,.) -iv, CDN✓ear,s ioN 4rowi vt51�p h tI 1-> o k-e. use fi a ,4 5-1't^tieNts r plgwker s+r/p LA/ -t- a sl',n caN s a s-Fne_e_st- tv'ee.. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc 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. 2.464• ' CIA- 5 — Owner s Signature Date f./477.00/ Owner' Date gna KE1llT V4 Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date Application Narrative KEY WAY OFFICE CONVERSION TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 GENERAL INFORMATION 2 REQUEST 2 SITE DESCRIPTION 3 II. COMPLIANCE WITH THE CITY OF TIGARD DEVELOPMENT CODE 3 18.360 SITE DEVELOPMENT REVIEW 3 18.370 VARIANCES AND ADJUSTMENTS 7 18.390 DECISION-MAKING PROCEDURES 8 18.520 COMMERCIAL ZONING DISTRICTS 8 18.620 TIGARD TRIANGLE DESIGN STANDARDS 10 18.705 ACCESS, EGRESS AND CIRCULATION 15 18.745 LANDSCAPING AND SCREENING 18 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 21 18.760 NON-CONFORMING SITUATIONS 23 18.765 OFF-STREET AND LOADING REQUIREMENTS 23 18.780 SIGNS 27 18.790 TREE REMOVAL 28 18.795 VISION CLEARANCE AREAS 28 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 29 III. TREE PLAN NARRATIVE 32 IV. CONCLUSION 33 Key Way Office Conversion-Site Development Review February 4,2009 Page 1 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant/Owner: Brian Frank and Kent Krafve 7275 SW Hermoso Way Tigard, OR 97223 Phone: 503-684-5100 Applicant's Representative: AAI Engineering 4875 SW Griffith Drive Beaverton, OR 97005 Phone: 503-620-3030 Contacts: Andrew Barrett Project Arborist: Teragan and Associates 3145 Westview Circle Lake Oswego, OR 97034 Phone: 503-697.1975 Contact: Terrence Flanagan Traffic Engineer: Lancaster Engineering 321 SW 4th Avenue, Suite 400 Portland, OR 97204 Phone: 503-248-0313 Contact: Micah E. Heckman, EIT Map and Tax Lot: 2S 101 AB Tax Lot 1200 Site Address: 7275 SW Hermoso Way Tigard, OR 97223 Size: 14,944 Square Feet Zoning: MUE- Mixed Use Employment Tigard Triangle REQUEST The applicant requests Site Development Review approval to convert an existing residence into a commercial office use. Additionally, the applicant requests two adjustments with this application. The first adjustment is to the street tree requirements to use an existing tree as a street tree and the second is an adjustment to allow a curb-tight sidewalk. Key Way Office Conversion-Site Development Review Page 2 June 20.2008 SITE DESCRIPTION The subject property is currently includes a single family residence that is used as the offices for Key Way Corp. Contractors. The property takes access to Hermoso Way. There are two trees in the front yard of the home, one 42-inch Fir tree and one 8-inch Weeping Mulberry tree. II. COMPLIANCE WITH THE CITY OF TIGARD DEVELOPMENT CODE TITLE 18 LAND USE DISTRICTS AND PLAN DISTRICTS 18.360 SITE DEVELOPMENT REVIEW 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. 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. Response: The application submitted includes all of the general information required as noted in the code and addressed in the pre-application meeting notes. There are not changes to the building proposed with this application; therefore architectural elevations are not required. 18.360.090 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; Response: This narrative addresses the requirements of 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, air circulation, and fire-fighting; and Key Way Office Conversion-Site Development Review February 4,2009 (4) Oriented with consideration for sun and wind. Response: There are no new buildings proposed with this application. The proposed parking lot and frontage improvements have been designed to preserve the existing 42-inch Fir Tree adjacent to Hermoso Way. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Response: The parking lot and frontage improvements have been designed to retain the 42-inch Hr tree located on the property. There is also an 8-inch Catalpa tree located within the front yard of the existing building on the site. This ornamental tree will be removed with the development. 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: (1) Water quality facilities(for infiltration, retention, detention and/or treatment) (2) Pervious pavement (3) Soil amendment (4) Roof runoff controls (5) Fencing to guide animals toward safe passageways (6) Re-directed outdoor lighting to reduce spill-off into habitat areas (7) Preservation of existing vegetative and canopy cover Response: The existing 42-inch Fir tree located on the property will be retained to preserve the existing canopy cover. 3. Exterior elevations: Response: No modifications to the existing building on the property are proposed with this application. 4. Buffering, screening and compatibility between adjoining uses: Response: The subject property is zoned MUE - Mixed Use Employment. The property to the north of the subject site is zoned C-G - General Commercial with the MUE zone on all other sides. The specific buffering and screening standards of the Code relative to these zones are addressed later in this narrative. 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: Response: The proposed development does not include any multi-family uses. 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a Key Way Office Conversion-Site Development Review June 2.0,2008 suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Response: The subject site is not located within or adjacent to the 100-year floodplain. 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; (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. Response: There are no public or semi-public spaces proposed with this development. The plan includes improvements to the existing right of way, parking lot improvements and landscaping improvements. 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. f. Two flood lights attached to the structure will be used to light the parking and entry areas. Light fixtures will be mounted above the main entry and on the building adjacent to the handicap parking area. The light fixture locations and lighting levels are indicated on the Exterior Lighting Plan, which is included in this submittal. A detail for the proposed lighting fixture is also included on Sheet E1.0. Response: There are no modifications to the building proposed, however the existing home has windows looking out upon the front yard, allowing the future parking lot area to be monitored by those inside. 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; Key Way Office Conversion-Site Development Review February 4,2009 b. The requirements for transit facilities shall be based on: (1) The location of other transit facilities in the area;and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (1) Bus stop shelters; (2) Turnouts for buses; and (3)Connecting paths to the shelters. Response: Upon review of Tri-Met's service map, it does not appear that there are any transit routes or bus stops adjacent to, or within 500 feet of the subject site. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; Response: The requirements of Chapter 18.745 are addressed later in this report. 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 Response: The gross area of the lot is 14,944 square feet. Approximately 10,122 square feet of the area is landscaped area, both in the front and back yards of the building equating to 67% of the gross area, in compliance with this standard. c. A minimum of 15 percent of the gross site area shall be landscaped. Response: The gross area of the lot is 14,944 square feet. Approximately 10,122 square feet of the area is landscaped area, both in the front and back yards of the building equating to 67% of the gross area, in compliance with this standard. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Response: The grading plan and utility plan submitted with this application addresses the drainage considerations for this development and have been prepared in accordance with the City's requirements. The City's drainage standards are further addressed in response to Section 18.810 of the City's development code. Key Way Office Conversion-Site Development Review Page 6 June 20,2008 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 Response: The parking lot facilities have been designed in accordance with the applicable ADA requirements. These standards are further addressed in response to Section 18.810 of the City's development code. 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) Response: The provisions of the MUE zone and the Tigard Triangle Design Standards are addressed later in this document. 18.370 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments The applicant requests approval of two adjustments, one for the use of the existing 42-inch Fir tree as a street tree and the other to the planter strip requirement. 18.370.020 C. Special adjustments. 11.Adjustments for street improvement requirements(Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040,the Director shall approve, approve with conditions,or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied:Strict application of the standards will result in an unacceptably adverse impact on existing development,on the proposed development, or on natural features such as wetlands, bodies of water,significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. Response: The project requests an adjustment to the development standard, which requires a planting, strip between the curb and the sidewalk. A section of the proposed sidewalk (approximately 25') abuts the back of curb. The reason this adjustment is requested is so that every effort may be made to protect the existing 42" Fir tree which would otherwise be located approximately 2-feet from the edge of the sidewalk. The proposed configuration allows the sidewalk to be setback approximately 10-feet from the tree. Strict application of the standards would result in a greater possibility of the death of the existing tree. By granting this adjustment, the existing mature tree has a better chance of survival, which will provide a greater public benefit than having the additional buffer between the curb and sidewalk. 6. Adjustment to landscaping requirements(Chapter 18.745) a. Adjustment to use of existing trees as street trees. By means of a Type 1 procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting or filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: Key Way Office Conversion-Site Development Review February 4,2009 Page 7 1) The ground within the drip-line is altered merely for drainage purposes; and 2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. Response: The applicant is requesting an adjustment to the landscaping requirement to use the existing 42-inch Fir tree as a street tree. The location of the tree on the property makes placement of an additional tree on the west side of the driveway impractical. A report has been prepared by Teragan and Associates providing recommendations for construction of the parking lot and adjacent sidewalk that will protect the tree from damage during construction. These measures will be followed to ensure survival of the tree. 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type II Procedure B. 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. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system,the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact,the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the 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. Response: All of the required information is included in the application materials. 18.520 COMMERCIAL ZONING DISTRICTS 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, Key Way Office Conversion-Siie Develapmenf Review Page 8 June 20,2008 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 intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. Response: The conversion of the residential home to office use is in conformance with the uses permitted in the MUE zoning district. 18.520.040 Development Standards B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: STANDARD C-G Compliance Minimum Lot Size None There are no minimum lot size -Detached unit - -Boarding,lodging, _ requirements rooming house Minimum Lot Width 50 ft The subject parcel is 100 feet wide, in compliance with this standard Minimum Setbacks There are no minimum front and side -Front yard 0ft" -Sidefacingstreeton - yard setbacks when adjacent to corner&through lots MUE zoned property. The subject -Side yard 0/20 it'll] property does not abut residential -Side or rear yard abutting more restrictive zoning property an any side, therefore district none of the setbacks apply per -Rear yard 0/20ft'8 notes 11 and 8. The setbacks -Distance between front - of garage&property measure as follows: line abutting a public or Front: 27.5 feet private street. Side-west: 15.42 feet Side- east: 11 .4 feet Rear: 24.2 feet from storage shed Minimum Building Height N/A Maximum Building Height 45 ft The existing building on the property is one story in height and is approximately 24 feet in height. Maximum Site Coverage PI 85% 4,822 s.f. of the lot is covered in paving and building improvements, equaling 33%of the overall site area. This is less than the 85% maximum stated in the code. Minimum Landscape 15% 10,122 s.f., or 67% of the lot area is Requirement landscaped. Key Way Office Conversion--Site Development Review February 4,2009 Page 9 Minimum FAR 131 N/A Minimum Residential N/A Density 141151161 Maximum Residential N/A Density 141151161171 18.520.050 Special Limitations on Uses 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; Response: The property information obtained by the title company lists the building square footage at 1,504 square feet with the garage being 468 square feet for a total footprint of 1,972 square feet. The lot size is 14,944 square feet for a total FAR of 0.13 (1,972/14,944) in compliance with the standard. 18.620 TIGARD TRIANGLE DESIGN STANDARDS 18.620.010 Purpose and Applicability B. Development conformance. All new developments, including remodeling and renovation projects resulting in uses other than single family residential use, 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; Response: The attached plans show that with this office conversion the applicant will dedicate additional right of way along Hermoso Way to match neighboring development and will provide a planter strip and sidewalk in conformance with the public works standards. 2. Connect to public facilities such as sanitary sewer,water and storm drainage; Response: The existing home is connected to water service. With this conversion, the home will be connected to sanitary and storm service. 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. Key Way Office Conversior,-Sfe Development Review Page 10 June 20,2008 Response: Improvements will be made to Hermoso Way including a 3-foot right of way dedication and development of a sidewalk and planter strip along the frontage of the property. 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. Response: There are no new public streets proposed with this development. The proposed parking lot will be accessed via a driveway off of Hermoso Way. 18.620.030.A. Tigard Triangle 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. Response: A six-foot wide pedestrian connection is indicated by scored concrete across the asphalt parking area. The indicated pedestrian connection is shown on the site plan and crosses approximately 28-feet of the parking aisle. 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 how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.370.010 C2, governing criteria for granting a variance, is satisfied. 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. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. See Diagram 1 for some examples of how this standard may be met. Response: The development will take access off of Hermoso Way, a local street, therefore the requirements above do not apply. 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. Response: This request is for the conversion of an existing dwelling to an office use and does not proposed to alter the existing home. The front yard setback is approximately 27.5 feet and is not in conformance with the standard above, however, the existing dwelling was lawfully established and becomes non- conforming upon conversion from the residential to the office use. Under the Key Way Office Conversion-Site Development Review February 4,2009 i' a non-conforming development standards of the code (18.760.040C) the building may continue as it is, so long as it remains otherwise lawful. The proposed conversion and Site Development Review are being done bring the building and use into conformance with the City of Tigard zoning regulations. 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. Response: The parking area for the office is located in the front of the building due to its current location on the lot. There is an existing 42-inch Fir tree located west of the proposed parking area, limiting the available space for landscaping. These factors limit the available area for landscaping and pedestrian connection to the building. The L-1 landscape standard applies to setbacks on major and minor arterials. Hermoso Way is a local street, therefore the standards does not apply, however the plan does provide 4 feet of plantings to the west of the driveway between the sidewalk and parking area and 5 feet of plantings to the west of the driveway. The plantings in this area are not able to be of significant height due to the required clear vision area, however the plantings will enhance the aesthetics of the street frontage. 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. Response: A six-foot wide pedestrian connection is indicated by scored concrete across the asphalt parking area. The indicated pedestrian connection is shown on the site plan and crosses approximately 28-feet of the parking aisle. 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 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. Response: The parking for the project is located in the front yard. The location of the existing building on the property is such that the only location feasible for the provision of parking is in the front of the home. A 4 - foot planter area is provided on the west side of the driveway with a 5 - foot wide area on the east Key Way Office Conversion-Site Development Review Page 12 June 20,2008 side of the driveway. The planting area is provided along the street frontage in addition to the planter street and sidewalk provided adjacent to the street. 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. Response: The proposed office conversion does not include any alteration to the existing dwelling. Upon its conversion, the dwelling will be a nonconforming development. The home does, however, include ground floor windows covering approximately 40% of the front facade. 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. Response: The proposed office conversion does not include any alteration to the existing dwelling. Upon its conversion, the dwelling will be a nonconforming development. 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. Response: The existing dwelling has a covered porch at the building entrance. 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. Response: The proposed office conversion does not include any alteration to the existing dwelling. Upon its conversion, the dwelling will be a nonconforming development. 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. Key Way Office Conversion-Site Deveiopn ie.rUt Review February 4,2009 Page 13 Response: The proposed office conversion does not include any alteration to the existing dwelling. Upon its conversion, the dwelling will be a nonconforming development. 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. Response: The proposed office conversion does not include any alteration to the existing dwelling. Upon its conversion, the dwelling will be a nonconforming development. There is no roof-mounted equipment. 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: 1. Zoning district regulations - Residential only developments within the C-G and MUE zones shall meet the sign requirements for the R-25 zone 18.780.130B; non-residential developments within the C-G zone shall meet the sign requirements for the commercial zones, 18.780.130C; and non-residential development within the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130D. Response: There are no signs proposed with this application. If signs are requested in the future, a sign permit application will be filed and the requirements of chapter 18.781 .130D will be addressed. 18.620.060 Entry Portals A. Required locations. Entry portals shall be required at the primary access points into the Tigard Triangle. 1. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 72nd; I-5 and Dartmouth; Hwy. 217 and 72nd; and at the Hwy. 217 Overcrossing and Dartmouth. 2. Design - The overall design of entry portals shall relate in scale and detail to both the automobile and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. Response: The subject property is not located within any of the designated entry portal locations, therefore this requirement does not apply. 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. Key Way Office Conversion-Site Development Review June 20,2008 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 1/2 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. Response: The L-1 standards applies to setbacks on major and minor arterials. The subject site is located on Hermoso Way, a local street. This standard only applies as it relates to Section 18.620.030.A.3 and 5 which have been previously addressed. 3. 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. Response: The requirements of Chapter 18.745, Landscaping and Screening as they relate to this development are addressed later in this report. 18.705 ACCESS, EGRESS AND CIRCULATION 18.705.030 General Provisions 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; 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 signposts, and shall be in compliance with ADA standards; 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. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces,etc. Any pervious paving surface must be designed and maintained to remain well drained.Walkways may be Key Way Office Conversion-Site Development Review February 4,2009 Response: A six-foot wide pedestrian connection is indicated by scored concrete across the asphalt parking area. The indicated pedestrian connection is shown on the site plan and crosses approximately 28-feet of the parking aisle. 18.705.30 General Provisions 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. Response: A site plan is included with the submittal documents showing how access is taken off of Hermoso Way. 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. Response: The driveway providing access to the proposed parking area takes access directly off of Hermoso Way, a public street. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: The standards of Section 18.810.030 are addressed later in this report. 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; 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, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. 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. Key Way Chloe Conversion -Site Development Review June 20,2008 Response: A six-foot wide pedestrian connection is indicated by scored concrete across the asphalt parking area. The indicated pedestrian connection is shown on the site plan and crosses approximately 28-feet of the parking aisle. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies 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 of facility.) Response: A report has been prepared by Lancaster Engineering verifying that the location of the proposed driveway will be safe, meeting site distance standards. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 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. Response: The proposed driveway access to Hermosa Way is located approximately 112 feet from the Hermosa Way and SW 72nd Avenue intersection. The standard requires 150 feet between a driveway on Hermosa Way and an intersection involving an arterial street (SW 72nd Avenue). The driveway cannot be moved further to the west due to the location of the 42-inch Douglas Fir tree, which is being saved and protected. Additionally, as stated in the Transportation Analysis Letter (Lancaster Engineering), the driveway location should not cause any operational concerns, as queuing at the intersection of Hermosa Way at 72nd Avenue is not expected to extend beyond the site access. 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; Key Way Office Conversion-Site Developmenl Review February 4,2009 17 Required Parking Minimum Number of Minimum Access Minimum Pavement Spaces Driveways Required Width 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required Response: The required access width for development with less than 100 parking spaces require a 30-foot wide access with 24-feet of paved surface. The proposal includes an access drive with 24 feet of pavement with curbs on either side, in compliance with this standard. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions 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). Response: The existing 42-inch fir tree located at the southwest corner of the property will be retained with this development. Recommendations have been obtained from a registered arborist for protection of this tree during development and it will be fenced during construction. All of the landscaping in the rear yard of the dwelling will be maintained. 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. Response: One street tree will be planted in addition to the existing fir tree that is being used as a street tree. The proposed street tree to be planted will be a 2" caliper Japanese Lilac. C. Size and spacing of street trees. Key Way Office Conversion-Site Development Review Page 18 June 20,2008 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.C.2 below; Response: The street tree to be planted will be 2" caliper and at least 4 feet in height at planting. 2. The specific spacing of street trees by size of tree shall be as follows: 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; Response: The Japanese Lilac tree to be planted will grow to be approximately 25 - 30 feet tall, considered a medium-sized tree per the definitions above. The space to the east of the driveway is approximately 14- feet long, therefore providing space for the planting of one street tree. 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; Response: The tree will be planted greater than 2-feet from the driveway, as shown on the attached site plan. 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 I. 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 Response: There are no new light or utility poles proposed. The proposed street tree will be compatible with the overhead power lines that run along the Key Way Office Conversion-Site Development Review February 4,2009 Page 19 street and will be planted at least 2-feet from hard-surface areas and in a location that will not interfere will underground utilities. G. Granting of adjustments. Adjustments to the street tree 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.C.4.b. Response: One adjustment has been requested to the street tree requirements to use the existing 42-inch Fir tree as a street tree. The standards of section 18.390.030 have been previously addressed. 18.745.050 Buffering and Screening 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; Response: The location of the existing home on the property requires the parking lot for the conversion to be located in the front of the building. The use requires 5 parking stalls, which are provided as shown on the site plan. The parking spaces and existing features of the site do not provide adequate space for plantings in addition to the planting strip and sidewalk that are provided. (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. Response: There are five parking spaces in the proposed parking area. Due to the site constraints and the design requirements of the parking area, there is not sufficient space to plant a tree in the parking area. There will, however, be one street tree planted in addition to the Fir tree that is being retained that will serve to provide additional tree canopy for the site. 1. 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 Key Way Office Conversion- Site Development Review Page 20 June 20,2008 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; 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. Response: The garbage cans will be placed in the back of the building to be rolled out for garbage collection. Their location at the back of the building will not be visible from the street or parking area. There are no other service facilities that are visible from the street. F. Buffer Matrix Response: The buffer matrix provides that no buffer is necessary between MUE lots. The rear yard of the lot abuts land that is zoned CG. The buffer matrix provides that there should be a Type A buffer along this boundary consisting of a 10-foot landscape area. This space is provided in the rear yard of the dwelling. 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. Response: The only areas to be disturbed are those areas that will be developed as a part of the plan such as the parking lot area or the landscape area in the front yard. 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 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: 4. Franchised hauler review and sign-off. Response: Pride Disposal was contacted regarding this development review application and provided a letter via email indicating that they could continue to service the proposed use as they have been with curb pick-up in the current garbage cans. 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. B. Location standards. Key Way Orfice Conversion Site Development Review February 4,2009 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. 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. 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; 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. Response: The garbage collection roll-carts for garbage and recycling will be placed at the back of the building. These carts will be rolled to the curb for garbage collection. Key Way Office Conversion-Site Development Review June 20,2008 18.760 NON-CONFORMING SITUATIONS 18.760.040 Criteria for Nonconforming Situations C. Nonconforming development. 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that satisfies the requirements of this title or will decrease its nonconformity; Response: The existing dwelling was lawfully established and becomes nonconforming upon its conversion from a residential to commercial use. The buildings placement, setbacks, parking location, and other requirements of the Tigard Triangle Design Standards cannot be met. This application and the proposed improvements seek to decrease the site's nonconformity, however not all standards can be met. 18.765 OFF-STREET AND LOADING REQUIREMENTS 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. Response: The project proposes 5 parking spaces. (2 standard, 2 compact and 1 handicapped). The existing building is and will remain 1 ,504 SF. Per City of Tigard code, for an office use, a minimum of 5 parking spaces are required. (2.7 spaces/1,000 SF). The site Plan has been revised to indicate this parking provision. Detailed plans have been submitted with this application showing how access to the parking area is achieved from Hermoso Way. B. Location of vehicle parking. The location of off-street parking will be as follows: 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: Response: The parking spaces are located within 500-feet of the building they serve. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Key Way Office Conversion-Site Development keview February 4,2009 "a< <: 23 Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: There are five parking spaces provided in the parking area adjacent to the development. One of the parking spaces is designated as disabled-accessible parking and will be marked in compliance with the applicable regulations. Two are compact spaces and two are standard spaces. 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be designed and maintained to remain well-drained; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Response: There is one access drive proposed from Hermosa Way. This access drive will be clearly marked and provides ample room for forward entrance onto Hermoso Way. The vision clearance requirements of Chapter 18.795 will be met, as shown by the vision clearance triangles on the site plan. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Response: The standards of Section 18.810.030.N. are addressed later in this report. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Response: There are no drop-off grade separations within the parking area. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Response: The standards of Chapter 18.745 are addressed previously in this report. H. Parking space surfacing. Key Way Office Conversion-Site Development Review Page 24 June 20,2008 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.6.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt, concrete, or pervious paving surfaces. Any pervious paving surface must be designed and maintained to remain well-drained; Response: The surface of the parking area will be paved with asphalt in compliance with this standard. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. Response: The site plan included with this application shows parking lot striping in conformance with this standard. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Response: All of the parking spaces will have a wheel stop at least 4 inches in height located three feet from the front of the parking stall. M. Signs. Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs Response: There are no signs proposed with this application. N. Space and aisle dimensions 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5' x 18.5'for a standard space; b. 7.5' x 16.5'for a compact space; and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. Response: The standard parking spaces are 10 feet wide by 18.5 feet long. The compacted parking spaces are 8 feet wide by 18.5 feet long, in compliance with this standard and will be striped accordingly. The designated disabled parking space will meet State of Oregon and federal standards. 2. Aisles accommodating two directional traffic, or allowing access from both ends, shall be 24 feet in width; Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. (Ord. 06-20) Key Way Office Conversion-Site Development Review February 4,2009 Page 25 Response: The aisle between the parking spaces is 24-feet in width, in compliance with this standard. 18.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Response: The project proposes 2 bicycle parking spaces, which comply with all of the above design standards. The existing building is and will remain 1,504 SF. Per City of Tigard code, for an office use, a minimum of 1 bicycle parking space is required. (0.5 spaces/1,000 SF). The bicycle parking is located just to the west of the main entry. A wave style rack is proposed, please refer to detail C3.0. 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Response: The bicycle parking area will be visible from the building and the street. It is located away from traffic in the parking area and an easy walk to the building entrance. B. Covered parking spaces. 1. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case, the uncovered bicycle parking may be provided closer to the building entrance. Response: The bicycle parking area is not located under cover, as the existing covered porch area is not large enough to accommodate two bicycle parking spaces. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground,wall or other structure; 3. Bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; Key Way Office Conversion-Site Development Review Page 26 June 20, 2008 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Response: The bicycle rack will be anchored to the ground and will be able to accommodate two bicycles, accessible without moving the other. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. Response: The bicycle parking area will be hard surfaced with asphalt or concrete. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Response: Two bicycle parking spaces are provided onsite in compliance with the above standard. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. (See Table 18.765.2)(Ord. 02-13) 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: Response: The building is used for office space and does not receive or distribute material, therefore these standards do not apply. 18.780 SIGNS 18.780.020 Permits Required A. Compliance with regulations. No sign or sign structure shall hereafter be erected, re- erected, constructed, structurally altered or relocated within the City limits except as provided by this title, and a permit for the same sign or sign structure has been issued by the Director. Response: There are no signs proposed with this application. Key Way Office Conversion-Site Development Review February 4,2009 18.790 TREE REMOVAL 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. Response: There are two trees on the subject property. The 8-inch Weeping Mulberry tree will be removed with the development with retention of the 42-inch Fir tree. Terrence Flanagan, a certified arborist, has prepared a report detailing protection measures for the tree. 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; Response: The two trees are identified on the plan with their size and species. 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: d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Response: The only tree over 12 inches in caliper is the 42 inch fir tree which is retained with this plan. 3. Identification of all trees which are proposed to be removed; Response: The 8 inch Weeping Mulberry tree is shown to be removed on the existing conditions plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Response: The report prepared by Teragan and Associates details a protection program to be followed for preservation of the Fir tree during construction. 18.795 VISION CLEARANCE AREAS 18.795.030 Visual Clearance Requirements 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 Key Way Office Conversion-Site Development Review Page 28 June 20.2008 where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. B. 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. Response: The clear vision triangle is shown on the site plan. There are no obstructions higher than 3 feet within this area and all tree branches will be pruned to maintain the vision in this area. 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. Response: The development has access onto SW Hermoso Way, a public street. The frontage will be improved with an 8-foot sidewalk along most of the frontage, with 5-feet adjacent to the tree, 3.5-foot planter strip and 18.5 feet of pavement. 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. Response: The improvements are within the 50-foot right of way of Hermoso Way, meeting the requirements for such a local street listed in Table 18.810.1 . 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. Response: An additional 5 feet of right of way is being dedicated with this development along Hermoso Way. N. Grades and curves. 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 Response: No new streets are proposed with this office conversion. Hermoso Way, as it exists, has a street grade of approximately 3% in compliance with this standard. Key Way Office Conversion-Site Development Review February 4,2009 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 Response: An 8-foot sidewalk is proposed along the frontage, which is reduced to 5-feet in front of the tree. 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. Response: There is an existing sanitary lateral to the property that will be extended and connected to the building to provide sanitary sewer service, in accordance with the applicable rules and policies set forth by the City of Tigard. 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. Response: The development will connect to the city's storm drainage system. The run-off produced by the new impervious area will be collected and treated in a Contech filter catch basin and piped to a weep hole through the curb into SW Hermso Way. Fee-in-lieu of detention is proposed. 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). Response: It is not anticipated that the small amount of run-off from the new impervious area will overload the existing drainage system. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. Key Way Office Conversion-Site Development Review June 20,2008 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. Response: SW Hermoso Way is a local street, no bike lands are required. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Response: The utilities will be placed underground, however the existing overhead power lines will be left as they are. Fee-in-lieu of undergrounding is proposed for these utility lines. 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. Response: The existing conditions plan shows the location of all underground utilities. C. Exception to under-grounding requirement. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority Key Way Office Conversion-Site Development Review February 4,2009 determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. Response: There are overhead power lines running along the frontage of the property. The applicant proposed to pay fee-in-lieu of undergrounding for these lines. The lines are above ground on both sides of the subject property, making it difficult to underground just along the frontage of this development. III. TREE PLAN NARRATIVE 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? Response: The site includes two trees, one 42-inch Fir and one 8" Weeping Mulberry Tree. The site has been designed to preserve the Fir tree. The parking area has been placed as far east as possible with the parking area designed to the minimum allowable dimensions with 18.5 foot deep parking stalls and 24-foot drive aisle, placed 2-feet off of the eastern property line. This keeps the paved parking area as far from the tree as possible. The Tigard Triangle Design Standards call for an additional 6-foot paved walkway leading from the street to the building. This has been omitted from the plan in an effort to reduce impacts to the tree. 3. Have tree compatible construction techniques been considered and utilized wherever possible to maximize tree retention? Response: The tree report prepared by Teragan and Associates outlines construction techniques to be used in order to preserve the tree. These measures will be followed during construction. 4. Is it possible to reduce the number of parking spaces to maximize tree retention? Response: In order to retain both the 42-inch Fir and the 8-inch Weeping Mulberry tree, the driveway would need to be moved to the west, thereby eliminating two of the parking spaces, including the handicap accessible space. Four parking spaces are required by code, including one handicap accessible space, therefore it is not practical to save the Weeping Mulberry Tree. Key Way Office Conversion-Site Deveioprneni Review Page 32 June 20,2008 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(3) be utilized to maximize tree retention? 7. Could lot width and/or dept per section 19.790.040(3) be reduced in order to maximize tree retention? Response: The proposal is a development review application for conversion of a single family residence to a commercial use and does not involve the creation of lots, therefore the above standards do not apply. 8. How have buildings and building footprints been designed to maximize tree retention? Response: The proposal is a development review application for conversion of a single family residence to a commercial use. The existing building will remain on the site as it, therefore the above standard does not apply. 9. Are offsite trees that may be impacted by development inventoried and adequately protected? Response: There are several off-site trees that are shown on the existing conditions plan. These trees are located on the properties to the east and west of the subject site and are located in the rear yard area. All of the work associated with this development occurs in the front of the home, therefore there will be no impacts on these off-site trees. 10. Describe additional techniques not mentioned above that have/will be used to maximize tree retention. Response: The 8-foot sidewalk along the frontage of the site is reduced to 5- feet and the planter strip removed to create the appropriate distance between the pavement and the tree. Additionally, the parking area has been placed as far east as possible to minimize impacts to the tree. A tree report has been prepared by Teragan and Associates which outlines measures to be taken to preserve the existing Fir tree. IV. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Development Code. Therefore, the applicant respectfully requests approval of the Design Review. Additional clarification for the following issues has been requested. A. 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; Key Way Office Conversion--Site Development Review February 4,2009 Page 33 Impact Study IMPACT STATEMENT for Key Way Corp. Office Conversion Purpose The purpose of this Impact Study is to review existing public facilities and address proposed modifications necessary to mitigate the proportionate project impacts as a result of development. The necessary public and private utilities to serve this site are currently in place in SW Hermoso Way. Service lines will extend from the respective systems to serve the office building. Transportation System The site has frontage on SW Hermoso Way, a local street. A traffic analysis has been prepared by Lancaster Engineering which details the trip generation of the office use. Half-street improvements will be made to Hermosa Way with an 8- foot sidewalk, 3.5 foot planter strip and 18.5 foot travel lane. The site is located about 1/4'h of a mile from TriMet bus service, Route 78- Beaverton/Lake Oswego on Hampton Street. Drainage Systems Storm drainage currently exists within SW Hermoso Way. The run-off proposed by the new impervious area will be collected and treated in a Contech filter catch basin and piped to a weep hole through the curb into SW Hermoso Way. Sanitary Sewer System There is currently a lateral extending to the property from the sanitary sewer line in Hermoso Way. This lateral will be extended to connect to the building. Water Systems The building is currently connected to the City's water system. No changes to this connection are proposed. Noise Impacts No negative noise impacts are anticipated as a result of this partition. This site is surrounded by property of similar zoning and the office use within the building is not a noise generating activity. Parks System The office use proposed will not create any additional demand on the parks system. Traffic Report r' ANCAST ' engineering June 12, 2008 Kent Krafve KeyWay Corp. 7275 Hermoso Way Tigard, OR 97223 RE: KeyWay Corp. Land-Use Conversion — Transportation Analysis Letter Dear Kent: This letter is written to provide the results of the traffic analyses done for the proposed conversion of the Key Way Corp. building from single-family residence to office use in Tigard. The site is currently being used as office space. The site is located west of 72nd Avenue at 7275 Hermoso Way. Access to the site will continue to occur via a direct driveway connection onto Hermoso Way. 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 Engineers (ITE), were used. Trip rates used were for land-use code 715, Single Tenant Office Building. The existing building is of 1,500 square feet and will remain so with the conversion. Since the nearest TriMet stop is approximately one-quarter of a mile from the site, no transit reduction factor was applied to the trip generation estimates. Since the proposed expan- sion is a destination-oriented use, no reduction was made for pass-by trips. The trip generation calculations indicate that there will be approximately three morning peak hour trips with all three entering the site and three evening peak hour trips with all three exiting the site. A total of 18 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 Dartmouth Street at 72id 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 321 SW 4th Avenue, Suite 400• Portland, OR 97204•Phone 503.248.0313•Fax 503.248.9251 Kent Krafve June 12, 2008 Page 2 of 4 that the intersection of Dartmouth Street at 72nd Avenue will be affected by one evening peak hour trip and the intersection of Dartmouth Street at 6801 Avenue will not be affected by any evening site trips. A summary of the trip generation calculations for the existing building is shown in the following table. Detailed trip generation calculations are attached to this report. TRIP GENERATION SUMMARY Entering Exiting Total Trips Trips Trips 1,500 ft z Office AM Peak Hour 3 0 3 PM Peak Hour 0 3 3 Weekday 9 9 18 Sight Distance The site access to 7275 Hermoso Way is currently located approximately five feet west of the site's east property line. The site access will be moved approximately 17 feet west as part of the conversion. As required by Code Sections 18.705.030.H.1, sight distance from the access to Her- moso Way was measured. The Code Section requires that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (actual measurement is taken 15 feet from pavement edge). Looking to the west from the driveway, approaching vehicles will be clearly visible to a driver exiting the site. The sight distance is approximately 330 feet to the west. Looking to the east from the driveway, sight distance was measured to be approximately 160 feet. Vehicles entering Hermoso Way from 72"d Avenue will be clearly visible as the intersection of Hermoso Kent Krafve June 12, 2008 Page 3 of 4 Way at 72nd Avenue is approximately 112 feet from the proposed access. Therefore, adequate intersection sight distance is met at the driveway. On-street parking is allowed at this location and the presence of parked vehicles would result in decreased sight distance at the driveway. Since Hermoso Way is a Local Street with on-street parking, it is not expected that intersection sight distance standards will be met at each direct access along the street. Access Spacing The site has one driveway onto Hermoso Way which is located near the east property line. Hermoso Way is classified as a Local Street. Local Streets are designed to provide access to the adjacent land and are not designed primarily for through traffic. Access spacing for this facility requires a minimum of 125 feet between driveways. The Tigard Development Code Section 18.705.030.H.2 states that, "Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. " The Code continues on to say that, "The minimum driveway setback from a collector or arte- rial street intersection shall be 150 feet. " Since 72"d Avenue is classified as an Arterial Street, driveways shall not be placed on Hermoso Way within 150 feet of the intersection with 72nd Avenue. The access driveway for this site is currently located approximately 95 feet from the in- tersection of Hermoso Way at 72"d Avenue. As part of the conversion, the access will be moved west along the site frontage approximately 17 feet. This will increase the distance from the intersection to approximately 112 feet. Although the access does not meet City of Tigard access spacing requirements, the driveway cannot be moved further due a Douglas Fir tree that is along the site frontage. In or- der to relocate the driveway, the tree would need to be removed. In addition, the proposed driveway location should not cause any operational concerns. Queuing at the intersection of Hermoso Way at 72"d Avenue is expected to be minimal and is not expected to extend beyond the site access. Kent Krafve June 12, 2008 Page 4 of 4 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 three 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. The proposed access location meets sight distance requirements and although it does not meet access spacing requirements, the driveway cannot be moved further due to a Douglas Fir tree along the remaining site frontage. Please feel free to contact us if you have any questions concerning this report. Respectfully, PROF �11��e•ssip Micah E. Heckman, EIT e �'F 9� Transportation Analyst 1� / (J� ,OREGON 7. A� GZy9,2 �1 6 iz/ov O 0 00 E. MO�� EXPIRES: g 1 TRIP GENERATION CALCULATIONS Land Use: Single Tenant Office Building Land Use Code: 715 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 1.5 AM PEAK HOUR PM PEAK HOUR Trip Rate: T= 1.80 Trip Rate: T= 1.73 Enter Exit Total Enter Exit 1 otal Directional 89% 11 % 15% 85% Distribution Distribution Trip Ends 3 0 3 Trip Ends 0 3 3 WEEKDAY Trip Rate: T= 11.57 Enter Exit Total Directional 50% 50% Distribution Trip Ends 9,! "9 .. '18 Source:TRIP GENERATION,Seventh Edition LEGEND — l • STUDY LOCATION T -a- STOP SIGN r PROJECT SITE 1 l:J F / 1 SW Baylor t. o P c t n t N s \ SW Clinton St. +n h S{y Dept",c"b St. \\_____} e SW Elmhurst St, e T it le v lit_._" SW Hermoso Way/ < F / a SW -ranklin St. j N SW Beveland St. — S SW Conzapa St. C c N n Ns.N SW Hampton St.` II It& VICINITY MAP Existing Transportation System & w 1 Intersection Configurations no scale PAGE I OOC . .o J.ly sv° o-' <-1Tr� o 0 -o off, SW Baylor t. ( , Si la i N \\-.._ \ SW Clinton St. 3 N Sty 0o,1n,outh 5't. le 6 o 000 „F� 0 4,4 ,° :"-V0°-T FITr� 2 000 SW Elmhurst St. 000 y°- 4-101 ® � .........9 SW Hermosa Wally Q Y L e SW ,-ronklin St. in SW Bevelond St. SW Gonzogo St. t ?„. e b G N 3 SW Hampton St. TRAFFIC VOLUMES FIGURE 2 Site Trips no NI�,e PM Peak Hour PAGE Arborist Report Teragan & Associates, Inc. Terrence P. Flanagan Arboricultural Consultants June 5, 2008 Key Way Corp Brian L. Frank 7275 Hermoso Way Tigard, OR 97223 Project Title: Conversion of single-family residence to office use at 7275 SW Hermoso Way, Tigard, Oregon Enclosed is the necessary certified arborist report to complete the construction conversion of a single- family residence to office use at 7275 SW Hermoso Way, Tigard, Oregon as required by the City of Tigard code. Summary The large diameter Douglas fir located on the above property is to remain which results in 100% of the diameter inches on the property of trees over 12 inch in diameter being retained on site negating the need to mitigate for tree removals. The tree protection area will have to be established prior to the start of any construction activity at a distance recommended under the tree protection section of this report. The west end of the parking lot, the sidewalk, the sewer Iine and storm line drain will come closer to the tree than ideal, but by utilizing proper construction techniques indicated in the tree protection section of this report, the installation should not unduly impact the long term health and stability of the tree. Assignment • The assignment that you requested I complete is to; 1. Determine the impact that moving the driveway 150 feet from SW 72" Avenue will have on a 42-inch fir tree located at the southwest corner of the property. 2. Provide a written tree protection plan outlining measures needed to preserve the fir located on the property that meets the requirements of the City of Tigard. Report Use This report is to outline tree protection measures that need to be taken to protect the 42-inch Douglas fir that is located on the property and scheduled to be retained. Observations On April 14, 2008, we met on site to inspect the property. There are two trees located on the front of the property where all of the construction activity will be restricted to. A 42-inch Douglas fir (Pseudotsuga menziesii) that is to remain and an 8-inch Weeping mulberry (Morus alba) shown as a catalpa on the site drawing. The weeping mulberry is to be removed. The tree is less than 12-inches in diameter and thus does not have to be mitigated for per City of Tigard code. The property is to be converted from a single-family residence to commercial use. 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975 • Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists 7275 SW Hermoso Way,Tigard,Oregon 6/5/2008 Key Way Corporation Page 2 of 9 Brian Frank Discussion Driveway entrance and parking lot installation The City of Tigard requested the driveway be moved from the current location to a location 150 feet west of SW 72nd Avenue. In order to be able to limit the amount of construction activity in the vicinity of the Douglas-fir, the driveway entrance center point was placed at 141 feet west of SW 72"d rather than 150 feet. As is, in order to be able to install the desired number of parking stalls, the two west parking stalls will come within 15 feet of the center of Douglas-fir in the northeast quadrant of the tree's root system. The total amount of root area that will be affected by the installation of the parking lots west stalls will be approximately 13% of the tree's available rooting area on this site based on the calculated rooting area. The calculated root area was determined by taking a radius equal to one foot for every inch of tree diameter (42 feet) to determine the area of the circle and subtracting the area of the house that sits within the circle. Due to the minimum rooting area that is to be affected by the installation of the two west parking stalls it should be possible to carefully excavate to the desired depth to be able to install a rock base to properly support the vehicles that will use the lot. No root larger than two inches shall be pruned, cut or damaged unless approved by the project arborist. Any root larger than 1/4' inch diameter shall be cut with a sharp pruning saw rather than cut or ripped out by equipment. If any questions arise as in regards to the ability to cut a root due to the potential impact to the tree's root system, the project arborist shall be contacted to evaluate whether the size and location of the larger roots can be pruned without causing long term health or stability issues for the tree. No curbs are to be placed along the west edge of the parking lot to minimize impacts to the rooting area for the tree. Tree protection fencing will need to be installed and maintained to protect the tree at a minimum distance beyond the edge of the parking lot and entrance drive no further from the planned edge of any of the improvements than one foot before construction starts. The project arborist should oversee the initial excavation to insure that any roots that are encountered are properly addressed without causing long term damage to the tree. Sidewalk installation A sidewalk is to be installed on the south side of the tree along the street. As long as the sidewalk is place on top of the existing grade with no excavation except to remove turf and other organics there should be minimal impact to the roots of the tree. The sidewalk is to be placed curb tight along the street to minimize root damage. It will have to have a period of transition from the location of the existing sidewalk on the west property to the curb tight location. The sidewalk should run curb tight up to the west edge of the new driveway entrance to facility the protection of as much of the tree's rooting area as possible. The tree protection fence shall be placed one foot to the north side of the proposed location of the new sidewalk. 3145 Westview Circle• Lake Oswego,OR 97034 •(503)697-1975•Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist, #PN-0120 BMT Member,American Society of Consulting Arborists 7275 SW Hermoso Way,Tigard,Oregon 6/5/2008 Key Way Corporation Page 3 of 9 Brian Frank The project arborist shall oversee the initial excavation to insure that any roots that are encountered are properly pruned and/or built over. Sewer hookup The existing septic tank is to be decommissioned and the structure is to be hooked up to the sewer service. The sewer line is to run along the west property line, five feet off the property boundary. As this location for the line is within the tree's rooting area, the line will have to be hand dug with any roots larger than two inches in diameter tunneled under. Again, completing this aspect at the time of the initial excavation for the parking lot and sidewalk would allow the project arborist to address any issues in regard to root impacts that may be encountered. Storm line installation There is a catch basin to be installed at the east end of the southern, west parking stall to facilitate draining of the parking area. The drain line is routed to run under the proposed sidewalk as close to the curb location as possible. Any roots that are less than two inches in diameter that are encountered shall be pruned to allow for the installation of the line. The location of the existing curb and street has likely limited any root growth in the area under the street. However, any root larger than two inches that is encountered shall be brought to the attention of the project arborist to determine the hest approach to prune or work around the root. Recommendations The project arborist shall be available to inspect any roots that are encountered during the installation of the improvements that are larger than two inches diameter to determine the best manner to deal with such roots. The project arborist shall use information such as the number of roots that are encountered, their size and their location to the tree to determine if the root can be safely cut or will have to be worked around and how to work around such roots. Tree Protection Due to the size of the Douglas fir, and the location of the tree's dripline,tree protection fencing will need to be placed at one foot beyond the west edge of the proposed parking area and along the north side of the existing street curb. In order to install the new sewer line hook up, the new sidewalk and the west half of the new parking lot the project arborist will have to oversee the initial excavation for these aspects of the project. Once the new sidewalk and sewer line is installed the tree protection fence shall be placed along the north edge of the new sidewalk and one foot west of the west edge of the parking area. The tree protection fence shall consist of six foot high metal fencing tied to eight foot tall metal posts driven into the ground two feet every ten feet. No construction activity including the hand digging for the sewer line hook-up shall occur within the tree protection area unless over seen by the project arborist. 3145 Westview Circle• Lake Oswego,OR 97034 •(503)697-1975•Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists 7275 SW Hermoso Way,Tigard,Oregon 6/5/2008 Key Way Corporation Page 4 of 9 Brian Frank No storage of any material, parking of extra vehicles for construction, parking of utility or office trailers and even the pedestrian traffic of construction workers should be allowed within the tree protection areas. Please refer to appendix # 1 for additional steps in tree protection. Certification of Performance I, Terrence P. Flanagan, Certify: • That a representative of Teragan and Associates, Inc, has inspected the tree(s) and/or the property referred to in this report, and have the findings have been accurately stated. The extent of the evaluation and appraisal is stated in the attached report; • That Teragan and Associates, Inc. has no current or prospective interest in the vegetation or the property that is the subject of this report, and Teragan and Associates, Inc. has no personal interest or bias with respect to the parties involved; • That the analysis, opinions and conclusions stated herein are our own and are based on current industry procedures and facts; • That Teragan and Associates, Inc. compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events; • That the analysis, opinions, and conclusions that were developed as part of this report have been prepared according to commonly accepted arboricultural practices; • That a certified arborist has been utilized to oversee the gathering of data • I further certify that I am a member of the International Society of Arboriculture, and am a Board Certified Master Arborist Conclusion The retention of the 42-inch Douglas fir tree toward the southwest corner of the property located at 7275 SW Hermoso Way, Tigard, Oregon is possible if all construction personal follow the proper tree protection measure mentioned above and in appendix # 1, Tree Protection Steps. All of the significant trees will be retained on the property after conversion to commercial use. 100% of the measurable tree inches on site are to be retained and such no mitigation is required. Please call if you have any questions or concerns regarding this report. Sincerely, Terrence P. Flanagan ISA Board Certified Master Arborist, PN-0120, BMT PNW-ISA Certified Tree Risk Assessor, PN-0152 Member, American Society of Consulting Arborists Enclosures: Appendix #1 —Tree Protection Steps Appendix #2 - Assumptions and Limiting Conditions 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975 • Fax(503)697-1976•E-mail:terry(c�teragan.com [SA Board Certified Master Arborist,#PN-0120 BMT Member, American Society of Consulting Arborists 7275 SW Hermoso Way,Tigard,Oregon 6/5/2008 ' Key Way Corporation Page 5 of 9 Brian Frank Appendix #1 Tree Protection Steps It is critical that the following steps be taken to ensure that the trees that are to be retained are protected. Before Construction Begins 1. Notify all contractors of the trees protection procedures. For successful tree protection on a construction site, all contractors must know and understand tree protection. It can only take one mistake with a misplaced trench or other action to destroy the future of a tree. a. Hold a Tree Protection meeting with all contractors to fully explain goals of tree protection. b. Have all sub contractors sign memoranda's of understanding regarding the goals of tree protection. Memoranda to include penalty for violating tree protection plan. Penalty to equal appraised value of tree(s) within the violated tree protection zone per the current Trunk Formula Method as outline by the Council of Tree & Landscape Appraisers current edition of the Guide for Plant Appraisal. Penalty is to be paid to owner of the property. 2. Fencing a. Establish fencing around each tree or grove of trees to be retained. b. The fencing is to he put in place before the ground is cleared in order to protect the trees and the soil around the trees from any disturbance at all. c. Fencing is to be placed at the edge of the root protection zone. Root protection zones are to be established by the project arborist based on the needs of the site and the tree to be protected. d. Fencing is to consist of 6-foot high steel fencing secured to 8-foot metal posts to prevent driven into the ground two feet placed every ten feet. This will prevent the fence from being moved by contractors, sagging or falling down. e. Fencing is to remain in the position that is established by the project arborist and not to be moved without written permission from the project arborist until the end of the project. . 3. Signage a. All tree protection fencing should have signage as follows so that all contractors understand the purpose of the fencing: TREE PROTECTION ZONE DO NOT REMOVE OR ADJUST THE APPROVED LOCATION OF THIS TREE PROTECTION FENCING. Please contact the project arborist or owner if alterations to the approved location of the tree protection fencing are necessary. 3145 Westview Circle• Lake Oswego,OR 97034 • (503)697-1975 •Fax(503)697-1976•E-mail:terry @teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists 7275 SW Hermosa Way,Tigard,Oregon 6/5/2008 Key Way Corporation Page 6 of 9 Brian Frank b. Signage should be place as to be visible from all sides of a tree protection area and spaced every 75 feet. During Construction 1. Protection Guidelines Within the Root Protection Zone a. No traffic shall be allowed within the root protection zone. No vehicle, heavy equipment, or even repeated foot traffic. b. No storage of materials including but not limiting to soil, construction material, or waste from the site. i. Waste includes but is not limited to concrete wash out, gasoline, diesel, paint, cleaner, thinners, etc. c. Construction trailers are not to be parked/placed within the root protection zone without written clearance from project arborist. d. No vehicles shall be allowed to park within the root protection areas. e. No activity shall be allowed that will cause soil compaction within the root protection zone. 2. The trees shall be protected from any cutting, skinning or breaking of branches, trunks or roots. 3. Any roots that are to be cut from existing trees that are to be retained, the project consulting arborist shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots are to be immediately covered with soil or mulch to prevent them from drying out. 4. No grade change should be allowed within the root protection zone. 5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist or project owner. 6. Provide water to trees during the summer months. Tree(s) that will have had root system(s) cut back will need supplemental water to overcome the loss of ability to absorb necessary moisture during the summer months. 7. Any necessary passage of utilities through the root protection zone shall be by means of tunneling under roots by hand digging or boring. After Construction 1. Carefully landscape in the area of the tree. Do not allow trenching within the root protection zone. Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees. 2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip irrigation for a specific planting or cleared by the project arborist. 3. Provide for adequate drainage of the location around the retained trees. 4. Pruning of the trees should be completed as one of the last steps of the landscaping process before the final placement of trees, shrubs, ground covers, mulch or turf. 5. Provide for inspection and treatment of insect and disease populations that are capable of damaging the retained trees and plants. 6. Trees that are retained may need to be fertilized as called for by project arborist after final inspection. 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975 • Fax(503)697-1976•E-mail:terrya,teragan.com ISA Board Certified Master Arborist.#PN-0120 BMT Member.American Society of Consulting Arborists 7275 SW llermoso Way,Tigard,Oregon 6/5/2008 Key Way Corporation Page 7 of 9 Brian Frank Appendix #2 Assumptions and Limiting Conditions 1. Any legal description provided to the consultant is assumed correct. The survey provided by Key Way Corporation that was prepared by Agape Land Survey Company of Portland, Oregon was the basis of the information provided in this report. The species identification and tree diameters were checked in the field by Teragan and Associates, Inc. Plans showing the planned improvement were provided by Alpha Community Development and were also utilized to prepare the recommendations for tree protection. 2. it is assumed that this property is not in violation of any codes, statutes, ordinances, or other governmental regulations. 3. The consultant is not responsible for information gathered from others involved in various activities pertaining to this project. Care has been taken to obtain information from reliable sources. 4. Loss or alteration of any part of this delivered report invalidates the entire report. 5. Drawings and information contained in this report may not be to scale and are intended to be used as display points of reference only. 6. The consultants' role is only to make recommendations inaction on the part of those receiving the report is not the responsibility of the consultant. 7. This report is to certify the trees that are on site, their condition, outlining the tree protection steps to protect the trees to be retained on site. This report is written to meet the requirements of the City of Tigard for tree protection on properties that are to he developed for residential or commercial use. 3145 Westview Circle• Lake Oswego,OR 97034 • (503)697-1975 •Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists Water Quality Report KEYWAY OFFICE STORMWATER REPORT & CALCULATIONS 7275 Hermoso Way Tigard, Oregon REVISED December 30, 2008 November 13, 2008 AAI PROJECT NUMBER: A08175.11 AAI ENGINEERING 4875 S.W. Griffith Drive Suite 300 Beaverton, Oregon 97005 PH 503.620.3030 FX 503.620.5539 EMAIL: craigh(aaieng.com KEYWAY OFFICE TABLE OF CONTENTS I. Project Overview II. Water Quality Design III. Conveyance Pipe Design and Diagram IV. Downstream Analysis V. Details VI. Operations and Maintenance Storm Filters and Catchbasins KEYWAY OFFICE I. Project Overview KEYWAY OFFICE Project Overview The Keyway Office project is located 7275 Hermoso Way in Tigard, Oregon. The project will include a new parking lot and a water quality facility. The existing site consists of fairly flat terrain with (2) existing buildings and two trees. The existing buildings footprints (house and shed), combined are approximately 2,669SF and the existing impervious paving is 747SF. The total additional proposed impervious area for the site is 1,031 SF. The total site area is 14,500SF, with 4,447SF being impervious after construction. The water quality facility required for this project will be designed according to the requirements outlined in the "Design and Construction Standards for Sanitary Sewer and Surface Water Management" by Clean Water Services, dated June 2007. The stormwater quality will be accomplished using a mechanical device. Contech Stormwater Solutions builds the device specified for this project. The water quality treatment capacity for this device was accomplished using 0.36in over a 4-hour period over the post-development impervious parking area. After the mechanical water quality device, the storm water from the lot will be released to a weep hole in the curb on Hermoso Way. 8/ 1/ 0.463D'3 S'2 Conveyance pipe sizing was performed using Manning's Equation (Q ), n where D is pipe diameter in feet, S is pipe slope in feet/feet, and n is the Manning's Coefficient and is based on the pipe material. A value of 0.013 (concrete) was used for this project and is conservative if PVC piping is utilized for the project. Design storm rainfall distributions for the required design events were determined using the rainfall data in Appendix B, Drawing 1280 in R&O 07-20 Please see the attached calculations showing that the on-site stormwater system meets the said requirement. KEYWAY OFFICE II. Water Quality Design KEYWAY OFFICE Water Quality Design Water quality was calculated for this site using a total of 0.36 inches falling within a 4- hour period over 100% of the new impervious parking area (1,778SF). The Contech Stormwater Solutions 1-Cartridge StormFilter Catch Basin treats a water quality flow (Q) up to 0.34cfs. The 1-Cartridge Catch Basin has a built-in high flow bypass capable of passing up to a 1.0cfs flow. The SFCB has in internal permanent pool elevation 2' below the rim of the catch basin. The devices will have a built in high flow bypass for the difference in the water quality flows and the high event flows, as tabulated below. Table 1 StormFilter Catch Basin Data Water Treatment peak Max. StormFilter Standard/ Quality Capacity Flowrate Allowable Catch Basin Deep Flowrate Flowrate Flowrate (cfs) (cfs) (cfs) (cfs) CB1 Standard 0.004 0.034 0.040 1.0 The Water Quality Volume is the expected stormwater runoff volume from the water quality storm. Water Quality Volume (WQV) = 0.36in.x Area 12l/ft. 0.36in.x 1,778 ft.2 12 in. .t. Water Quality Volume = 53.34 ft' The Water Quality Flow is the expected design flow from the water quality storm. Water Quality Flow (WQF) = WQV _ 53.34 ft.' 14,400 sec. 14,400 sec. Water Quality Flow (WQF) = 0.004ft/c=0.004cfs KhYWAY OFFICE Total Filter Calculations CB1 " 449 gPm � floes' Qlrenf Number of Filters, N = /fs Qcart gPm/cart., Qcart= 7.5 gPm cart. ■ 449 gPm� fs N flow 0.004c f s = 0.24 7.5 gPm cart., A total of 1 Contech Stormwater Solutions StorinFilters will be required. KEYWAY OFFICE III. Conveyance Pipe Design and Diagram KEYWAY OFFICE Conveyance Pipe Design Conveyance pipe sizing was performed using the 25-year, 24-hour design storm (3.9 inches total depth falling in 24 hours), per Appendix B, Drawing 1280, of the Design and Construction Standards. Manning's Equation was used to model the flow within pipes. A Manning's Coefficient value of 0.013 (concrete) was used to model the pipe and is conservative if PVC piping is utilized for the project. A diagram of the conveyance system has been included for reference. Table 2 Conveyance Piping Data Pipe Pipe Size Pipe Slope Design Capacity Callout IE in IE out (in) (%) Flow Flow (cfs) (cfs) A 235.140 234.97 6" 0.3% 0.143 0.29 Please see attached calculations to verify adequacy of conveyance system. ..,sect Name: Keyway Office Design Frequency: 25yr Designed By: NWS Date: 12/30/08 Sheet: 1of1 Project#: A08175.11 Checked By: CNH Date: 12/30/08 Time of Total Total Time Average Min. Capacity Velocity Index Runoff Equiv. Concent. Design Pipe Flow Pipe Area Drainage of Rainfall IE(in) IE(out) Invert Pipe Size Flowing Flowing Area Coeff. Area Area Or Flow Concent. Intensity Discharge Length Slope Full Full Time Time (A) (c) (cA) (cA) (t) (T) (I) (0) (L) (s) (D) (Q) (V) (t) acres acres acres min min in/hr cfs ft ft ft % in cfs fps min . CB1 0.041 0.90 0.037 0.037 5.0 5.0 3.90 0.143 235.14 234.97 64.25 0.3% 6 0.29 1.47 0.7 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 . 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 • 0.90 5.0 5.0 3.90 7 -- I I I I 1 1 \--v-.43*, 1 -i> 8 TAX LOT 1200 I I I I I I 6 1 10 1 I°°. . °.°°°.7 7. I 110111114. rr Iwo i / Cal I .I age _e--------:4 I _ ' - - � , /i _ _ ^.,,_ e--srewr-�a a:, -I KEYWAY OFFICE IV. Downstream Analysis KEYWAY OFFICE Downstream Analysis The on-site stormwater system will be discharged through a weep-hole in Hermoso Way. After construction we will be adding 1,031Sf of impervious area to our site. At the 25- year design storm intensity this will increase the downstream flow by 0.082cfs. Considering the existing flow generated by the roadway and sidewalks this increase is negligible. By this observation the existing downstream system has adequate capacity for the proposed additional stormwater flows. KEYWAY OFFICE V. Details B Q VP v OUTLET STUD (SEE NOTES 445)---\\ r10" 6" IOVERLAP WEIR WALL r i i wuwiot L�.� —) 4" 0 SCUM BAFFLE \ •�W YP) I . i 1 { I_ _ II N....: 6" IJ REINFORCING BARS INLET STUB (SEE NOTE C) (OPTIONAL) (SEE NOTES 445) 1-CARTRIDGE CATCH BASIN - PLAN VIEW 1 1 INLET GRATE -- ,;`, ACCESS COVER L ., r. 1 4 exx8auxk$-cvxta , r 2 I/2 N 6 (6 0 ", � N 7 [_,,, OUTLET STUB % \ CONCRETE COLLAR / (SEE NOTE 6) (SEE NOTES 445) / \ Q ��a�t.� STORMFILTER P CARTRIDGE(TYP) CLEANOUT ACCESS (SEE NOTE 2) PLUG ON WEIR WALL UNDERDRAIN MANIFOLD 2'-4" 2' INSIDE INSIDE 4'-4 3/4" OUTSIDE THE STORMWATER MANAGEMENT 1-CARTRIDGE CATCHBASIN - SECTION VIEW A 5torm uIter® U.S. PATENT No.5,322,629, 1 No.5.707,527,No.6,027,639 No.6,649,048,No. 5,624,576, AND OTHER U.5.AND FOREIGN 2006 CONTECH Stormwater Solutions PATENTS PENDING A .vvCAL.1® STEEL CATCHBASIN STORMFILTER DRAWING "r Vii►*.:`� i IllAr:"! STORMWATER PLAN AND SECTION VIEWS 1 SOLUTIONS" STANDARD DETAIL - 1 CARTRIDGE UNIT 1.3 contechstormweter.com DATE 11/01/05 I SCALE:NONE I FILE NAME:CBSF1-S•DTL I DRAWN:MJW I CHECKED ARG 4"0 OPENING PERMANENT POOL 4ELEVATION O ♦ I VARIES 2'-3 5/8" = 2'-3 5/8" MAX. 0 OUTLET 5TUS INLET STUB (SEE NOTES 4$5) 2' (OPTIONAL) INSIDE (SEE NOTES 4$ 5) 2"0 OUTLET PIPE 2'-0 I/2" FROM UNOERDRAIN OUTSIDE 1-CARTRIDGE CATCHBASIN - SECTION VIEW 2 LIFTING EYE (TYP OF 4) A=111111111P11111111111 MN? I% I PERMANENT POOL ELEVATION FAMANIIIIie I CARTRIDGE I'-G" SUPPORT (TYP) 1-CARTRIDGE CATCHBASIN - SECTION VIEW 2 THE 5TORMWATER MANAGEMENT 5tormFdter® U.5. PATENT No. 5,322,629, No.5,707,527.No.6,027,639 No.6,649,048,No.5.624,576, AND OTHER U.S.AND FOREIGN PATENTS PENDING '2006 CONTECH Stormwater Solutions f DRAWING STEEL CATCHBASIN STORMFILTER II!"VA►��� NIALPr! SECTION VIEWS 2 STORMWATER �. STANDARD DETAIL - 1 CARTRIDGE UNIT SOLUTIONS" 2/3 contechstormwater.c0fl DATE:11/01105 I SCALE:NONE I FILE NAME:CBSF1-S-DTL 1 DRAWN:MJW I CHECKED:ARG GENERAL NOTES - I) STORMFILTER BY CONTECH STORMWATER SOLUTIONS; PORTLAND, OR(800) 548-4667; SCARBOROUGH, ME(877) 9O7-8676; LINTHICUM, MD(866) 740-33 18. 2) FILTERS TO BE SIPHON-ACTUATED AND SELF-CLEANING. 3)STEEL STRUCTURE TO BE MANUFACTURED OF 1/4 INCH STEEL PLATE. 4)STORMFILTER REQUIRES 2.3 FEET OF DROP FROM RIM TO OUTLET. INLET SHOULD NOT BE LOWER THAN OUTLET. INLET (IF APPLICABLE)AND OUTLET PIPING TO DE SPECIFIED DY ENGINEER AND PROVIDED BY CONTRACTOR. 5) CBSF EQUIPPED WITH 4 INCH (APPROXIMATE) LONG STUBS FOR INLET(IF APPLICABLE)AND OUTLET PIPING. STANDARD OUTLET STUD IS 8 INCHES IN DIAMETER. MAXIMUM OUTLET STUD IS 15 INCHES IN DIAMETER. CONNECTION TO COLLECTION PIPING CAN BE MADE USING FLEXIBLE COUPLING BY CONTRACTOR. 6) FOR H-20 LOAD RATING, CONCRETE COLLAR IS REQUIRED. CONCRETE COLLAR WITH QUANTITY(2) #4 REINFORCING BARS TO BE PROVIDED BY CONTRACTOR. 7) ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELINES FOR MORE INFORMATION. I -CARTRIDGE CATCNDASIN STORMFILTER DATA STRUCTURE ID CD I WATER QUALITY FLOW RATE (cfs) 0.004cfs PEAK FLOW RATE (<I cfs) 0.040cfs RETURN PERIOD OF PEAK FLOW(vrs) 25yrs CARTRIDGE FLOW RATE (I 5 OR 7.5 qpm) 7.5gpm 1 MEDIA TYPE (CSF, PERLITE. ZPG) PERLITE RIM ELEVATION 237.44' PIPE DATA: I.E. DIAMETER INLET STUD OUTLET STUB 235.14 6" CONFIGURATION OUTLET' OUTLET 1.101 INLE NOV DIDINLET 5LOPLD LID NO SOLID COVER NO NOTES/SPECIAL REQUIREMENTS: INLET GRATE ACCESS COVER -1-,-..-...,-.--.7.1 ..., ,..,.. . ! -:::-.157: 1 �����40 [ —- I 41 INSIDE RIM 1 . ����41 I A• • _ . iC 2'-4" 2'-4" INSIDE RIM INSIDE RIM THE STORMWATER MANAGEMENT 4'-8 3/4" 5tormFdter® OUTSIDE RIM U.5. PATENT No. 5,322,629, 1-CARTRIDGE CATCHBASIN - TOP VIEW 41 No. 5,707,527,No.6.027,639 No.6,649,048,No.5,624,576, AND OTHER U.S.AND FOREIGN '2006 CONTECH Stormwater Solutions PATENTS PENDING Aa \vLITCAIJ® STEEL CATCHBASIN STORMFILTER DRAWING 11■7%b■VITITI III `"'' TOP VIEW, NOTES AND DATA STORMWATER 3 �UTIO SK STANDARD DETAIL - 1 CARTRIDGE UNIT 3/3 contechstormwater.com DATE:11/01/05 1 SCALE:NONE 1 FILE NAME:CBSF1-S-DTL 1 DRAWN:MJW 1 CHECKED:ARG KEYWAY OFFICE VI. Operations and Maintenance Storm Filters and Catchbasins A.\IA\ITCAV° 5i%►vfil i :�ri Operation and Maintenance STORMWATER SOLUTIONS- Catch Basin StormFilterTM from an inlet pipe discharging directly to the unit vault. The inlet chamber is equipped with an internal baffle, which traps debris Important: These guidelines should be used and floating oil and grease, and an overflow as a part of your site stormwater plan. weir. While in the inlet chamber, heavier solids are allowed to settle into the deep sump, while lighter solids and soluble Overview pollutants are directed under the baffle and The CatchBasin StormFilterTM (CBSF) into the cartridge chamber through a port consists of a multi-chamber steel, concrete, between the baffle and the overflow weir. or plastic catch basin unit that can contain Once in the cartridge chamber, polluted up to four StormFilter cartridges. The steel water ponds and percolates horizontally CBSF is offered both as a standard and as through the media in the filter cartridges. a deep unit. Treated water collects in the cartridge's center tube from where it is directed by an The CBSF is installed flush with the finished under-drain manifold to the outlet pipe on grade and is applicable for both constrained the downstream side of the overflow weir lot and retrofit applications. It can also be and discharged. fitted with an inlet pipe for roof leaders or similar applications. When flows into the CBSF exceed the water quality design value, excess water spills The CBSF unit treats peak water quality over the overflow weir, bypassing the design flows up to 0.13 cfs, coupled with an cartridge bay, and discharges to the outlet internal weir overflow capacity of 1.0 cfs for pipe. the standard unit, and 1.8 cfs for the deep steel and concrete units. Plastic units have Applications an internal weir overflow capacity of 0.5 cfs. The CBSF is particularly useful where small flows are being treated or for sites that are Design Operation flat and have little available hydraulic head The CBSF is installed as the primary to spare. The unit is ideal for applications in receiver of runoff, similar to a standard, which standard catch basins are to be used. grated catch basin. The steel and concrete Both water quality and catchment issues CBSF units have an H-20 rated, traffic- can be resolved with the use of the CBSF. bearing lid that allows the filter to be installed in parking lots, and for all practical purposes, takes up no land area. Plastic Retro-Fit units can be used in landscaped areas and for other non-traffic-bearing applications. The retrofit market has many possible applications for the CBSF. The CBSF The CBSF consists of a sumped inlet can be installed by replacing an existing chamber and a cartridge chamber(s). catch basin without having to "chase the Runoff enters the sumped inlet chamber grade,"thus reducing the high cost of re- either by sheet flow from a paved surface or piping the storm system. ©2006 CONTECH Stormwater Solutions Toll-free.800.548.4667 1 of 3 contechstormwater.com CatchBasin StormFilter Operation and Maintenance Guidelines • Maintenance Guidelines Maintenance procedures for typical catch Media may be removed from the filter basins can be applied to the CatchBasin cartridges using the vactor truck before the StormFilter(CBSF). The filter cartridges cartridges are removed from the catch basin contained in the CBSF are easily removed structure. Empty cartridges can be easily and replaced during maintenance activities removed from the catch basin structure by according to the following guidelines. hand. Empty cartridges should be reassembled and returned to CONTECH 1. Establish a safe working area as per Stormwater Solutions, as appropriate. typical catch basin service activity. Materials required include a lifting cap, 2. Remove steel grate and diamond plate vactor truck, and fresh filter cartridges. cover (weight 100 lbs. each). Contact CONTECH Stormwater Solutions for specifications and availability of the 3. Turn cartridge(s) counter-clockwise to lifting cap. The vactor truck must be disconnect from pipe manifold. equipped with a hose capable of reaching areas of restricted clearance. The owner 4. Remove 4" center cap from cartridge may refresh spent cartridges. Refreshed and replace with lifting cap. cartridges are also available from CONTECH Stormwater Solutions on an 5. Remove cartridge(s) from catch basin exchange basis. Contact the maintenance by hand or with vactor truck boom. department of CONTECH Stormwater Solutions at(503) 240-3393 for more 6. Remove accumulated sediment via information. vactor truck (min. clearance 13" x 24"). Maintenance is estimated at 26 minutes of 7. Remove accumulated sediment from site time. For units with more than one cartridge bay. cartridge, add approximately 5 minutes for (min. clearance 9.25" x 11") each additional cartridge. Add travel time as required. 8. Rinse interior of both bays and vactor remaining water and sediment. 9. Install fresh cartridge(s) threading clockwise to pipe manifold. 10. Replace cover and grate. 11. Return original cartridges to CONTECH Stormwater Solutions for cleaning and media disposal. ©2006 CONTECH Stormwater Solutions Toll-free:800.548.4667 2 of 3 contechstormwater.com CatchBasin StormFilter Operation and Maintenance Guidelines Mosquito Abatement Using Larvicides in the CatchBasin In certain areas of the United States, StormFilter mosquito abatement is desirable to reduce Larvicides should be used according to the incidence of vectors. manufacturer's recommendations. Two widely available products are Mosquito In BMPs with standing water, which could Dunks and Summit B.t.i. Briquets. For more information, visit provide mosquito breeding habitat, certain abatement measures can be taken. http://www.summitchemical.com/mos_ctrl/d efault.htm. 1. Periodic observation of the standing The larvicide must be in contact with the water to determine if the facility is permanent pool. The larvicide should also harboring mosquito larvae. be fastened to the CatchBasin StormFilter 2. Regular catch basin maintenance by string or wire to prevent displacement by 3. Use of larvicides containing Bacillus high flows. A magnet can be used with a steel catch basin. thuringiensis israelensis (BTI). BTI is a bacterium toxic to mosquito and For more information on mosquito black fly larvae. abatement in stormwater BMPs, refer to the In some cases, the presence of petroleum following: hydrocarbons may interrupt the mosquito http://www.ucmrp.ucdavis.edu/publications/ growth cycle. managingmosquitoesstormwater8125.pdf ©2006 CONTECH Stormwater Solutions Toll-free:800.548.4667 3 of 3 contechstormwater.com CatchBasin StormFilter Operation and Maintenance Guidelines • STORMWATER SOLUTIONS.. StormFilter Inspection and Maintenance Procedures r w. t -- „ H .44t' y ic- _— .. , .L I.9' ,."., • ''Itit-' I,i . . . lit, i . .: , , • , ... .• .,1:4•_.. ._______ . . , �, ! ., '4. e, .r�V'I.>SwYhl :t+Si'96AiN @.. 0 40• 11„•.,Ic••■■,e}.r•.r:tit,.-.1g�•_r..r�•. 1� Storm Filter • Maintenance Guidelines In addition to these two activities, it is important to check The primary purpose of the Stormwater Management the condition of the StormFilter unit after major storms for StormFilterr'is to filter out and prevent pollutants from entering potential damage caused by high flows and for high sediment our waterways. Like any effective filtration system,periodically accumulation that may be caused by localized erosion in the these pollutants must be removed to restore the StormFilter to-its drainage area.It may be necessary to adjust the inspection/ maintenance schedule depending on the actual operating full efficiency and effectiveness, conditions encountered by the system. In general, inspection Maintenance requirements and frequency are dependent on the activities can be conducted at any time,and maintenance should pollutant load characteristics of each site. Maintenance activities occur, if warranted, in late summer to early fall when flows into may be required in the event of a chemical spill or due to the system are not likely to be present. excessive sediment loading from site erosion or extreme storms. It is a good practice to inspect the system after major storm events. Maintenance Frequency The primary factor controlling timing of maintenance of the Maintenance Procedures StormFilter is sediment loading. Although there are likely many effective maintenance A properly functioning system will remove solids from water by options, we believe the following procedure is efficient and trapping particulates in the porous structure of the filter media can be implemented using common equipment and existing inside the cartridges.The flow through the system will naturally maintenance protocols. A two step procedure is recommended decrease as more and more particulates are trapped. Eventually as follows: the flow through the cartridges will be low enough to require 1. Inspection replacement. It may be possible to extend the usable span of the Inspection of the vault interior to determine the need for cartridges by removing sediment from upstream trapping devices maintenance. on a routine as-needed basis in order to prevent material from being re-suspended and discharged to the StormFilter treatment 2. Maintenance system. Cartridge replacement Sediment removal Site conditions greatly influence maintenance requirements. StormFilter units located in areas with erosion or active Inspection and Maintenance Timing construction may need to be inspected and maintained more At least one scheduled inspection should take place per year with often than those with fully stabilized surface conditions. maintenance following as warranted. The maintenance frequency may be adjusted as additional First,an inspection should be done before the winter season. monitoring information becomes available during the inspection During the inspection the need for maintenance should be program.Areas that develop known problems should be determined and, if disposal during maintenance will be required, inspected more frequently than areas that demonstrate no samples of the accumulated sediments and media should be problems, particularly after major storms. Ultimately, inspection obtained. and maintenance activities should be scheduled based on the historic records and characteristics of an individual StormFilter Second, if warranted, a maintenance(replacement of the filter system or site.It is recommended that the site owner develop cartridges and removal of accumulated sediments)should be a database to properly manage StormFilter inspection and performed during periods of dry weather. maintenance programs. Prior to the development of the maintenance database,the following maintenance frequencies should be followed: Inspection One time per year ° n After major storms v Maintenance • As needed, based on results of inspection (The average . �� maintenance lifecycle is approximately 1-3 years) Per Regulatory requirement In the event of a chemical spill Frequencies should be updated as required.The recommended fl ;h initial frequency for inspection is one time per year StormFilter �� units should be inspected after major storms, z 2 Sediment removal and cartridge replacement on an as needed 7. Remove safety equipment. basis is recommended unless site conditions warrant. 8.If appropriate, make notes about the local drainage area Once an understanding of site characteristics has been relative to ongoing construction, erosion problems, or high established, maintenance may not be needed for one to three loading of other materials to the system. years, but inspection is warranted and recommended annually. 9. Discuss conditions that suggest maintenance and make decision as to weather or not maintenance is needed. Inspection Procedures Maintenance Decision Tree The primary goal of an inspection is to assess the condition of The need for maintenance is typically based on results of the the cartridges relative to the level of visual sediment loading as inspection. The following Maintenance Decision Tree should be used as it relates to decreased treatment capacity. It may be desirable to a general guide. (Other factors,such as Regulatory Requirements,may conduct this inspection during a storm to observe the relative need to be considered) flow through the filter cartridges.If the submerged cartridges . _-.. are severely plugged,then typically large amounts of sediments r ,_ ' . fa will be present and very little flow will be discharged from the t, drainage pipes. If this is the case,then maintenance is warranted , and the cartridges need to be replaced. 1 , 4 Warning: In the case of a spill,the worker should abort - inspection activities until the proper guidance is obtained. 1 �4, Notify the local hazard control agency and CONTECH • Stormwater Solutions immediately. To conduct an inspection: Important: Inspection should be performed by a person who is familiar with the operation and configuration of the StormFilter treatment unit. a 1. If applicable, set up safety equipment to protect and notify , a surrounding vehicle and pedestrian traffic. 2.Visually inspect the external condition of the unit and take 1.Sediment loading on the vault floor. notes concerning defects/problems. a, If>4"of accumulated sediment, maintenance is • required. .. t , 2. Sediment loading on top of the cartridge, • - d . ,e. - a. If>1/4"of accumulation, maintenance is required.-114 ' t�, n 3.Submerged cartridges. v, 7,3 ,, ��dd . $ a. If>4"of static water in the cartridge bay for more ■,` Kam �; 0 that 24 hours after end of rain event, maintenance is• rot "` '':'4d, �w required. 4. Plugged media. 4 a. If pore space between media granules is absent, ' . '1A' maintenance is required. X� , t.. t ., ., jn- `" 5. Bypass condition. `s"' - a. If inspection is conducted during an average rain fall 1a *fir Y, " rY event and StormFilter remains in bypass condition !a''" l �v} a (water over the internal outlet baffle wall or submerged �� y `" w, cartridges), maintenance is required. 3. Open the access portals to the vault and allow the system vent. 6. Hazardous material release. 4.Without entering the vault,visually inspect the inside of the a. If hazardous material release(automotive fluids or other) unit,and note accumulations of liquids and solids. is reported, maintenance is required. 5. Be sure to record the level of sediment build-up on the floor of 7. Pronounced scum line. the vault, in the forebay,and on top of the cartridges. If flow a. If pronounced scum line(say >_ 1/4" thick)is present is occurring, note the flow of water per drainage pipe. Record above top cap, maintenance is required. all observations. Digital pictures are valuable for historical documentation. 8.Calendar Lifecycle. 6. Close and fasten the access portals. a. If system has not been maintained for 3 years maintenance is required. 3 • Assumptions 1M Y • No rainfall for 24 hours or more ,7 lit'.it ',.. • No upstream detention (at least not draining into StormFilter) .1 • Structure is online -- • Outlet pipe is clear of obstruction •�+ I mut f • Construction bypass is plugged r`x' 1 w 1!!� Maintenance - M.,e, .� ,1; , ,; Depending on the configuration of the particular system, r - r' t maintenance personnel will be required to enter the vault to 4) "�. perform the maintenance. ' li, Important: If vault entry is required, OSHA rules for confined w r—,- space entry must be followed. . r: :t ry,._ • .I ;' 1I. 1 IL " I tN. .. Filter cartridge replacement should occur during dry weather. �,, { 1' It may be necessary to plug the filter inlet pipe if base flows is � ' w occurring. ti + b..r?y, . di - • Replacement cartridges can be delivered to the site or customers 0 if facility. Information concerning how to obtain the replacement ►",. h `w�y(''_ cartridges is available from CONTECH Stormwater Solutions. fl y, '''-`47,-: •. . • �, i �. Warning: In the case of a spill,the maintenance personnel ''"'14. y��~�i a ;', ~ should abort maintenance activities until the proper ' , I guidance is obtained. Notify the local hazard control agency and CONTECH Stormwater Solutions immediately. ,- w To conduct cartridge replacement and sediment removal - _:*" , a;'c• maintenance: ' Important: Note that cartridges containing leaf media(CSF)do 1. If applicable, set up safety equipment to protect maintenance not require unscrewing from their connectors.Take care personnel and pedestrians from site hazards. not to damage the manifold connectors:This connector 2.Visually inspect the external condition of the unit and take should remain installed in the manifold and could be notes concerning defects/problems. capped during the maintenance activity to prevent sediments from entering the underdrain manifold. 3. Open the doors(access portals)to the vault and allow the �- .. . system to vent. B. Remove the used cartridges (up to 250 lbs. each) from the 4.Without entering the vault, give the inside of the unit, vault. including components, a general condition inspection. Important Care must be used to avoid damaging.the 5. Make notes about the external and internal condition of cartridges during removal and installation.The cost of the vault. Give particular attention to recording the level of repairing components damaged during maintenance sediment build-up on the floor of the vault, in the forebay, will be the responsibility of the owner unless CONTECH and on top of the internal components. Stormwater Solutions performs the maintenance activities 6. Using appropriate equipment offload the replacement and damage is not related to discharges to the system. cartridges (up to 150 lbs.each)and set aside. C. Set the used cartridge aside or load onto the hauling 7. Remove used cartridges from the vault using one of the truck. following methods: D. Continue steps a through c until all cartridges have been Method 1: removed. A. This activity will require that maintenance personnel enter the vault to remove the cartridges from the under drain Method 2: manifold and place them under the vault opening for A. Enter the vault using appropriate confined space lifting (removal). Unscrew(counterclockwise rotations) protocols. each filter cartridge from the underdrain connector. B. Unscrew the cartridge cap. Roll the loose cartridge, on edge, to a convenient spot beneath the vault access. C. Remove the cartridge hood screws(3) hood and float. Using appropriate hoisting equipment,attach a cable D. At location under structure access,tip the cartridge on its from the boom, crane,or tripod to the loose cartridge. side. Contact CONTECH Stormwater Solutions for suggested attachment devices. 4 Important: Note that cartridges containing media other than 11. Close and fasten the door. the leaf media require unscrewing from their threaded 12. Remove safety equipment. connectors.Take care not to damage the manifold 13. Finally,dispose of the accumulated materials in accordance connectors.This connector should remain installed in the with applicable regulations. Make arrangements to return the manifold.and capped if necessary. used empty cartridges to CONTECH Storm water Solutions. D. Empty the cartridge onto the vault floor. Reassemble the empty cartridge. E. Set the empty, used cartridge aside or load onto the 4aR`, i ' "� °" - hauling truck. F. Continue steps a through e until all cartridges have been > '•, .' t` , removed. 1 i 1,.. ''.,.. Y t1 rQ f • n ' 1i i t r. ,„a a1 F bF f!:X�b . Ai .....,.!,,,tk.r.,,,44 - ^' �* rii tk r;a 1,144-. • } ,,:+1,.•E ' opit ruriu '4 � . 119tad 1 s > �.. ��. iS I1 Its .4. ='1;. r , r _ ;-fit .s k• � r , :J „ . / 11 1 . A.7f..it'lt•-•'.'.!.•.. .. ... day, '.€ �' r: } F t Y!;rY'1 46. .11, In 8. Remove accumulated sediment from the floor of the „ - vault and from the forebay.This can most effectively be _ accomplished by use of a vacuum truck. ' 9. Once the sediments are removed, assess the condition of the f h .; x +'._ vault and the condition of the connectors.The connectors `�" ° :; A —tea ;- are short sections of 2-inch schedule 40 PVC,or threaded i. �-'s ' schedule 80 PVC that should protrude about 1" above the ° `'~ _ floor of the vault. Lightly wash down the vault interior. „fir;,-.. a. If desired,apply a light coating of FDA approved f::�`. silicon lube to the outside of the exposed portion of 1..-* the connectors.This ensures a watertight connection ta., between the cartridge and the drainage pipe. b. Replace any damaged connectors. 10. Using the vacuum truck boom, crane, or tripod, lower and install the new cartridges. Once again, take care not to damage connections. Related Maintenance Activities - Material Disposal Performed on an as-needed basis The accumulated sediment found in stormwater treatment Storm Filter units are often just one of many structures in a more and conveyance systems must be handled and disposed of in comprehensive stormwater drainage and treatment system. accordance with regulatory protocols. It is possible for sediments to contain measurable concentrations of heavy metals and In order for maintenance of the StormFilter to be successful, it organic chemicals(such as pesticides and petroleum products). is imperative that all other components be properly maintained. Areas with the greatest potential for high pollutant loading The maintenance/repair of upstream facilities should be carried include industrial areas and heavily traveled roads. out prior to StormFilter maintenance activities. Sediments and water must be disposed of in accordance with In addition to considering upstream facilities, it is also important all applicable waste disposal regulations.When scheduling to correct any problems identified in the drainage area. Drainage maintenance, consideration must be made for the disposal of area concerns may include:erosion problems, heavy oil loading, solid and liquid wastes.This typically requires coordination with and discharges of inappropriate materials. a local landfill for solid waste disposal. For liquid waste disposal a number of options are available including a municipal vacuum truck decant facility, local waste water treatment plant or on-site treatment and discharge. RECYCLED PAPER GNI SPORM/NATE* QLUT10N5. 800.925.5240 contechsto rmwater.com Support • Drawings and specifications are available at contechstormwater.com. • Site-specific design support is available from our engineers. ©2007 CONTECH Stormwater Solutions CONTECH Construction Products Inc.provides site solutions for the civil engineering industry. CONTECH's portfolio includes bridges,drainage, sanitary sewer,stormwater and earth stabilization products. For information on other CONTECH division offerings, visit contech-cpi.com or call 800.338.1122 Nothing in this catalog should be construed as an expressed warranty or an implied warranty of merchantability or fitness for any particular purpose. See the CONTECH standard quotation or acknowledgement for applicable warranties and other terms and conditions of sale. Inspection Report Date: Personnel: Location: System Size: System Type: Vault _ Cast-In-Place _ Linear Catch Basin E Manhole Other _ Date: Sediment Thickness in Forebay: Sediment Depth on Vault Floor: Structural Damage: Estimated Flow from Drainage Pipes(if available): Cartridges Submerged: Yes No Depth of Standing Water: StormFilter Maintenance Activities (check off if done and give description) ❑ Trash and Debris Removal: n Minor Structural Repairs: Fl Drainage Area Report Excessive Oil Loading: Yes ❑ No ❑ Source: Sediment Accumulation on Pavement: Yes ❑ No ❑ Source: Erosion of Landscaped Areas: Yes ❑ No ❑ Source: Items Needing Further Work: Owners should contact the local public works department and inquire about how the department disposes of their street waste residuals. Other Comments: Review the condition reports from the previous inspection visits. StormFilter Maintenance Report Date: Personnel: Location: System Size: System Type: Vault ❑ Cast-In-Place ❑ Linear Catch Basin ❑ Manhole _ Other ❑ List Safety Procedures and Equipment Used: System Observations Months in Service: Oil in Forebay: Yes ❑ No ❑ Sediment Depth in Forebay: Sediment Depth on Vault Floor: Structural Damage: Drainage Area Report Excessive Oil Loading: Yes El No ❑ Source: -ediment Accumulation on Pavement: Yes ❑ No ❑ Source: Erosion of Landscaped Areas: Yes ❑ No ❑ Source: StormFilter Cartridge Replacement Maintenance Activities Remove Trash and Debris: Yes ❑ No Details: Replace Cartridges: Yes ❑ No 7 Details: Sediment Removed: Yes ❑ No ❑ Details: Quantity of Sediment Removed(estimate?): Minor Structural Repairs: Yes ❑ No LJ Details: Residuals (debris, sediment) Disposal Methods: Notes: Neighborhood Meeting Materials NOTICE OF NEIGHBORHOOD MEETING �C EWE,'L.) April 23, 2008 MAY 2 0 2000 RE: Kent Krafve and Brian Frank Dear Interested Party: Kent Krafve and Brian Frank, two individuals, are the owners of the property located at 7275 SW Hermoso Way, Tigard, Oregon; Tax Map No. 25101AB, Tax Lot No. 01200. We are considering proposing a Site Development Review for conversion of an existing single family residence to business office use at this location. Prior to applying to the City"of Tigard for the necessary land use approvals, we 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, May 12, 2008 Landmark Ford — 2"d Floor Conference Room 12300 SW 68th Avenue Tigard, Oregon 7:00 PM Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the city. We look forward to more specifically discussing the proposal with you. Please call me at 503-684-5100 if you have any questions. Sincerely, • 9-y Kent Krafve Attachment \\ ' 1 r City ,, - b _ AREA NOTIFIED r- O (500') DARTMOUTH S_T FOR: Keyway Corp. la 171111111111311 77111A11111 os RE: 2S 101 AB, 1200 73111111IIII ______'_.— 1 nnne7 I 7311111117n .11111017 I —731o1110n1o0 I Property owner information ism — n is valid for 3 months from 75mmnnnan7 EL1 the date printed on this map. ----- -- 751111111111011 .00171006 2511111100500 75101nen0001 2518178014 00 731011961100 �" 1111w11IIII i k 7510111101007 _ 711IWIM1l nnlMlwl ntlwnlnl , * -- xuum m n OS��R'V IOSO WAY \\1 tslo+naoonw ma minnnn nullnxn nuanml ml "Im m m 7n1mee1sel 7s191n11m7 MI 8110 Q 15IOInOm60U 7310111011111 7s1mn991so6 731n1761100fi 731017111111 ---- - nn17oo191n A 13EVELAND RD N Will 751010007000 75n17oo7101 x101110171 73100111700 MINIM 0 100 200 300 1100 Feel 1I"'"I17x7 BEVELAND RD --- --- x1010000101 Informalion on This map is for general location only and should be verified with the Developrnenl Services Division. • GONZAGA ST 131ard.OR 7223 I I ST Tigard 0p, I71 r (503)630.E 171 hllp:l/wmv.cl.ligar d.or.us Community Development Plot date:Apr 2i,2008;C:lmagicivIAGIC03.APR NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard requires that developers hold a neighborhood meeting to notify and discuss with property ' owners in the area, their proposed development. Below are some frequently asked questions TI GARD about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS Al-TER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete,the formal application review begins. It takes approximately 6-8 weeks from the time the -pplication is accepted for a decision to be made. Many types of applications require a public hearing at which ltizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTli AT.T r SUBMIT-LED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. Review the citty's development code to fam arizeyourrelf with what it permitted and what may not be permitted A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.a.tigard.or.us, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a specific issue. Be prepared,however, that you may not LIKE all the standards,but at least you l;mow what they are. If a development meets the code standards,it can proceed. .'or your assistance, attached is a list compiled of helpful questions to ask that may assist you in termining your position on a particular proposaL Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD 'RI CONCERNS, TO MAKE SURE YOUR CONCERNS ARE IN CONSIDERED The following is a list of questions intended to aid you in formulating your own questions for TI GARD proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS 1 What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? 1 Will the derision on the application be made by City Staff,Hearings Officer,Planning Commission or City Council? How long is the process? (riming) At what point in the process are citizens given notice and the opportunity to provide input? 1 Has a pm-application conference been held with City of Tigard staff? ■ Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS 1 Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? What street improvements (including sidewalks) are proposed? What connections to misting streets are proposed? / Are streets proposed to be public or private? What are the proposed street and sidewalk widths? / What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY What is the current zoning? What uses are allowed under this zoning? 1 Will there be a re-zone requested by the developer? If yes, to what zone? 1 How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY 1 What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? / Is there a water quality facility planned within the development and where will it be located? Who-will own and maintain the facility? TREES AND LANDSCAPING / What are the tree removal plans and what is proposed to mitigate for trees removed? 1 What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION How do I request more information or a follow-up meeting from/with the applicant? iAmrpiri\=nets\neighborhood/meetings\neighborhood meeting informstion_questions.doc Page 4 1U 03IUdAC'MMM d 1� a Zd nSUp� IUauJabJE?lil an suns 7••.'vz Lr.u.•.v T;.._�-- - ---:i;+., li. i 4 Jaiad a salpej sallanbi;3 2S101AB-011U0 2S101AB-01200 BAUER DANIEL E& FRANK BRIAN L a BAUER BARBARA G KRAFVE KENT B 135 SW 72ND AVE 7275 SW HERMOSO WAY .;TLAND, OR 97223 TIGARD, OR 97223 2S101AB-02000 2S101AB-01602 BERMAN JOHN M& GIBSON FAMILY REVOCABLE TRUST SUMMERS MICHAEL L BY GIBSON CORNELIA/KLAUS PETER TRS 7175 SW BEVELAND RD 1/210 10904 SW PARKWOOD CT TIGARD, OR 97223 WILSONVILLE, OR 97070 2 S 101 A B-01604 2S 101 AB-00600 BEVELAND LLC GUILLEUX FEMY 7307 SW BEVELAND ST STE 200 18200 DAVIS ST TIGARD, OR 97223 SANDY, OR 97055 2S101AB-01800 2S101AB-00801 BOEHM GENE G BEATRICE G HAMPTON PARK APARTMENTS LLC 7380 SW HERMOSA WAY BY COOPER CHASE LLC TIGARD, OR 97223 17952 SW PARRISH LN SHERWOOD, OR 97140 23101AB-02200 - 101AB-00900 CASEY EDWARD L JR &JOANNE F HA■ -TON P•*K APARTMENTS LLC 7085 SW BEVELAND RD BY CO, "' CHASE LLC PORTLAND,OR 97223 179 ARRISH LN ERWOOD, R 97140 2S1D1AB-01606 2 01AB-01000 CLARKE THOMAS C & SUSAN L HA -TON PA- APARTMENTS LLC 12439 SW 22ND AVE BY Cs'P CHASE LLC LAKE OSWEGO,OR 97035 1795 'ARRISH LN xRWOO• •R 97140 2S 101A6-01403 2S101AB-01603 COLWELL GREGGORY W HARLAN BRIAN&MAI 7435 SW HERMOSO WAY 7270 SW HERMOSO WAY TIGARD,OR 97223 TIGARD, OR 97223 2S 101 AB-00400 2 S 101 AB-00700 DITTER MARK W HERAS MIGUEL RAMON PRISCILLA A ELAINE C 7070 SW ELMHURST ST 12280 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 101AB-02707 28101AB-00500 EAGLE HARDWARE &GARDEN INC LAU JOSHUA L& ATTN:TAX DEPT(TA3) MARCHWICK SARAH B PO BOX 1111 7100 SW ELMHURST ST NORTH WILKESBORO, NC 28656 TIGARD, OR 97223 AB-D0501 2S101AB-02201 FALL FUN PROPERTIES LLC LESSING 2004 FAMILY TRUST& 7130 SW ELMHURST ST LESSING FAMILY TRUST TIGARD,OR 97223 BY EWING-FOLEY INC 10495 SW BANDLEY DR CUPERTINO,CA 95014 aJn�ea Iaad lSe3 Jaded paaj 31b'ldIN31®1J AV Sf .-..1 occ tk A _r15V wog naa�►e nnatro+ air p za nsua JuawaaaeLp ah suac ��•��� - .• • • If. 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D - salad a sallaej sa;xanb 23101A8-01607 2S101AB-01605 LUBY BUILDING LLC ROVIG CAROLE A 7540 SW HERMOSO WAY 7460 SW HERMOSO WAY -ARD, OR 97223 TIGARD, OR 97223 2S1D1AB-01401 2S101AB-00301 LYMAN KYLE M SCOTT JOHN D/DEBORA K 7355 SW HERMOSO WAY 7085 SW ELMHURST PORTLAND, OR 97223 TIGARD,OR 97223 2S101AB-01402 2S101AB-01600 LYMAN KYLE M SPAAN HARLOW T& 7395 SW HERMOSO WAY SORG N JEFFREY& TIGARD, OR 97223 MEYERS CONI 7405 SW BEVELAND RD TIGARD,OR 97223 25101AB-00101 25101 BA-00300 MARTIN GORDON R TIGARD TRIANGLE DEVELOPMENT LLC 8565 SW BARBUR BLVD 12265 SW 72ND AVE PORTLAND, OR 97219 TIGARD,OR 97223 2 S 101 AB-01300 101 BA-00402 MM SHINMEN LLC TI • -0 • ANGLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 122.. + 72ND AVE WEST LINN, OR 97068 ARD,OR 97223 23101A8-00302 101 BA-00400 NORDLING GEORGE DALE& TI p.T<IANGLE DEVELOPMENT LLC JOANNE TRUSTEES 12 . /72ND AVE 6695 SW HYLAND WAY , GARD,0 97223 BEAVERTON, OR 97008 251018A-00101 25101AB-01609 PACIFIC REALTY ASSOCIATES TRIANGLE PROPERTIES ATTN: N PIVEN 7505 SW BEVELAND RD 15350 SW SEQUOIA PKWY#300 TIGARD,OR 97223 PORTLAND, OR 97224 2.101AB-01400 2S101AB-02704 PA IC RE: TY ASSOCIATES TRIANGLE PROPERTIES OF TIGARD LL ATTN: ' • VEN 7410 SW BEVELAND RD 153 %S + SEQUOIA PKWY#300 TIGARD,OR 97223 •RTLAND, •R 97224 • 25101AB-01700 2S101BA-00401 ROTH ALAN D AND LINDA A TRI-COUNTY CENTER TRUST 7420 SW HERMOSO WAY BY ADAMS &STEWART TIGARD, OR 97223 8565 SW BARBUR BLVD PORTLAND,OR 97219 AC-00600 25101A8-00200 RUTH LIVING TRUST TRI-COUNTY CENTER TRUST BY JT JR/THERESA A ROTH TRS 8565 SW BARBUR BLVD 12600 SW 72ND AVE STE#200 PORTLAND,OR 97204 TIGARD, OR 972231 plJany T.... nor. r te-s AimI Fi/l aan�eaj lead Ase8 Jo} •.....m Jaded paad wi1965 31d1dW31 asD WO.I'h1a/►C'N11UWV air .L' x• nsua', 3UaLUabJeLl7 Pr,SUAS )w'❑v (&"-—' " t :r.=t 11 L ! Jaw)E sape4.sauanbrit. 2S101AB-02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 —ARD, OR 97223 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD, OR 97223 2S 101 AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON, OR 97007 25101 AB-02708 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND, OR 97223 101AB-01900 WH T "N LLC 1246 4 72ND AVE FLRTLANI, •R 97223 2S101AB-01601 WHITNEY EUGENE P& WHITNEY STEPHANIE BETH DEFOREST KIMBERLY LYNNE 1044 KOKANEE LN GRANTS PASS, OR 97527 T.... cAcr r�cMll a.imead lead Ase3 Jo; Jaded pa •4 w.L4969 3ib'1dW31 p4aand asf LuO /►IaAE'MN1M a��l '�Za jflSLWj luoinai:op ; -uas Du, yv� L,i.c:5rw +•» .". :,:,,; caEaa selpu,[sauanbtl� Nathan and Ann Murdock Mildren Design Group =Box 231265 Attn: Gene Mildren ,ard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 1141h 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 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street ,rd, OR 97223 Alexander Crag head 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 CHO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 auvraa-JaaarCcr= . _,.I oAc a itn.41AMI ..4a9AH asn AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE .MPORTANT 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, ,E tv"t- KF.F■.-v E ,being duly sworn,depose and say that on the Z?)RA.. day of fk p P L , 20 0 ,I caused to have mailed to each of the person n the attached list,a notice of a meeting to discuss a proposed development at (or near) 72_15 S ice) ERrC'O3 C) CJ R Lj� T 1 q r;. cit) ('')�t c CO I'3 ,a copy of which notice so mailed is attached hereto and made a part of hereof. ^i c-1 I further state that said notices were enclosed in envelopes pla;nlyaddressed to said_ppersons and were deposited on the date indicated above in the United States Post Office located at l 2 2! O 5u3 rl F1.4.3 `-5-i-P-Q rc1-, oit-i'1 avC&J OR- q 72 23 , with postage prepaid thereon. Signature In the sence o a Notary Public) POSTING: `/R S ti`E do affirm that I am(represent)the arty initiating interest in a proposed land use application for K KrR ?E C r.c iZt`Fart Ff kr i l; (o a;J S)affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s) currently registered) `12'75 3 u3 4E-RrnoS C d t..9 Yi �y -d 1 OF:%clot.;} 1Rx I4 f�� , Z�I01 RE, T Ax Lot- r..)o• O t 200 ,and did on the .Rri,day of RCP ,20 0E4, person llypost notice indicating that the site maybe proposed for a R i c1 racE _fir P,uks i��sS land use application,and the time, date and place of a neighborhood meeting to discuss the proposal Oi-&-C c t c E rr3 lti The sign was posted at r7 215 S v.3 �E P�-rl OS� V �r �t�� n& � 3 ±h -V>-C,r.� - t.4 O --Ct. �� -thy. p�e��4 -0\ ,34-1- (state location you posted notice on property) Signature (Izeres e of a otary Public) (THIS SECHON FOR A STATE OF OREGON,NOTARY PUBLIC TO OOMPLETE/NOTARIZE) STATE OF County of u:3 RS ) ss. Subscribed and sworn/affirmed before me on the 2 .)kc.day of ,20 OP-s - ( LAURENE C WILSON 1) a NOTARY PUBLIC-OREGON COMMISSION NO.A405983 1 AMY COMMISSION EXPIRES MAY 14.2010 N TARP PUBLIC OF OREGON My Commission Expires: y,l' l 2 1 CJ is\cttpla\mastets\neighbothood meetings\affidavit of mailing-posting neighborhood meeang,doc Page 5 SITE DEVELOPMENT REVIEW - NEIGHBORHOOD MEETING Monday, May 12, 2008 — 7:00 PM REGARDING PROPERTY LOCATED AT: 7275 SW Hermoso Way Tigard, OR 97223 ATTENDING INTERESTED PARTIES: DATE NAME ADDRESS CITY STATE ZIP SIIII yces 'D-•tk.a I z 75- 5Ge /(e, f %i wikf� `%i ��, ( G j�- '(7273 - 4 V e tt i' �JG ✓ ✓ ✓- v 4e(z_ E---)Loacie_s Clean Water Services Service Provider Letter • May. LV. LVVO—IVItepel ru, 71 LO r, • L Ii \111 . 05/15/" 9 13:Z1 Bb4 r. 001/001 WO MAY 1. 5 2008 CleanWater Services Our commitment ill aIM'. CWB File Humber Sensitive Area Prescreening N-QO/365 Site Assessment , Jurisdiction: C,t'in/1 1' TL Gl,.r-0't- _ Property Information: (exemple 1S234ABO1400) Owner information; Taxiot ID(s): 2 cz 14 LA , , (2.,p(—) Name: 'POY\fren eeeee L- d- --,l-hl- V -V' \f< ~ '∎ctci er'Oe i 'DR-- �'Z3c1-y, Company:_ _ u Address' -11,7 c Ver t -1-tY�\MO W[� Silo Aooress: —1/_~tee - VV Rcvi\9sa W�� . -t. Ac,,v .r ore-- --t-Li-2 Phone/Fax:_e,o?.,eek. f.{ SItU i R t, -‘,,g1-m.— cfO Nearest Cross Street: SW `AZert'{ AVeee E-mail: yv'f-' 6k? �,v,t 'v�Ct/ci . t re-\ Development Activity: Check all that apply Applicant Information: t rI • Addition to Single Family Residence (rooms, deck,garage) ❑ Name Vl'e.,i Ors-Pe/Iv{.: $■rnae,xt, j-- Lot Line Adjustment ❑ Minor Land Partition ❑ Company: .4-Wren . CAYY.r L NTe k-0 i' Yr i 3Itr- Residential Condominium ❑ Commercial Condominium ❑ Address: 47\1•-• 1`;) t,vJ ts',1'rff1VtnA > Residential Subdivision ❑ Commercial Subdivision ❑ ' PD-,e t (V-- c711.00 Single Lot Commercial I2) Multi Lot Commercial ❑ Phone/Fax: SCO?-e-eric Le-`B 3 / S'(a3 -'4,� � Other„ S\d vo u_� -1-0 ( \U C n.v,cvSiOrl- ma :v � � �ctt�h(�t✓avnrnV lr cf Will the project involve any off-site work: YES 0 NO❑ Unknown ❑ Location and description of off-site work: ••le • • ..a• MU- IP- a. A ► • , r t• ‘b•-5,'J - • a •_ .:AL A Additional comments or information that may be needed understand your project: II This application does NOT replace the need for Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEO 1200-C Permit or other permits as Issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. An required permits end 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,acknowied900 and agrcce ihet employees of Clean Water Services have euyrorlly to enteritis project site at all reesoneeio limes for the purpose of Inspecting project site oondltions and gathering Information related to the prolaci eile, I certify that I em familiar with the information contained in this document,and to the best of my knowledge and telief,this Information Is true,complete.and accurate. PrInl/Type Name: l y`t L.V\ ,,.`• .■ .Yl-k 1 Print/Type Title: ?lCA.y\ rt t 1 Signature: e., •► _ _ • .A.s• I... .N,. . Date: C� t,S(t7 �— FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRiQR 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, t►71 eased 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,State,and federal law. IT Based on review of the submitted materials end best available information the above referenced project will not signtficenliy Impact the existing or potentially sensitive areas)found near the site.This Sensitive Area Pre-Screening Slte Assessment does NM-eliminate the need to evaluate and protect additional 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,state, and federal law. I I This Service Provider Letter Is not valid unless-�CWS approved alts ptan(s)are attached. Li The proposed activity does not meet the definition of development or the lot was platted after 919195 ORS 92.0• 0(2). NO SiTE ASSESSMENT 94,0 �S/ERV,ICE PR VIDER LETTER IS REQUIRED. Reviewed By: (, ,ee , Date: S 2650 SW HlliSboro Highway.Hillsboro,Dragon 97123 x Phone: (503)881-5100.Fax', (503)851-4498•wu w,oieenwAervervtcei orb /C4 RevC ed'May 6,200/ Pride Disposal Letter Michele Simantel —bject: FW: Key Way garbage service From: Kelsey Williams [mailto:kelsey @pridedisposal.com] Sent: Monday, June 16, 2008 8:06 AM To: Michele Simantel Subject: RE: Key Way garbage service p *R * I *D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 June 13, 2008 Michele Simantel Project Planner )pha Community RE: Keyway Corporation 7275 SW Hermosa Way, Tigard As current service provider at the above listed address, we do not foresee any issues with continuing the level of service already established. Roll-carts are in place for both garbage and recycling. If major business changes are made in the future, service levels and containers may need to be addressed. Please contact me if you need additional information Kelsey Williams Commercial Account Representative Pride Disposal Company 503-625-6177 *105 1 Pre-Application Conference Notes CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six(6) Months) REAP rVIG INE 3 -A _ og SR-1 Cam-/Ks =� .= NON-RESIDENTIAL APPLICANT: t-ra.v■KK J Ke n+ k r cz$j e.. AGENT: Phone: (5o3) (284_ 5 100 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 72/5 5 w l4eirn.*so Wok y TAX MAP(S)/LOT#(S): 4'2 2510 1 A E5- U o I 0,0 NECESSARY APPLICATIONS: Gi d{- De oe lap.--e rd. Re e PROPOSAL DESCRIPTION: tojers:o., 0C a Si.tct lc—�'a•. Iy rti.r; o4F;c..t use . COMPREHENSIVE PLAN MAP DESIGNATION: R i X.e d Us rYp o y w►e..t- ZONING MAP DESIGNATION: M(LE ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5d D ) MINIMUM LOT SIZE: sq.ft. Average Min.lot width: So ft. Max.building height: #5 ft. Setbacks: Front 0 ft. Side D/AO ft. Rear J2,/. .) ft. Corner -- ft.from street. MAXIMUM SITE COVERAGE: 05 % Minimum landscaped or natural vegetation area: 15 %. 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 application 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. ure to .rovide a narrative or ..-. . -1 ads_ - would be reason to consider an application incomplete an. e ay review o t e proposal. The app 'cant should review t e co.e or app ca. e cntena. CITY OF TIGARD Pm-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are regpired to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum,the transportation system, including bikeways, the drainage system,the parks system,the water system,the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shat' 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. ix ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: I Minimum access width: 30 Minimum pavement width: .„2y -� All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas: IX 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) Y STREETS: feet from the centerline of D LOWER INTENSITY ZONES: feet,along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. Li 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(l/) of the building's height; and P. The structure not abut a residential zoned district. 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: to /0 feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG: Pw-LA1 0A-cas . 5-e c. Table. 19.145. 01 f- b Lake cow,bi na.4 ovt Cho i ccs S 2r Iic1 .(r eS CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section 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 (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the pro_posed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Plaanning Division. A MINIMUM OF ONE 1 TREE FOR EVERY SEVEN 7 PARKING SPACES MUST BE PLANTED in an. aroun. . .. . areas in ors er to .rovi•e a ve etative cano e ect. . • capes par g areas . l inc us e s.eci. •esign eatures which e ective screen t e Dar un: of areas romview. These design features may include the use of landscaped berms,decorative walls,and raised planters. • 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. IX I PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: ,?.1 Per 1,000 5 . - (07.7 )(• 1.5= Parking SHOWN on preliminary plan(s): 3 Maxi Y►�r,-, — 4 , 1 pzr- 100o s . SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): 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. I 0.,6c.e5s; b le Space i I. 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. g 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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Pluning Division Section ❑ SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGE WAYS,WETLAND AREAS,ON SLOPES IN EXCESS OF 25 PERCENT,OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-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 Tigard Community Development Code Section 18.775.080.0 The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0 . J CLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&007-20/USA Regulations-Chapter3) 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 SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDES ♦ Streams with intermittent flow draining: Q5% 10 to <50 acres 15 feet >50 to <100 acres 25 feet ♦ 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 intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <00 acres 50 feet • 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 4Starting point for measurement —edge of the defined channel(bankful flow)for streams/rivers,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 geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate C,_ .odor: 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,eccept as prauded for in the CW Design and Construction Starrianls. 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 7 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. (Z. 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. 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 TREESpre ared by a certified 4rborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application or a subdivision, partition, site development review, planned development, or conditional use is filed. P1ZOTFC 1ON IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE (Address allitems in the City's Tree Plan Requirements Handout). (5ea 0_4+040_8 rceel 5 kee+) 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: 0 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; 0 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.; 0 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.; 0 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. QTY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section X 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. 5ho) Clear vi o a.5 v.T -4-hc si4.e. pl.0.n • ❑ 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 21/2 TIMES THE AVERAGE WIDTI-I,unless the parcel is less than 11 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) v/ 18.620(Tigard Triangle Design Standards) 18.760(Nonconforming Situations) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) ✓ 18.765(Off-Street Parking/Loading Requirements) - 18.350(Planned Development) 18.640(Durham Quarry Design Standards) - 18.775(Sensitive lands Review) ✓ 18.360(Site Development Review) 18.705(Access/Egress/Circulation) ✓ 18.780(Signs) 18.310(Variances/Adjustments) 18.710(Accessory Residential Units) 18.185(Temporary Use Permits) 1- 8.380(Zoning Map/Text Amendments) 18.715(Density Computations) 18.190(Tree Removal) 18.385(Miscellaneous Permits) 18.720(Design Compatibility Standards) 18.795(visual Clearance Areas) ✓ 18.390(Decision Making Procedures/Impact Study) 18.715(Environmental Performance Standards) 18.798(Wireless Communication facilities) 18.410(Lot tine Adjustments) 18.130(Exceptions To Development Standards) ✓ 18.810(Street&Utility Improvement Standards) - 18.420(Land Partitions) 18.740(Historic Overlay) - 18.430(Subdivisions) 18.742(Home Occupation Permits) - 18.510(Residential Zoning Districts) 18.745(Landscaping&kreening Standards) 18.520(Commercial Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.530(Industrial Zoning Districts) '"'" 18.755 (Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section • . ADDITIONAL CONCERNS O_ DMMENTS: • 5ec.-i-i o✓) 18 .Sao. 06-0 G — Malt -c to or ar'C.a rho F 4 ,- n (I Corh.,ie.rci 64.1 use, pes sho-61 no f eXc d 0.'o • The- 5 i is 1 oca-led W -I-he- acrd Tr-;0.-0 1e- - -I-ke. 5+4..nd a r cf s of scc-io,1 1$. (0010 .0.4)R(� • 1\1 a..rca.+iVZ rYtus'F i eta u.c/e. kit s -h sho .a ho e..;-feria- are rete+. `Re-;ere -ee --Ft -F'r.t .s44 pi .v- 'i S rat' Gtd e a a+�. t-c tic i s4;rL i .r.pro vt•-ne r.4s rv►e tt -lam e s Ain tin e,ip la; -1 i n -hit na.rr-M4 ve. • • Co rr►-hrac_ rs curt Cden ;Clered aA 0-C-k ce. use. when -h4.e. , Ado or 5-14 e of rrtOci-e6 als and etc.ciprnecif a.c Inc.;de rt4- -( -b MtL Bice u.se . T4. -this S-I D r-ale eXc e.cis 60% o-F oca- pied .soctce Such (uue-5 a. -e e,(ai .( ed cts Tnd ci.1 Se.-v ces. Ind4.4.4-{riot-1 S et-v.ccs is no+ per.- t-led ,.. i-f-1.•i•1 `t- MC&E ?-brut . 0(A-T1 04C OF s-i'o✓-oie_ 1S r10+ etrrr-i 4-14-4 TU U-4-; (i 2 e e'"S .1 4-v e.e. cis 541--c 4.c- s a•■ ctri •s 1—,Cr.+ s ► Ulu:red - 16- 370. 0-.o. PROCEDURE ex- ✓ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be 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 additional time to review. Written recommendations from the Planning staff are issued seven (7) days pnor 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 1-F&9.ri nei s O -(-c e r . 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section 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 Tpermit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT HE 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: C 2J (he,rY I �' c�;e.cs QTY OF 1"/ 'ARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718- ' 4 37 EMAIL: CI'le.ry( G @tigard-or.gov TITLE 18 (QTY 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) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q Contm°nittyCe°(opment Shaping A Better Community PUBLIC FACILITIES Tax Maptsl: 2S101AB Tax Lolls): 01200 Use Type: Commercial 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: ® SW Hermoso Way to 30 feet from centerline. I SW to feet SW to feet SW to feet Street improvements: X Half street improvements will be necessary along SW Hermoso Way, to include: X 18 feet of pavement from centerline to curb, in accordance with Tigard Triangle Design Standards (TTDS). ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip street trees spaced per TDC X street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section ❑ street improvements will be necessary along SW , to include: I I feet of pavement ( 1 concrete curb 1 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. I 1 Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities ❑ -foot concrete sidewalk ( I street trees 1 I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement ❑ 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. CITY OFTIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section 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: X Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, 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 proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Hermoso Way. 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 Hermoso Way. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer. This property is located within Sewer Reimbusement District 15. The fee is $6254.00 and must be paid prior to final building inspection. C 14-Ec e- W LT- Gi2Ec� 6 1 1 '7( - 7.4(S , Fat Water Supply: 6.4,1,.2/2.6 PEE AHeuAIT The Tualatin Valley Water District (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: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section All proposed development w 4hin the City shall be designed such "-at storm water runoff is conveyed to an approved public drai, a system. The applicant will be i .ired 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. Detention is required when net, new impervious surface area exceeds 5000 square feet. 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. I I Payment of the fee in-lieu. Water quality treatment is required when net, new impervious surface area exceeds 1000 square feet. 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) A traffic impact report is required. The report needs to assess how many p.m. peak trips this project will contribute to the intersections at Dartmouth/72nd Avenue and Dartmouth/68th Avenue. 2) May have to move driveway to the west. Must address 18.705.030.H.2, Driveways cannot be located within in the influence area of an Arterial intersection. 3) Pi20 v1 D C, 5 1 6 tt5 f ANC£ FUR DR l 11EWAy 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 pay lent until occupancy is permissible -njy when the TIF is greater than $5,000.00. Pay the TIF. 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 DeparimentSection permit can not be issued in a subdivision until the public improvements are substantially complete and a myk. Spy of the recorded plat has been Jrned 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. 3 - ao-o8 PREPARED BY: c nM 3 -o ENGINEERING DEPARTMENT STAFF DATE Phone: 15031639-4171 Fax: 15031624-0752 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section i a r PRE-APPLICATION q. i : At. CONFE RE � E RE QuEsr.n, �® , „ * • City orTigani'Pernu Ce te- 1312 SIT Hall Blzd, Tigan. OR 91 �9 (008 t1,6 *fit, 6 Phone. 63 9.417 1 F ax:5035981960 ,^�.�'<` ,' 4 ', a 9 GENERAL INFORMATION \ h��q/^ �--' 1 140%.71 t)i.•" J \�,� Applicant:� � FOR STAFF USE ONLY Address: -74---2:_"4.-- - S4-.....; Bone: EESIe1- City. _11,(-- 4, ) OP— Zip: -3-7-2-7 Case No.: P12-- ad-1).8'1.27V 11- -� 4t.\ Receipt No.: a(?v i.U G 63 Contact Person: 2 �{t.: -_Phone: �_x3`.3' - 5K-1 Application Accepted By: S. l Property Owner/Deed Holder(s): V‘-h '{'(2{.t_ `{ Date: �-���Q� ..q-pr- KI_ '.�L. LA 4s.--c_ G :JztsaCS (�''`4�i DATE OF PRE APP.: 3CdCC�)0 O ,_hh^ i q2 Ad s:'Y'-Li$'t�YS�� e� � '� Phone: �S'�`.�t'yea!? TIME OF PRE-APP.: Q City: Zip: PRE-APP.HELD WITH Property Address/Locations � p� -,/,(.'' /� a is�nupla\masxexsUand use a�lications\Pxe-App Request App.doc,`- REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): L 1`2? 2 'AV\ A-LS - D(2L.E.> (Note: applications will not be accepted l ` r without the required submittal elements) h Zoning: (i 14k f) C)i. - Q ` `'� [- Pre-Application Conf.Request Form Site Size: t 51 Oc) 4F- I CV 1 t ( .---)1) 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant and received by the Planning Division a minimum of one_(1) [y'Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets;and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically R Vicinity Map. held between the hours of 9:00-11:00AM E The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN [ew Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. © If the Pre-Application Conference is for_a-- IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE LE project, the applicant-must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE ,0\tf` ch a co e le.terand proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Roan of an affielavit • • ••' g, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation 'Protocol was corn. :. see GROUP. Section ca 18.798.080 of the Tigard Common Development Code). [r Filing Fee$370.00 Pre-Application Conference Request KeyWay Corp. Office 7275 SW Hermoso Way Tigard, Oregon 97223 February 28, 2008 • Brief Description of the Proposal. KeyWay Corp. is a small sized general contractor specializing in multi-family (apartments) and small commercial projects. The Owners of the Company have purchased the single family residence at 7275 SW Hermoso Way and intend to operate the"main" office out of this location. [Note: In our business, we have temporary offices at specific jobsites for the duration of each project.] • Site Plan. A scaled Site Plan is enclosed; as well as a copy of the neighborhood plat map. • The Proposed Uses. Our intent is to use this single family residence as our main office. We will have two full time employees and one part time. There is a two car garage (attached)for parking. We are not a "retail", drive-up business. Our customers are few in number and rarely need to visit our "main" office; the vast majority of meetings, deliveries, interactions and communications take place at the various jobsite locations. • Topographic Information. The lot is rectangular(100' x 150') and close to level. A simple topography is shown on the enclosed Site Plan. • Filing Fee. A check in the stated amount of$370.00 is enclosed. Respectfully submitted; Brian Frank; President Kent Krafve; V.P./Principal General Contractors / Construction Managers KeyWay Corp.•7275 SW Hermoso Way•Tigard,OR 97223•Ph(503)684-5100•Fax(503)684-5500•CCB#127522 ` _- ' ~ i ~ -11 ,„ 1 ,„ it � .- - '_ \ \o+ici | __ `W' - \ , `__~'� -1 '` \ -' ` \ \ ' \....-- _ \---\'---L\ L --- \ „ � /_~_�. . \ `\ ` \ . �� \ �� � � `�� � .� � " ' \ -�--_-� �- � ^ ' 7- `_.� ^^` L. _ _- / ' I. . - _ m\ �� Inn Fidelity National Title Company of Oregon . N ee W E Map # 2S101A13 01200 s The drawing below is copied from the public records and is provided solely for the purpose of assisting in locating the premises. 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"? . �: `+ i ;.yt� ;f Pre d p. , I f,`I,@�N •,c VJ QTR IAN►@ ; h I0'TES ik. __� R n t P � '4 .1.11 `,� ..4a i DI" 4�11: `����' • f �'ct'l: �l, .+;;;.5,1,,,i...1, . tt,{ ];` 9 t',�' 'k i',,A, Jr=71i4 G yj`#°"I' Sgap e #r�v�u��i .1"f i Ili 1"l ', ,e i.,l dill" ,P Ill`o 111'' t 11''@e"Q .p •'S.•r� aII41r .•, -: m . th5 tt1�.,-(1,•,t'4f�•491:�4,a8 F.ti�l �f,a �,'f., I tie �r�a_ .•i' 1:,.11':r'. .t.��t t �1t .,... 9t.b .,. . ,p U,,.,sl,.. !7w GadikSUelr��Jc 9h'4N -nari a#1.,�17TFr,0- ,(IN:RL.Y;' ' . -_� 7 0y NON-RESIDENTIAL 31EFff FEAT: G-P/44 77K/1 APPLICANT: far i,?"" Fic4•4 i{ K 71 A/ -'F AGENT: Phone:(ro) 68 h'- 5/46 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 7 2 75— S Cv /1,57 'im c,sim Gv TAX MAPS)/LOT #(5): ? 5 !a 1 19 a — 6 I?.o NECESSARY APPLICATIONS: S b K PROPOSAL DESCRIPTION: oFF(CE i '' E 'S77044C- 12 $fot'LJc,�' G-eiiJ f-t. ear.J7e/r- real COMPREHENSIVE PLAN MAP DESIGNATION: M 17`Fd OS, E,,?PZdyi i&rt. ZONING MAP DESIGNATION: MOM. • CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: irairsr n ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5,2 o i 2.,;",,. asJ r•• MINIMUM LOT SIZE: -f9- sq. ft. Average Min. lot width: -$ ft. Max. building height: 2-06 ft. Setbacks: Front 'tt' ft. Side ft. . Rear e- ft. Corner 0--- ft. from street. MAXIMUM SITE COVERAGE: EFT—% Minimum landscaped or natural vegetation area:_ /S— %. N. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND TllE 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 application 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. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residental ApplicalioniPlanning Division Section t .o Ft 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 adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Cede Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the 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. Ek ACCESS (Relent,Chapters 18.705 and 18.765) Minimum number of accesses: I Minimum access width: 3 c Minimum pavement width: 2,'1 l 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. (I SPECIAL SETBACKS [Refer to Code Chapter 18.730) • A STREETS: feet from the centerline of • A LOWER INTENSITY ZONES: feet, along the site's boundary. FLAG LOT: 10-FOOT SIDE YARD SETBACK. D SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Cade Section 18.730.010.8.1 BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: A A maximum building floor area to site area ratio (FAR)of 1.5 to 1 will exist; A All actual building setbacks will be at least half(%) of the building's height; and • Y The structure will not abut a residential zoned district. gJ BUFFERING AND SCREENING [Refer to Code Chapter18.745) 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. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 Nr1N•RasldrnllatAnnlicalionlPlannine Division Section , 4 The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. G ' `/2'(6 feet along east boundary. feet along south boundary. �'• tv' ( feet along west boundary. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIR D ALONG: . 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 (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. ,( RECYCLING [Reform°Code Chapter 18.7551 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. Lenny Hing is the contact person and can be reached at (503) 625-6177. Rj PARKING [Refer to Code Section 18.765.040) REQUIRED parking for this type of use: z.7Avca sr Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): 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 16feet, 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, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks sl}aII be located in areas protected from automobile traffic and in convenient locations. �r / eve sr ❑ LOADING AREA REQUIREMENTS .[Refer to Code Section 18.765.080) Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,00D SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of B NON•Resideital ApplicalionlPlanninp Division Section a , R4/ BICYCLE RACKS [Refer to Celle section 18365) 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. SENSITIVE LANDS [Refer to Code Chapter16.7151 The Code provides 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 pre- application conference based on available information. HOWEVER, the responsibility to precisely identif sensitive land areas and their boundaries is the res•onsibili of the as•licant. Areas meeting the definitions of sensitive an•s must be clearly indicated on plans submitted with t e 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 18.775.080.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.77.5.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0. ,lk CLEANWATER SERVICES(CWS)BUFFER STANDARDS [Refer to 13&0 98-44/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: C• TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN_AND CONSTRUCTION STANDARDS MANUALIRESOLUTION& ORDER 9644 r—' •"571']'`!:1-'-�``i e y�C 4v ,k h li, _M` ^(' rt'�T e.'^I F Z 574'-tw.7:Tz- r s�7- r ` "--7z7F.T t ti) ,;7." � t t•P 'a a� �a{� Lo- .. � � a'Z�E�;�. ,r'Ye?.� '�+ d�`5 '`r'1 � a t� t � ,•. �. ,, to f,,pip 'd G -i , s i ;.,Y i LOP ADJAG�E 0.,. 1D ® �Vr Q . ET ft jrrt �y . • : r,E_LYR a in-le �'z ∎ �', -JA „ SENSITIUE ^" g� ` 1'o m SID r�,-k • Streams with intermittent flow draining: . <25% t 10 to <50 acres 15 feet I► >50 to <100 acres 25 feet • 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 intermittent flow draining: >25% 10 to <50 acres 30 feet f >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25%slope),add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, 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 geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON•Residenlial Aoolcation!Ptanninp Division Section • 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 SUBMI I IAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the.conditions necessary to comply with the R&D 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ,N SIGNS (Refer to Code Chapter18.180) 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. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0.1 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.Iots 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 where possible. • • THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the•City; • ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.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. • MITIGATION [Refer to Code Section 18.790.060.EJ 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON•ResidonIal ApplcalioniPlannin9 Division Seclioq o e ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shaft 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 VISIM IAMEA Meter to Code Chanter 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. E ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601, 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% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/a times the minimum lot size of the applicable zoning district. • CODE CHAPTERS 18.330(Conditional Use) • /118.620(Tigard Triangle Design Standards) ✓ 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's interpretation) 18.630(Washington Square Regional Center) ____ 18.775(Sensitive Lands Review) 18.350(Planned Development) ___ '.."18.705(Access/Egress/Circulation) '± 18.780(Signs) /.r,"18.360(Sie Development Review) 18.710(Accessory Residential Units) _ 1 8.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) . `r 18.790(Tree Removal) 18.380(Zoning MaplrextAmendments) 18.720(Design Compatibility Standards) __ ---18.795(Visual Clearance Areas) 18.385(tvisceianeous Permits) 18.725(Environmental Performance Standards) , 18.798(Wireless Communication Facilities). t/18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _e1 8.810(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) •__AG 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) X8.520(Commercial Zoning Districts) 8.755(Mixed Solid Waste/Recycling Storage) 18.530(industrial Zoning Districts) 18.760(Nonconforming Situations) • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NOM-Resideofsl Appricafion/Plannlnfl Division Section ADDITIONAL CONCERNS OH COMMENTS: • • • • • 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 NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be . returned. The Planning counter closes at 4:00 PM. • Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8%" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-ResidAnlial AnnG:oltinn19annina Division Section 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 jurisdictions issues or requiring review by other urisdictions may take additional time 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 r`4s 69(J . A basic flow chart which illustrates the review process is available rtm 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. 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). • . • : e con erence an• notes cannot cover a ose requirements an. aspects re a e• o 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: C j d m/ CITY OF TIGAR PLAN ING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: . (503) 639-4171 FAX: (503) 684-7297 E-MAIL isifrs it name)@ei.tigard.or.us T1111 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS:wWw.ci.tigard.Or.IIis H:Ipattylmasiers\Pre-App Notes Commerciai.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes • Page 8 of 8 PRE-APPLICATION CONFERENCE NOTES of Tigard,Oregon ENGINEERING SECTION Q C City ommumtymovefopment Shaping if SBettcr Community PUBLIC FACILITIES Tax Mauls): 2S101 I Tax tolls): 01200 Use Type: Commercial 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: ® SW Hermoso Way to 30 feet from centerline. ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Hermoso Way, to include: 18 feet of pavement from centerline to curb,in accordance with Tigard Triangle Design Standards (TTDS). ® concrete curb . ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip Z street trees spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. • ❑ Other: • CITY OFTIGARD Pre-Analicatinn Conference Notes Page 1 of 6 in9Ineerin9 Depenrnentseouon r , ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ 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. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ 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. • ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ 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. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ _ feet of pavement • ❑ 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. CITY OF MU Pre=AppIIcation Conference Notes Page 2 of 6 Engineering 0 epartmentsactlon ❑ 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: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, 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 proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Hermoso Way. 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 Hermoso Way. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer. This property is located within Sewer Reimbusement District 15. The fee is $6254.00 and must be paid prior to final building inspection. Water Supply: The Tualatin Valley Water District (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: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need forfire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OFTIGARD Pre-Application Conference Notes Pane 3 of 6 Engineering Depenmeet Section All proposed development wit.,...i the City shall be designed such th. ,torrn 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. Detention is required when net, new impervious surface area exceeds 5000 square feet. 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the . development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Wafer quality treatment is required when net, new impervious surface area exceeds 1000 square feet. • 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) A traffic impact report is required. The report needs to assess how many p.m. peak trips this project will contribute to the intersections at Dartmouth/72nd Avenue and Dartmouth/63th Avenue. 2) May have to move driveway to the west. Must address 18.705.030.H.2, Driveways cannot be located within in the influence area of an Arterial intersection. • 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 Englaeering AepartmentSedUen , permit. Deferral of the payrri_ .l until occupancy is permissible or, /hen the TIE is greater than $5,000.00. Pay the TIP. PERMITS Public Facility Improvement (PR) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PR 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 fife 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 CITYOF TIGARD Pre-Application Conference Wes Page 5 of 6 Englneeing pennant Seollon permit can not be is5_.d in a subdivision until the public ,provements 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: Asr, 1. 3 'o �f E' NEER G DEPARTMENT STAFF DATE Phone: [503)639-4111 Fax: [503)624-0752 docvment2 • Revised: September 2,2003 CITY OFTIGARD Pro-Application Conference Notes Pane 6 of 6 fnglleerinq Oepattment 5eetlon Property Deed S T A M E R 1 0 � 'r,, �: �\, ? First American Title Insurance Company of Oregon Washington(OR) f Prepared For: Prepared By: Property Information Division . 222 SW Columbia St,Suite 400 - Portland, Oregon 97201 Phone: (503)219-TRIO Fax: (503) 790-7872 OWNERSHIP INFORMATION Owner : Frank Brian L Ref Parcel Number : 2S 101 AB 01200 CoOwner : Krafve Kent B T: 02S R: 01W S: 01 Q: 253 Site Address : 7275 SW Hermoso Way Tigard 97223 Parcel Number : R0457115 Mail Address : 7275 SW Hermoso Way Tigard Or 97223 Map Number , Telephone : Owner: Tenant: County : Washington (OR) SALES AND LOAN INFORMATION Transferred : 04/30/2004 Loan Amount :$160,000 Document# : 47187 Lender : Key Bank Sale Price : $200,000 Loan Type :Conventional Deed Type : Warranty Interest Rate :Fixed %Owned : 100 Vesting Type :Tenants In Comm PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION Map Page& Grid : 655 C4 MlctLand : $221,920 'ensus : Tract: 307.00 Block: 1 MktStructure : $107,370 abdivision/Plat : Hermosa Park MktOther . Neighborhood Cd :ZTGL Mk/Total : $329,290 Land Use :2012 Com,Improved M50Assd Total : $132,020 Legal : HERMOSO PARK, LOT 2 %Improved : 33 . 07-08 Taxes : $2,174.42 • . Exempt Amount : Exempt Type . Levy Code : 02381 Millage Rate : 16.4706 PROPERTY CHARACTERISTICS Bedrooms : 4 Lot Acres : .34 Year Built : 1955 Bathrooms : 2.00 Lot SqFt : 14,944 EffYearBlt : 1955 Heat Method : Forced Bsm Fin SqFt Floor Cover : Carpet Pool Bsm Unftn SqFt : Foundation : Concrete Ftg Appliances Bsm Low SqFt Roof Shape . Dishwasher Bldg SqFt : 1,504 Roof Matl : Comp Shingle Hood Fan 1st Fir SqFt : 1,504 InteriorMat : Drywall Deck Upper Flr SqFt : Paving Mat! : Asphalt Garage Type : Attached Porch SqFt Const Type : Wd Stud\shtg Garage SF : 468 Attic SqFt Ext Finish : 253 Deck SqFt .• This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. SST AMER/C, E -ti. First American Title Insurance Company of Oregon _ / r5 , i <- An assumed business name of TITLE INSURANCE COMPANY OF OREGON -\ This map is provided as a convenience in locating property First American Title Insurance Company assumes no liability for any variations as may be disclosed by an actual survey Reference Parcel Number 2S 101 AB 01200 ✓ K-/ \/ Y ti N/ / r \ / \ / \ / \ / / \ / / \ / \ \ \ / \/ \ / \ / X \! /\ / \ / \ /\ / \ \ / \ / \ a) A \ \ / \ / \ / \ / N. / 4' y /\ \ 4 ` , ` � \ / \ �` , / \ / \ I Mr 4 A 94 0 1 II N * 0 0 Lo 1200 I 2 1.0 1100 1 1 4 CD Al 'tp T-hi . IMP 781 4 6 ________,___,/ , wAy • 2 Q •• ..... i ._.-- ?001 --7 P 5 4 AMER,C First American Title Insurance Company of Oregon o .t't. An assumed business name of TITLE INSURANCE COMPANY OF OREGON ∎.\//: Iz4� This map is provided as a convenience in locating property First American Title Insurance Company assumes no liability for any variations as may be disclosed by an actual survey • Reference Parcel Number 2S 101 AB 01200 2S 1 01 AB ,y "9t • � ..aye. i DAAT :MDUTH STREET — •'"g I . .`•; I:�;�::' : { -•.44 'b'H',-,'TrV.'i- •l �'1`• u I 100 ».y, ,,.K T� •'IA' k aMr` ,'r'• .'MIN Q 'i :. . :.:.:''.''•' Cr"',:;'. I i of ° v •Y.,:"./.,. 1 i � a :d { ;:.~7':.t. .. WASHINC .. ••.' ::'''''';',/..::•,''''.':.::.:.: }'M• ,.a_ = x,: • . >1 e ~ I»•. H ;.' NWIMN @i j :r.' •. r. :. :: :.r,' •:�•.;.. � E� /ITT ••�'1f,..[�:.,fir-.,,-•�I.l".''`.�. ,4•• .Y•. '�..'' �� 7p I 1W 70, � �� _., •r. YY !DP 7 �, INK Z. JOK P/i tYM.' ..� w,.•.• .'1t"';" tSW ELMHURST STREET6r I I .. I MAY' E[ u I wl t, ;W I soa +.W � ♦. - .. �.t � '�-� N� .YK i� .K �� tlK 1 e�.c 1•:w.Ii'��w ��/�/ t xo, p•' I t f xm + x00 • }`•'• w» r� ^h:�I..il•• roeACOnM 3 . -- j-. .. w I , k x. ,Ih,L ra, al.e;.. •fY/, . .: ',:'~ ! (� • • ,100 g W :t or r HE M050 — w l ,a ;5 -7 i Ism tic, w " w �v WAY ;S;!r �� kit r.., .»o $ i.„,.li % •'�I.?:: x0, t f �1 x0� 1 tI �_'�� I ::.,n..Y 21 r j,1D It ✓f 1p0 I ..+f K t i J aril''! !.Y,!�: Pr \1 x to: f.^a' �F.bb. 1 ww ./-r ...7 1 tk 'z rf�i °.".W .n 'x.,io iii ,. 1? lwl law ! 1 — �ti�.w_ ' L j /1'1 4L»:'t."�. VA '1 s :::#.9...! 11 It 1 �° 23-81 S �` . it (1 x xa 1 ff j �i"�-1 �^-i-._.w & f1 x hi tr •'! i/Y^i » 1 ". ..» {•y `_4'�t•'l.i T`'—.--,-.��� BEVELQND� ``t--�_• —7- r `�.11 9 i r .... ,*,.:.31 r troo r T9 "M'---7.---"--- t 4�_+o+,�f°1 '>:"•t 1 woo� '°°i 'tic =::.00e ewo s •!mss ei e --- MK { j l M C IQ.'. lane ' �!tA i1w I 1S u.::.�:•. Ot i Ts l �•.'�. 4 I S - :t s a it '"' "��AD r 91 ► I , t SW BEVELAND y_ ROAD i s t s r •t. TD .� PLO / I aoo l e tiao .' d 0 I Fy ,1 v rt r.•w. E t /� 5 ''r• N JaK MK .III° • 1�. 2S 1 01AB Washington county, 'n 2004-047187 . • 04/30/2004 10:48:53 AM RECORDING REQUESTED BY 0.0W cts•t tet•21 I REED 35.00 i0.0o$11.00$200.0$•TOtal•$241.00 GRANTOR'S NAME COMPANY OF OREGON (1111111 Ii'Iill I �II� I�I�,I,III���II iliii ' ROGER P.BOENNIGHAUSEN,TRUSTEE 00575198200400471870010018 Boennighausen Living Trust Agreement dated January 12, I,J•ny Hanson Director of An•ume nt and UMW., yo+• 4y .red acAfncla County Cleft rer Marmot.nCounty, ,� 1 1993 aayen,aon.,e by••mNtoeor.,,wonntwm.ntof$1ir.�: k ,. Many ores naiad and roomed 0,I book Of y,� 1 retard.of 100 county. .,ey. y\'> ' GRANTEE'S NAME ' f ` Arty 0.Han.on,dreMer uu•m•nt and Dxaen, �� �.', \ Brian L. Frank and Kent B. Krafve _$xama.c.udyct.k n0o SEND TAX STATEMENTS To: 0 Brian L. Frank and Kent B. Krafve 7275 SW Hermoso Way Tigard, OR 97223 „ ` , WASHINGTON COUNTY AFTER RECORDING RETURN TO: t. ',. REAL PROPERTY TRANSFER TAX Brian L. Frank and Kent B. Krafve r.- ;• S .do ;4-30-05,0 21578 SW 91st Avenue .,. ' FEE PAID DATE Tualatin, OR 97062 `' ” ;•• • , •- • ••• • y C' STATUTORY WARRANTY DEED SRoger P. Boennighausen,Successor Trustee of the Boennighausen Living Trust Agreement dated January 12, 1993, O Grantor, conveys and warrants to Brian L. Frank, and Kent B. Krafve, each as to an undivided 50% interest, as tenants in common, Grantee, the ‘ following described real property, free and clear of encumbrances except as specifically set forth below,situated in the County of Washington, State of Oregon, 0 Lot 2, HERMOSO PARK, in the City of Tigard,Washington County, Oregon 8 `" Subject to and excepting: t-- City liens in favor of the City of Tigard, none as of recording; Pending assessment for the Sanitary Sewer z Reimbursement District No. 15, as recorded September 3, i 999, Recorder's No. 99103238; existing leases and Qtenants. 4 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF iAPPLICABLE 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. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS S200,000.00 (See ORS 93.0301 DATED: April 8, 2004 Boennighausen Living Trust Agr: ment dated January 12, 1993 BY'i/� V 1..is..� a....• Rog I P.Bo •.ighaus 1 Successor Trustee STATE OF CA OR /A e.&? r COUNTY OF . ./• _•per%ra' ' fit- f-bv RE.C.,zuPt R CYNO a RI'soN This instrument was acknowledged before me on REGINAR.MORRtSON April �1 , 2004 `?�►�- CDmmisaionit 1362132 ►3(.oaLi 3a by Roger P. Boennighausen i•,a:.21 Notary Public-Caatomin r !7' San Diego County as Successor Trustee MY COMM Evirea Jun 2015- I o n,ct of Boennighausen Living Trust Agreement dated Januar 12 1993 L,• rM , au,,at a0Ora N AR PUBLIC FOR CALIFORNIA .� .�S / • MISSION EXPIRES' i/X�—.z�.2-0 v p FORD-313 (Rev 2/961 /Iv' STATUTORY WARRANTY DEED educed Plan Se± RF ` A • FFICF '•U __ ,Il N « II TIGARD, OREGON TO2S, R1W, SECT. O1AB W.M. TAX LOT 1200 i \'-------------------j SW DARTMOUTH WASHINGTON COUNTY, OREGON I .iii SITE W SW ELMHURST A9 o I1i• w� '4 SW HERMOSO , rn ; S i '_ ?,j SW BEVELAND SW BEVELAND KEYWAY CORP. OWNER/APPUCANT CONTACT: KENT KRAFVE it RELEASES SW GONZAGA 7275 S.W. O WAY TIGARD, OREEGON GON 9 97223 11 5 C PH: (503) 684-5100 • cq FAX: (360) 750-9895 ; CNIL N SW HAMPTON AM ENGINEERING CIVL ENf EER -- ••• C0.0 T 2"� - Z • -_C0.1 CLSRIP -- Q CONTACT: CRAIG HARRIS •!SSA OMOt1► LJIIIdrMtl__ ______ 4875 SW GRIFFITH DRIVE, SUITE 300 �• BEAVERTON, OREGON 97005 -!—C�- cm _ ~ PH: 503-620-3030 • �D EMT rn FAX: 503-620-5539 ___T --- -- ,- .T_` PC) a N VICINITY MAP — 3 , 0) N.T.S. rW co Z BENCHMARK: 0 0 SITE BENCHMARK SPIKE IN UTILITY POLE r AT SOUTHEAST PROPERTY CORNER +.1 = O ELEVATION 239.73 UME�iEREE1 SONICE AIM ELEVATION DATUM BASED ON CITY OF TIGARD - MIDI 3 p BENCHMARK, INDEX 252 �i� -800-424-5555 Q N a ELEVATION 22.84' (BRASS DISK IN CURB p. �° - - SE CORNER OF 72ND & HAMPTON STREET) �w�� A F ____ ..t T--;30.07--- -.4.....E _ _ __,_ _ ___ _ .1 I ›_, I I w e I I I T1 I "-, I 1I TITTLE SN(ET I I ai I I ig 1 sTo�T 72275°SW os0 w� I Bu "� oo_Ff DAM 10/28/08 WAY FLOOR -I AWN: NW I a • I =OM CNH 1 v Et v E D ma 6175.11C00 RIWZROINk I t ��! _ . I FEB 0 2009 =__ CITY OF TIGARD ®° ~"'° '/ENGINEERING • 7°"'�° °°• 76'00$ • hNM.=cr ha rya Iva �� — m .Was,.IC r,al. SITE MAP SHEET N.T.S. CORO JOB NUYBBB: 01/05/09—DESIGN REVIEW RESUBMITTAL AO8175.11 — III r ' 1s — - - - - -- �I -- 100.40' -- X84°26'00"E - �� - -�— -- -- - - w51 4 �ti I _ _-- Ip 1 1 w 1 h r'� Q7 I LEGEND t << __ -- �o 1� �\ CJ ( 1 TD 4 FODT INTERVALS — b� N CpNTOUR-- � �- 1 `` 1 R__5 F00T INTERVALS --` ���x55 -- / 1 1' -J— - SANITARY WA ER uNE xo.--'—"- ! 1 l { DES WATER UNE �wG�- { 1 \ i ( NATURAL CAS 11NE 1 (rl 1 1 CURB LINE ��FF�( 11114 . .-I\ �, 1 1 r9 SIDEWALK V TAX LOT TAX LOT 1 w TAX LOT DECIDUOUS TREE 130Q 1 `� 1200 i °01 1100 r 1 I \ M PL1 N / N Q n Yy EVERGREEN TREE I I J i i/Lc3 /�(''� pN TCPDGRAPHIC BCUNDY � O J-j 1 z I EXIIS IIr GSURDVEY PREPARED BV AGAPE UND SURVEY COMP Q.1 cZ4 `1,V I G� 1 0 , I / 01 ` a 1 1 \ RY \SOO°—F ER OSO o y'' r 1 °0 1 1 STOT ,235�EV_239.9 W 1 BO1t-�AG FLOOR E 1 I r I1\\ S ESTNG\\ �1 `'___.238- 1 \ 1 1 , I DA'l'g 10/28/08 V- \ I wx: Cws �,� t 1 8175.11001 hut` /' 42° FIR QQ.Q�' g" CAT`LPA arvmrort& KW_�s/i r / r ' --- - r o w �, / xo / xo xa �►`\ xo x¢ .r xc xo xo xc r xc Yy. xc x N GRAPHIC S:ALE a °""""„�r"'�w� CO AII/� / t d 1Fet) BOW 11 coOrrOi olONOCO CO on 7" >� //N45 x53 /xss us-----7/xSfr )(SS X55---xss Xss xss x5S © ' I Mat•to 21. L--— — // — __--�1_ _ f S84'26'00"E \ — r — — — — — N 1 Gt .�, \ r'� ` \ C EXI3TlNC3 CONDITION8 RLA cr \ \ roa Nv -J� _� I ` A08175.�� —xW 1 xw xW x., f1 xw x� x:.—}—xw >w xwl xw i my, .- 01 05 09—DESIGN REVIEW RESIlBM1TTAL in M sown LEGEND ----- ,00_--- 1 TO 4 F00T iNTERYAIS _ too— CONTOUR-_ -55--� CONTOUR__S FOOT INTERYAlS ._.. .. .-5--- _ SEDIMENT FENCE — _. - --- -` SANITARY SEWER UNE --- T-� STORM SEWER UNE --T----� -E--- - - - 1_ ,._ _L .__ .1 _ LEPHONE UNE UNE _________-E------- _ -c y Z _ _ - - - - _1 _ j� g I�r.. _ AA �+_._ __+ _ - - - _o ELECTRIC LINE -�- $ -'1 1 OO.�O' Bel:26100"E \ NATURAL GAS UNE —-- 1 W CURB # W _a PARKING STRIPING .Z it; ( RIGHT OF WAY 1 ��, J ASPHALT PAVEMENT ® Qq7 ! I CATCH BASIN Z - \ / -CART FILTERED W i I\ N! v 1 SITE NOTES / I 1 ` , // SEE SHE II LI.ADA PARKING AND 0 FOR DESICN. • ` ` 1 NISTALL NEw ASPHA!,E AVEMENT.t 2O SEE SttEET CJ.O FOAIL.1 o V ! 1 O 15EET SHEE TAIL 0 I 1 Z'� 1 ; IBAS�•SEE SHEET rA DETAIL V I� '� , 1 / 1 INPROPOSEO OTE VEMENTS Z TAX LOT I f , IMPROVEMEN�PLAR MORE INFO.TAX LOT 11 1300 120p \ w TAX LOT Q INsT EETK G1L MOR a 1 i Q 1 1 1 oO /\ 8• SCOftEp WCRETE WALKWAY �I j 1 �/ w , \ to N N 0 Z I U H 42 / 1 I c4TA4 � O Nci �'S� I i �� I1 I ,` N I / 1 ir' 1 15' Y WgOQ-�R,AE MOSO `1 1 0 1 I SI. 7 27 5 5,,239.9 w 1 o i �t}ll.W A,� +r BOOR �I'E �_�" + iS�+ t 1 1) St ��1 SITE PLAN I /1 L 12 :— I ase / iii �/ t �� o �� V , aP0 4-4--r is I DAT. 10/28/08 T 1 24.00 NNW MCKIM. CNH nI _ i‘i.','-;;'i,1u�`�. 42" 1-7- s`.Z © ;111m 11 aav�s�oxa: dur e �, It GRAPHIC SCALE a ,^wx n+ _____AIIIIIIIMMIMIMIIINIIIInllkb6S. /lid IIIIIIIIIIIIIIIIIMOMIINSIIIIIIIIIIW \ 0 P- �. r ,e• 'er'°" JF�1 ▪ � / ypI at o gU . 0Qre _./ ma : / J I o� go? (M R6t) 88EaTw / 1- / NUW /� ^��U J/ © '1 11 NV& \ 1�y. 10 R t� ( S84°26'oo"E I i kip7 a. r� \ \ SITE PLAN cto �, i ', SW NERMOS• WAYS *-'� z;It N JOB N11144122' A08175.11 1 1 RESIJBMITTAL 1 01 05 09-DESIGN RENEW \ . ___________In _ LEGEND _ _ EXISTING CONTOUR--1 TO 4 FOOT INTERVALS J c�y EXISTING CONTOUR--5 FOOT INTERVALS _102 V 1 00•VO" '_ -- NEW CONTOUR--1 TO 4 FOOT INTERVALS �� - 84.26'00„ _ NEW CONTOUR--5 FOOT INTERVALS - E - ` - - SEDIMENT FENCE t'z' \ - - _ _ TREE NITARYY SEWER LNECE )OF•��.p�-- STORM SEWER LINE \\ '' I DOMESTIC WATER LINE - -�'_ pp f I i TELEPHONE LINE T -E- I 0 6 g It' I ELECTRIC LINE E - z- 1 ry j Cl��(1 �' NATURAL GAS LINE G - -G- C B / / V\ Ho I CATCH BASIN RIM ELEVATION I WAR I , 64 / I 1 , ( J I SPOT ELEVATIONQP. "Co Z s� •1 / TOP FACE OF CURB ELEVATION TO L1 w ,''I ■ /' I ASPHALT ELEVATION AC g# �i I GRADE TAX LOT 1 I = 1 I DOOR JAMB DJ 1300 I / Q ,1 / ` EXISTING (E) ¶-n \ / I INVERT ELEVATION IE-100.0O TAX LOT. 1 _ I 1-CART FILTERED CATCH BASIN Ea G 1 IO ' , of TAX LOT GENERAL NOTES o i *I 1100 Z �II �I 1. ALL WORK SHALL CONFORM TO THE REQUIREMENTS AND OF THE CURRENT EDITION OF THE UNIFORM N� PLUMBING CODE.INTERNATIONAL BUILDING CODE,AND THE UNIFORM FIRE CODE. WORK SHALL 1'1; / i • ALSO CONFORM TO THE STANDARDS OF THE JURISIDICTION AND TO THE PROJECT SPECIFICATIONS. in I O 2. THE CONTRACTOR SHALL HAVE A FULL SET OF NE CURRENT APPROVED CONSTRUCTION 1■. / Z I �1 DOCUMENTS INCLUDING ADDENDA ON JHE PROECT 91E AT ALL TIMES. (11,3(') I I I ‘,1; I V 3. THE CONTRACTOR SMALL COMPLY PATH ORS 757.541 TO 7S7.S71 REWIRING NOTIFICATION OF I / 1 INTENDED EXCAVATION TO UTUTY PRONDERS. M > 1„1 I �- / = / I 4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE U11U11ES SUCH AS GAS, TELEPHONE POMER,CABLE TELENSION,ETC. CONFIRM VAULT LOCATIONS WITH ENGINEER [� fm fm I 5. THE CONTRACTOR SHALL KEEP THE DIGHEER AND JURISDICTION INFORMED OF CONSTRUCTION r l 0 Z I I PROGRESS TO FACILITATE S11E OBSERVATIONS AT REWIRED INTERVALS 24-HOUR NOTICE V 0 0 / / IS REWIRED. Ir�_ W UJ �1 a. THIS PLAN IS GENERALLY DIAGRAMMATIC. IT DOES NOT SHOW EVERY JOINT.BEND.FITTING OR W = O¢ �i ACCESSORY REQUIRED FOR CONSTRUCTION. � � w 0 7. CLEAN OUTS SHALL BE INSTALLED IN CONFORMANCE NITH UPC GRAPIER SEVEN,BECTON 707 O Cl)Q CD O-' FRAME j I AND SECTION 719. NOT ALL REWIRED CLEAN OUTS ARE SHOWN. C7 I C7 ' STORY W SW HERMpSO •o a DIVING CONDITIONS BASED ON TOPOGRAPHIC BOUNDARY AND UTUTY SURVEY PREPARED BY N I 1�` n75 �I I '" ���� I g!I BUILD�I^ FLOUR ELE V-239. ... AGAPE LAND SURVEY COMPANY. I W 9. THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTING CONDITIONS. NOTIFY ENGINEER OF IT i ' -. • .. UTILITIES AND LOCATIONSSWHERE NEW U11U11ES NU.CROSS EXISTING UCIAJTES SHALL BE VERIFIED ■�: " O 'SHEET Hag. • �� PER DETAIL ON SLEET Cl �.■,Jxff"A '., =T� '' I POTHOLUNG PRIOR TO CONSTRUCTION OR ORDERING MATERIALS IT IS THE CONTRACTORS CONIECH WO CATCNBASIN I hIC RESPONSIBILITY TO SCHEDULE POTHOLUNG SUCH THAT IF CONFLICTS ARE ENCOUNTERED, I� , I 3 w SUFFICIENT TIME EXISTS TO PREPARE MODIFIED DESIGNS AND HAW THE MODIFICATIONS I ` _ ■.:�& � I • APPROVED BY THE JURISDICTION WI7HWT IMPACTING THE PROJECT SCHEDULE. ,� ■ ""i PER DETAIL ON SHEET C2.1 10.STORM DRAIN FITTINGS ARE TO BE ECCENTRIC. .1 o s�yH,: g I , ..• a i.. t - I 4 n" ARY LA7ER.- I ' PER DETAIL ON SHEET C2. , - - 11. STE RUNOFF HAS BEEN QUANTIFIED USING RATIONAL METHOD ANALYSIS. PIPE SIZING IS BASED L.7‘.., A- u _ 238-� �- H -__,t. _I . ON MANNING'S FORMULA WITH N-0.011 IF THE CONTRACTOR DESIRES'RI SUBSTITUTE MATERIAL - WITH A DIFFERENT N-VALUE RENSION OF CALCULATIONS WILL BE NECESSARY. TIC CONTRACTOR V W - i - - MAY CONTACT 114E ENGINEER FOR THE REVISIONS. rte\ [ / \ -.._... __ \2ya 24 AC 5.� 12.CHANGES IN DIRECTION OF DRAINAGE PIPING SHALL BE MADE BY NE APPROPRIATE USE OF• ,.4T I { ' - --. I _ APPROVED FITTINGS AND SHALL BE OF THE ANGLES PRESENTED BY ONE-SIXTEENTH BEND, 1 Q 1 \ 237.70 AC 237.44 AC _ _ r-- ....-. -_.._ y I ONE-EIGHTH BEND,Ott-SIXTH BEND OR OTHER APPROVED FITTINGS OF EQUIVALENT SWEEP. IE OUT-233.15 GRADING. EROSION 4_-__ < \ .. e T / \\ ✓; N",', 7.4: A 1S.CONTRACTOR TO LOCATE AND CONNECT TO POSTING SANITARY SEWER LATERAL CONTROL AND \� - < 4 \,, 1 "1 7_ F'4. .� �__2 8 •• k g , 14.FINISH GRADES ARE TO BE BROUGHT TO MTHIN ODE FT IN 10 FT OF THE GRADES SHOWN AT UTILITY PLAN ° '°° ° '� ��, I . �YH L 23x.00 AC SUBGRADE AND TO WITHIN 0.03 FT IN 10 FT AT FINISH GRADE. CONTRACTOR TO ALLOW FOR _ 1 I, PLACEMENT OF REWIRED TOPSOIL IN ROUGH GRADING. 1' DATE: 10/28/08 7 I - v xc�,_�_, ,, - _ °' - \ 15.GRADING ELEVATIONS AS SHORN ON SITE AND LANDSCAPE PLANS ARE FINISHED GRADE WHICH ��(t9G,: \ INCLUDES SUBGRADE SOIL TOPSOIL.BOA.AMENDMENTS,ROC(ERY AND RUNOFF PROTECTION DRAWN: NWS AS OTSIAI Lam__ \ CONTRACTOR IS RESPONSIBLE TO COORDINATE GRADING WITH BOTH EXCAVATOR AND HERE CHECKED. CNH --.=PROTECT DF PER DETAIL xc �'xc i° SMEEf PER DEUI ON / � xc ._- xc �-' V lb_ _ LANDSCAPE CONTRACTOR. FILE: 8175.11C20 -.xss`-xss�1 \ .-_ _ _ KG �•tG^�-xa �. O -_-_� - i REVISION& xss `.'a3N1: a 7T- xc��_xG�� '� ___ - � --L_____ xss�� / 'T- , �� _ -� N i --- - `�-xss 5 `UT -�� �4 x ' `._ GRAPHIC SCALE ".�.°„em,o.,ALL,' - - S84' �-xss�^xss o -t N -'` �- - 2s -. E 1 ss p Of HYDRANT W _ `� y / ` w F a 10 roEeA Mt MO Mt N , O. I90'SOURH SIDE (JW V" v \ - _ {II DEN DRAWN OP MI NOWT =IN -`57REET ALONG LXORg V " C 1 \ - - (BF Mr) 1po porno.v/A "x/wow wen etx M gaol _. tJ� �� -- -� I Iooh-10 It mc _ _ SHEET tr'� S+ m"_`_�-xw- - - - - - - - �-- i �- SW RMOSO WAYS NORTH _ -_ GRADING, EROSION CONTROL AND UTILITY PLAN c 2 O -`x `-1 xW-"^_- I -�-. - ,. ""` x SCALE f.10' I Ln - __ - - X9� I x ^, JOB NUMBER: A08175.11 01/05/09-DESIGN REVIEW RESUBMITTAL • It MAY BE USED SHORT TERM • • ANGLE FILTER FABRIC PH SING UTLiTY WORK AND w/ ,� I FENCE TO ASSURE SOIL IS TRAPPED PHASING OF DEVEL�MENT ■ • �IIIIIIIiI�I tN ' 1 IIII O RoroY ti \ 'I'ir ��117. , 1 1 CATCH BASIN GRATE INTERLOCKED - ---_ -- - 2'z 2• POSTS • VIEW - ----_ - - --- ° 1111 ' i ?b i AND ATTACH ..IIIIIIIIIIIIIIIIIIIIIIIIIII NTS 60" AREA DRAIN LATCH BASI • e.••411'' I�:e�HO rei w 1E SE STITCHED LOOPS CATCH BASIN 4��fr;4.44. �74)/ EXPANSION RESTRAINT �' Z*1 ■3'rn Inirnum OVER 2•• 2•POSTS NOTES: �— ..-.;. �,.j`�I,4•1:44$4"/ :.,.,i' ED jg an toe Nape. FLOW a!Iw. ..4 Z 1. BURY BOTTl71A OF FILTER FABRIC 6" �� ,li .. ♦E e•T ♦��I OI w I VERTICALLY BELOW FINISHED GRADE. .' ; `14.$4JPHP •• 9 A /��, N' 2. 2•E 2"FIR,PINE OR STEEL •,t I e'•: '. u a' FENCE POSTS. T� \�T� rl FLOW '4.,4.i E \�//�:� N J. POSTS TO BE INSTALLED ON �\ •'R °1O1 bTI0Y iI EIIq. �— STORM PIPE '►*i �� 9• UPHILL SIDE OF SLOPE. /(/\�/J\\ III ` A • 'fill rD�. 4. COMPACT BOTH SIDES OF FILTER FABRIC ' AA 1 11 t • . �� TRENCH. • S. PANELS MUST BE PLACED IT:.'~i•• • 111111. R '} ACCORDING TO SPACING ON RUN, PROFILE DETAIL NO.940 PLAN VIEW . 01111,I DITCH INLET RFFIH NTS 2'X2198'RUBBER BLOCKS 1 6"overtop of hogs. POLYPROPLENE •ter...✓• _...5•X•XX•+••:•i:::::•:•i:1■''•• NOTES; FILTER SACK(WOVEN) /_`l• °•: •••• ..1; FILTER FABRIC MATERIAL 1, ADDITIONAL MEASURES MUST BE V :D •k+'•• ! > r.•T 36' WADE ROLLS I ir:,�'o' 'a'^.;�:; �'•��:'2+�-••••: � CONSIDERED DEPENDING ON SOIL O :3: •a*::*..oxfi-y.•. •,•• TYPES' I WOVEN POLYPROPLENE SACK Z `.- Xbe.. `.r.�•hi'-'•v.+,,;,, s:,�.:,\&..�::`�;:�:`'. 2. EEO-FILTER BAGS SHOULD BE n •E ''i!!!/I i /I�..11L�:r!!/I•?�� STAKED WHERE APPLICABLE USING 1°°I to 1 I II II (2)1'z2WOODEN STAKES OR FOR FURTHER INFORMATION APPROVED EQUAL PER BAG. NOTE: U 61MAXIMUM SPACING U ON DESIGN CRITERIA SEE II FOR FURTHER INFORMATION 1. RECESSED CURB INLET CATCH BASINS FOR FURTHER INFORMATION CHAPTER 4 OF CLEAN WATER 3. WHEN USING 30' 510—BAGS TO ON DESIGN CRITERIA SEE ON DESIGN CRITERIA SEE �1 FRONT VIEW SERVICES EROSaN PREVENTION PROTECT A CATCH BASIN YOU MUST CHAPTER 4 OF CLEAN WATER MUST BE BLOCKED WHEN USING FILTER CHAPTER 4 OF CLEAN WA ER 1_! AND SEDIMENT CONTROL SERVICES EROSION PREVENTION FABRIC INLET SACKS. SIZE OF FILTER SERVICES EROSION PREVENTION NIS PLANNING AND DESIGN MANUAL. HAVE 4 BAGS AND THEY SHALL BE AND SEDIMENT CONTROL FABRIC INLET SACKS TO BE DETERMINED AND SEDIMENT CONTROL Q OVERLAPPED BY 6'. PLANNING AND DESIGN MANUAL. PLANNING AND DESIGN MANUAL MI BY MANUFACTURER. Em O ' INLET PROTECTION nV INLET PROTECTION p SEDIMENT FENCE CleanW�er Services TYPE 4 C�eanWater Services TYPE 5 G1eaVaf T Services H-1 7 w Our commitment I.dear. Out commitment le elem. ■vl moss hnevt is elevr. W CC DRAWING NO. 875 REVISED 12-06 DRAWING NO. 915 REVISED 12-06 DRAWING NO. 920 REVISED 12-06 � = O c t] NOTES_ 1 0 MT Ca9 1. WHEN PAINFUL AND EMCEE OCCURS DAILY INSPECTIONS OF THI HW■IDN NC NOME.CONTROLS AND DISCHARGEOMFFALLi1MT SE PROVIDED N I- E YBOE ONE IDYONLFDGEABLIMC.'ERIENOED M THE PR NOPL PRACTICES,INSTALLATION.AND IWMrENAMCE OF EROSION AND EMMETT I� '-Oa1TROL9 WHO TH TOR.FOR E PEEN.. .ITT 1 CONSTmNCT'ON ACnv,re,MuuT MOD OR MUM.EEGVAT ON AND CR.TOH OA BARE GROUND FROM OCT..I THROUGH MAY 21 CI AR 1 DEMO WET WEATHER PERIOD TE MPORARY ChStWATON OF THE SITE MST OCCUR AT THE ENO CF EACH WORK DAY. • O.ENT CONRtlU MUST BE METALLED AND MWTANEO ON AL.DOVM GRADI S.WOES OF THE CONSTRU TON LITE AT Al TILES DIMING ' CONSTRUCT ON THEY MUST RF NMN N PLACE LNML PERMANENT WOETATON OR OTHER PERMANENT COVETING OF€VOI EJ SOLI ESTABLIIm 1 ALLACTNE NUTS WAFT HAVE MD SENT CONTROL INRALIID AND MAMNNW AT ALL TIMES OARS COMER., .LFLESSOTHERYASE >.y ARIGND.A DAWACE MOUNTED MO ATTACIAILE,U-SHAPED FILTER BAC IS REQUIRED FOR ALL CURS NUT CATOH NS NB IL MIST MOUNT.OF SEOaENTWHICH LEAVES THE SITE ANSI BE CLEWED UP WITHIN 24 HOUR AND PLACED BACK ON THE SITE NO STABILIZED `..� _MM01.1EY DISPOSED.THE CALVE OF THE SEDIMENT NT RELEASE MAST BE POND AND PREVENTED FROM CA.10 A RECURRENCE OF THE O EOMl01 WTTHIN THE MV.E N HOURS.ANY SSTRGM CLEM LP OF MOMENT SHALL IN PREFORMED ACCORDING TO THE OREGON WART. OF KATE WIGS REOURED TIME FRAME. I SM'MENT MUST NOT BE NTENT'MOLL Y WASHED PATO MAY SEWERS.ORANAC WAYS aNWA'ER BODES S MOMENT WET BE REMOVED SRN ENE.AlLVEDSENT OOATT.M[A■PES VAT.ITTES REAMED A FE�ONT Dc 1VNETIE BARRIER IE041. - 5' BEYOND EDGE OF ROOT ZONE AND ARORTO TTR WNTROL MEASURES R 1C4ML S CLEAN NO OF ALL STRUCTURES WTH SUMPS MUST ODOUR ARE.TPE SWARM RETENTION CAPAQTY HAS BEEN REDUCED BY WE MEAT DzERETIO N CF'ERUCT EDGE`DF/ Z 10 Aw LASE OFTOAIC OR OTHER'WARM,*MATERIALS MIST INCLUDE PROPER STORAGE.APRICATIOA MD DEVML . H TE PERINTTEE MUST PROPERLY MANAGE HWLWDOJSWASTES USM CILE0..11.110 SCSI.CONCRETE vow!.MN TART WASTE.Li DAD SITE/CIVIL WASTE QR OTHER TOEC EIRANCES D SCOTERED OR GENERATED 0/12010 NIRnl1CTU1. DETAILS 12. TE APPLICATION RATE OF FERT!GBM USED TO REE£NUW VEGETATION WR FOLLOW MANUFACTURER'S RIECAOM DATION 0 NATWEM EELEAEEBREMFERTIL12ERE TO NMFACE WATERS MUST WE NMN12ID Tam RELEASE FERTILZEZERE MOTS O BE LIED AND CARE EHDLO B E MADE N APPLICATION OF FERTILIZERS WITHIN ANY WATER WAY RPM.ZONE 4 [T/MER OR DfI10M1EU PERSON MALL MlRESPONSIBLE FOR PROPER INRNUiON AAO MNNTENMCOA.L EROSICNMDBEAMEM ODNTPn �f C MEALS.%NACCOtD..W'TH DURRMT CLEAN WATER SERVICES BTADARW AND RATE MD FEDERAL REWUTONS DATE 10/28/08 14 PRIOR TO ANY LAID DISTURBINGACTNTES,THE BOUEAFOES OF TIE CLEAN.EMT&VEQETA'ED BUFFERS.AW ANY BENSRNE AREAS DOOM ON MN PLAN ERNL SE=ARO'OEUNEATEO IN THE F..ELD UNLESS OTHERS.APPROVED,NO oarruM A R P9M TTEDSEYOE THE DRAWN: NWS CLEAR...TS THE CWNERRBAETTEE MART WAR.TIEOELNEATON FOR THE DUPACON OF THE PROJECT 4' ORANGE FENCE COLOREO FLAGS NOTE VEGETATED COREDORSIO SE DEL HEATED M'N ORANO`_CONSTRUCT.PENCE OR APPROVTD ECl1N EVERY(5) LF CHEMED: CNH it PRIOR TO ANY LAM DRIEOINO ACTIN TES,THE MPS TNT MUST BE METALLED ME GRAVEL CONSTRUCTION ENTRANCE PER METER SEDIMENT FILE: 8175.11021 CONTROL,MD VET PROTECTION•HERE BAPS MUST BE MANTNNFD FOR THIS=RATION d M MGIELT 1 - IS FHFOETATNE SEED MIRES ME SPECIFIED SFEOMG MUST TAKE RACE NC IAT[NR TIIAM eER•lASER ley TIE TYPE TINE PERCENTAGES OF SEED \ J=E1u:M E:.4211∎12111:=2::f^, wiM:i:Ei:R:::�E:: '•'E1 :NjEi3: E+E� ° :.° ,} 1+•a THEN:%NTNE SEED oR ms ON UTERTa p{.', igi5° •°-IMAL • ; SC:iliiiLS"S°!;i'° aa��ill:.R:1»d:e°`S'.`. '=aM'�111 SCS:CR REVISIONS. F1- µ•!P 1D iiiiiiia ,:iiu-fa•Il:aa t, 1i;l=6 ?Lflll:iP'D:: iii°�:'°: ';aW.i._ IT. WATEFTOTTTT0QC MET ED LASED TO'RA/EPORTMTIIM1ID SOLE FROM TE CONSTRUCTION STE,M MPRT•TO WUVHENT�I TO CRAIN ,? ',IY.,-",,w°,:F�� aeCeiiia::: :.°a:::Si::•1:::::::a�S1i.'::::i::rl"I�°H iva:a Fans'::T:i mi:S�iD 9 D.O2 i:i --- nit SOIL ONSOEATA DESIGNATED LOCATONNINOAPPPDPRATEBMPS.SOL MUST RE DRAINED SUFFICIBmYFOR MINIMAL SPILLAGE G :F l`l7t. IIORiii61eiiiiiiiiiiiiir:::i:A :::::iitiiiiiiiiilii:C is ME na:iEllii:iii • eee:v'a irdinsmSiI! tS N.IPUMPNO OF SEDIMENT LADEN WATER MUR BE DIECNAROED OVER AN UNDSTURBED,PREFERABLY VEGETATED ARPO AND THROUGH A COMPET ...°e. iii a°'° EEEF =-- n H:::"a:a"°"'i::°::'.n:::::hses:ai11i::Fl::H :1la'!id ai::aii4::::1::::1iaiiiP as 1e:ail:. :i COMTROLBWUE.ALTER SAG). 4.N7911%1 :i711RG...... �.R.......:sH:ail....mr=0:IHHH:lYi1«......::itiahls .....I::ii iiiS .... .Sex.. r.:. :a: :ee:: _ it THE SAC PLAN MUST EE COT OWITE ALL MEAIUES COON ON THE RUN MITT BE METALLED PROPERLY TO ENEIRE THAT YNMBNT LADEN WATER DOES Nm ENTER A SURrAZ WATER ESTEE.RONOWAY.CR oIHR PROPERTIES. I I I I I I I B >o TIE ESC MEA SURES SHOWN ON MO RAN ARE THE MN MIA REGU.REH NTE FOR ANT'C.PATIO STE CONOr OW DURING ME CONSTRICT. U U 10•MAKIMUM SPACING U U O u0E WARMS PEW ODTNERE MMASUR.STALL E UNRADED N NEEDED TO WATTLE Oa P.A.2 W N AL.RFAAATONS TIN!011ARNEE AR M M.N. OMEv■■■O0NIPO AM SH. WRITTEN MAC LOB ARE Ml1GOESTED TO Se MNMM1®METE Are TO DISTRICT INSPECTORS UPON RECAST HEAVEY 12 GAUGE WIRE TO BE STRUNG BETWEEN Im IS..EO A IwN.ARI STEEL POSTS DRIVEN 0 N TIM ENNN TEN THE RAIEm BETWEEN EACH POST AND ATTACHED TO THE TOP RIRt■I FHEYEINSN OP AP a PI AREAS SUS.CT TO WNOTTETON.00CEPEATE DAWN MJST BE LsED wit.MAY INQLLE THE NRP.•CATw OF FIFE WATER SPAYING,MALMO 2 INTO GROUND AND MIDPOINT OF EACH POST B1IwIE En SHEETS.WLW NM OR OTHER APAIOVED MEMIL.S. ° N SHEET 21 ALL IPCGED BOILS MUST BE COVERED ALONG WET WEATHER PERIOD TREE PROTECTION FENCE . I I NOT TO SCALE C21 STANDARD EROSION CONTROL NOTES �' FOR SITES LESS THAN 1 ACRE ( anWaber�"Services JOB NUMBER DRAWING NO 945 REVISED 12-06 Om emomitm.IFA elm. A08175.11 01/05/09—DESIGN REVIEW RESUBMITTAL SIGN AND POST(TO MEET HANDICAP CODE • REQUIREMENTS). CONTRACTOR TO COORDINATE SPECIFIC REQUIREMENTS W/JURISDICTION. VAN ACCESSIBLE SIGN-SIGH SHALL STATE IN I.HIGH LET L .NAN WITHIN STREET/MANG LANDSCAPE AREA ONLY ACCESSIBLE. INSTALL SIGN POST PER RESURFACING TO MATCH DUSTING PAVING SAWCUT SECTION. SAW CUT AT LOCATION OF JOINT 6 : ±1 :::s III—li • 1/ RA TYP. Q CONCRETE SKINNY I Z g/1 I I I--=I I I i I •p 1 111=I I 1 1/2'-0'CRUSHED .I l_ ' (C CBTA BACKFILL EMBEDDED POSE PER W E AGGREGATE B•CKFAL //� (COMPACTED) 1 1 AT PLACRIRER'S RECOMMENDATIONS # Z■ (COMPACTED) ' ' D _ U a. —I Q d=III' III LJ Q —III— == 2' D Zl, 11-=111 .•..III • • //III_II '�. ± PANTED EMBLEM oN ASPFWr LM�$ "I{I' NOTE: �� PAVING-T E:AT ALL HANDICM '�. PARKING. PAINT WHfTE T„ I--III / III III— VERIFY ALL b �P,QQ•• o• III II- I- REQUIREMENTS W/ _ •�d'i-p� ;HEROC:'eroG AI�y�-�[:I�r�.Z:l��r IN-GROUND I!IIIII \ BEDDING II=III-- - __ UNDLSTURBED MAINE SUBGRIDE 1.MOUNT PER MANUFACTURER'S RECOMMENDATIONS. :-=III.,i III Alt I( II D PIPE I ONES ATERAL SAND V NOTE:EXPANSION JOINTS 0 15'D.C.MAX. TRENCH BACKFILL DETAIL STANDARD CONCRETE CURB BICYCLE RACK HANDICAP PARKING EMBLEM AND SIGN Z N.T.8. N.T.8 N.T.B ~�^y1 Iq'TC SCALE r'4 1. HANDICAP PARKING SIGNS-TYP. 3' (-y G N 6- W N Z .• bE W V 2� 1•••4 cc W 44 0 4 § O PMIQNG STRIPES MINTED WIRE-TYP. O Q AI C GENERAL NOTES "-- N F-- © 2 115TOR6GEG:R et ICLae.ko rE46.+wn 0CR 50unON5:PORTLAND.OR(000)54bAGG'1:5UR50Rq,G!.MC;O'�l C QUIILT SILO - SOT-0GTO L NTNR;'„v,Mp 1066)AND Scu 0 2)SUERS TO DE RErTO SE MANUFACTURED•55 510PCI1/4 MO. ME fly 4AS) ( CFPViriJN• -.)L 3)STEEL STRUCTURE TO DC MW1IFM;TUREp D,1.INOT STEEL MR. �) 4)ST°RMPILTER REQUIRES 2.3 RC Or DROP PROM RN TO OUTLET.INLP SHOULD NOT M LOWER THAN OUTLET.INLCr 0, 10 — - ` G' _ e APrUCABLA AND 011551 r1 110 TO Gt SPCGIPI[D 0V[NC Nl2R AND PROVIDED 0Y CONTRILTOR. IOVER,. 5)COS,COUIrPCW WITH 4 NNOP(APPRO%IIMTO LONG STUDS Pat INLET O.APP_CAW)AND°MET NR NG.STM0M O OUTLET I.•- STUB IS S INCHES IN DIAMETER.MAVNIUM QUIET NWO 5 I S INCHES IN DIAMETER OOINECTION TO COLLECTION PIPING _ 1 on I CAN SE MADE.:SING FUME LOURING DY CONTRACTOR 61 NA H•zC LOAD RATING.CONCRETE COLLAR O Amway.CONCRETE COLIAR WTM COANTITY(21 M RONPORONG 6AR3 TO a WEIR WALL - •w = 2'.3 SM'MAX. 0E PROVIDED DY CONTRACTOR. F ^� TI N19TORMrILRR9 REQUIRE REGULAR MAINTENANCE.ILl70R TO OPERATION AND MMNRNAMC[GUIDELINES FOR MORE 6, w I_ �•"� , INrORMATION I L15 CARTE DGE CATCHBASIN — �\:\l 4 0 STORMfILTER DATA / . (hf� OVTtLT ST'�D NOT STUD t7� SCUM BATE `�\: �' •• , I `�. - rrI°w LNDEA;RA �OUTSIDE—I - t 1 SEE PLANS VERIFY W/PLANS o M� -" ES4KC63■1•1=W 6213141421 SITE/CIVIL REINFORCING WS 1-CARTRIDGE CATCHBASIN-SECTION VIEW O 691.6401��∎ INLET STUB (SEC NO R L7 El ylu1�EAFSIt� DETAILS !OPTIONAL Me NOTES 445) • T OUTL AM. iTLET 1-CARTRIDGE CATCHBASIN-PLANVIEW 1 I��,I HANDICAP PARKING STALL INL_.R� �'N1Er N.T.B Oj F7E.A ' DATE 10/28/08 U,TNG EYE T..B3dR i- U DRAWN: NWS , 4'0 4)4G:C99 COVER �__ METpMR QrcNING I� S CHECKED: CNH L .�z IX ;!LI-T.: Illirrill RA[f GRATE •CCe99 COVER FILE 8175.11030 r-1_,.• 1 \ ISEL NOTE G L°N°RER°°�.R L:.LT,PT� IIIIIIIIIIIII ':•:-_=-:� ___i. ,^ -�� STORMALTER CARTRIC.: ` III III I I II I I I .♦ ♦•. CARTRIDGE nil [ .6• :to N°R 2) ♦:♦�♦♦I 2.5'ASPEIALT PAVEMENT „a LLFAN°UT AC°E95 "Y" I I I I I I I I I I I I ; ..��••=' .• .,�.. o AM rWG ON WEIR WALL :•♦♦♦•:•:•�•1 7 s ., IIIIIIIIIIIIIr allill. � u.roeIDRAIN �4„ I tyt"• .+,7i!{tJjTl 6'CRUSHED AGGREGATE BASE Tw auWN..ARe �AROr�en. MN:IroLD 1 _ ` -^t"�:10•'s S2a.. z•�•�- r 1-CARTRIDGE CATCHBASIN-SECTION VIEW O \ \\\\ Are NNW 00IPT WM TM Now INSIDE INSIIX� 2 7-4. , -•Pa•', A � �1%A COMPAGTEO SUBGRADE c WPM PINNINON OF AN 4'4113.' . OUTSIDE TnC TDINIwATOt LVNALD+xr. INSIDE RIM _ pave RAMS rnOTw.lw•Tn NAwacutm SHEET 1-CARTRIDGE CATCHBASIN-3ECTIONVIEW OA •527.•;±u�, .x OUT91CCWM ', Tx,.�.'°R;r ASPHALT SECTION ro.•ATT.Gn. No O.Tpl.f]T,ro 5624,67? 1 e 66..04.5....,Fo,,,•, .. A.,ro,e.Gx..s-• 1-CARTRIDGE CATCHBASIN-TOP VIEW O1 NoDORA,A.«.FORo F. 02008 CON'EON Storm.∎Bp10on MIMS•2.0,46•0acr 020000 CCONTECN BbH n,so*40r. % ec4.4 02000 CONTECH Bbn,nnL.BMbu 3 'AFENT5 mo MDT TO SCALE .0 C �• STEPCATCHBASIN D SECTION VIEWS C\/1�i GCtIf'�R STEEL CATCHBASIN SECTION VIEWS.FILTER 2.2 ��� STEEL CATCHBASIN NOTES AND DATA ER 3 C3 AORMWA1 D� WilONS- STANDARD DETAIL-1 CARTRIDGE UNIT LUTIOPK. STANDARD DETAIL-1 CARTRIDGE UNIT �� A� STANDARD DETAIL-1 CARTRIDGE UNIT wan 0AT-,.aa I 5,4_2.c. LNRN.I..�,aon I•••�,+•.•••10•o®..n ..41.41—..,--m- DAM Lame IRr41..v. I,.. er,aan tau w.w 10..204,1 -.m.or.el..� w'R.,le,o(Rrw.ro. Ins wR.c vlao„ Tw.x rrw 1oaaaunw JOB NUMBER: A08175.11 01/05/09-DESIGN REVIEW RESUBMITTAL • .r 'q` W It # W_F z. �W, 4 � Schedule,� CAD Ytllw I / SummrY ich isiel MAIM D.D1 A .. OaM=gig On i.0.k ee uwi*.OetHp1k Ad AA Ndtllk � 106.0. Nwd. ,., '� 1 LO I TYP AP of tot 1T1ADq a rra coot g$ II 5- 73 01 77 '43 TAX LOT J TAX LOT TAX LOT ( 9� un °ia rein Q 1300 1200 ~' is a 11 QQ r..c W I Wemsi c.w MOO pWK 4Uldon+Efl - 1ptlDn. AREA WAUJOHTER M 3 Zs F+1 ov,I 1r�`� W° 0 `� N r li ■ tP..1 1,-- lit e3 E WOOD_FRHE.VN O W I S�OpR� �275 SV=23g.9 ►a o• I 6U\tWA� FLOOR E`E ����/_, ? oA 44 4 \ 10" l �+� or W 1 SIGHT LIGHTING II ti q~ OZ/ O Ob ti O . t J PLAN II'p pti o~ 02 0' o _. O� if, vii. • p ♦ DAIS Io/2sfos R ti' IO , Z 3 c,1..0 O^ O O �� �i R CNH 3 OZ ♦ 8175.11E10 �� _ ~ O~ `• — O __ tin rb CiSii O!3 O. OILS _ _ 1_ _ __ i _ asm» c:-.::61‘ — ~ _ _ _,-., _ p` -- - - --- 1 � � ∎,2' �• O. Cl' % cgµ"'�'"''°".� r _ GRAPHIC SCALE ,� .r�:�a w•• \ NI ] : VtIn 2 'milts .rte».n (DI FM) sum 1 yh- ID ft --' — — — — — — — — - - - - O — — -�_ 11 g1QH7 LICiH7M6 PLAN El 0 SW HERMOSO WAY eT.,, JOH NU>I A08175.11 9 01 05 09-DESIGN REVIEW RESUBMITTAt KEY \ \ AY • FFICE I TIGARD, OREGON TO2S, R1W, SECT. O1AB W.M. TAX LOT 1200 r z$4 SW DARTMOUTH WASHINGTON COUNTY, OREGON . W l; z fI SITE KEYWAY CORP. OWNER/APPLICANT w 1r SW ELMHURST � S CONTACT: KENT KRAFVE i/i m 7275 S.W. HERMOSO WAY SW HERMOSO 0 w ; TIGARD, OREGON 97223 ____i N PH: (503) 684-5100 5 N FAX: (360) 750-9895 c),, SW BEVELAND SW BEVELAND AAI ENGINEERING CIVL ENGINEER RELEASES CONTACT: CRAIG HARRIS 1 4875 SW GRIFFITH DRIVE, SUITE 300 v SW GONZAGA BEAVERTON, OREGON 97005 1 r� csi PH: 503-620-3030 �..J FAX: 503-620-5539 ' �-�` CML F+ SW HAMPTON •• OD.O Int SIlE1 al 1 •• MA Iwo II*111 e BENCHMARK: a SITE BENCHMARK SPIKE IN UTILITY POLE ICI AT SOUTHEAST PROPERTY CORNER ELEVATION 239.73 ELEVATION DATUM BASED ON CITY OF TIGARD '— = Q - VICINITY MAP BENCHMARK, INDEX 252 . 3 N ELEVATION 22.84' (BRASS DISK IN CURB N.T.S. SE CORNER OF 72ND & HAMPTON STREET) rW ON Z s.."+,) 00 Hr w w Maio I ' , = O I _ , -�-424- O 0 I — .4"' •r •� N F- I 1 I I 1 < I 1\ , I I n.."' I W I I e I I I I 1 i I I I I / / I - I I ,TILE SHEET _—- - �°��" DATE 10/28/08 —_- 1- _ _J71// DRAWN. NWS _ CEECK CNH 1 1 _ FILE: 8175.11 C00 1 W I T _— _ _ _ — _ REVISIONS: i MOT I tour Mg I wer / ---- 1 I I mu I • I I I 1 I I i // ,/ I TO.•nave ea.w NO / roes PTM.TMaa I I I 1 *W ewwa a wane w. I 1 I / nnwe as I / SHEET rai . e SITE MAP N.T.S. R 0.0 • JOB NUMBER: 01/05/09—DESIGN REVIEW RESUBMITTAL A08175.11 280 -- - _ - - 280 LEGEND - - . - EXISTING CONTOUR--1 TO 4 FOOT INTERVALS -- -1°2--- 255 - 255 EXISTING CONTOUR--5 FOOT INTERVALS _1pp-NEW CONTOUR----1 TO 4 FOOT INTERVALS l02 NEW CONTOUR S FOOT INTERVALS yv SEDIMENT FENCE _XXAr-- TREE PROTECTION FENCE 250 -___ 250 STORM SEWER UNEINE __ - _- c:LVI�\ •111:Y�� DOMESTIC WATER LINE W ';.,..:./..A.■•■••••111i:44111t43N:i•111;P=.\s11N9:4: TELEPHONE LINE T -7- 246 iia. _ - 245 ELECTRIC UNE E _ -C- - _ NATURAL GAS UNE SISTNG G1fCUN0 Al CtNT[RIJrf I :Z 11 240 _ '� 1 - -240 SPOT ELEVATION "MK- ' gb - --- �r-_.�=_ _ TOP FACE OF CURB ELEVATION IC s w I l 236 1,Bw'� ._ . 235 ASPHALT ELEVATION AC Z d �!_�I� _ GRADE Z1 230 . I. 1 __ -230 EXISTING (E) LU II ���.ow ,- --- INVERT ELEVATION IE.100.00 i g EN 225 ! ■ o- !g1 225 1-CART FILTERED CATCH BASIN 220 ��-"' nIi- 2 20 MIENIIIIMEINI.-4a11*_L?I GENERAL NOTES 215 •F t<L4' I' 1 T•H!•!4'I 215 I. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF THE JURISDICTION AND THE PROJECT - - • e • - SPECIFICATION. n y�tGn _ _ - -- NI�f�:Tt_1.- 7.4 . 210 2. THE CONTRACTOR SHALL HAVE A FULL SET OF THE CURRENT APPROVED CONSTRUCTION rF� 210 l F•1[E4 1^T IALCI DOCUMENTS INCLUDING ADDENDA ON THE PROJECT STE AT ALL TIMES. v w.= 3. THE CONTRACTOR SHALL COMPLY WITH ORS 757.541 TO 757.571 REQUIRING NOTIFICATION OF 205 _ - _ ■ = 205 INTENDED EXCAVATION TO UTILITY PROVIDERS hr.l - - -- 4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE UT1UTIES SUCH AS GAS, A- _- - - _ _ TELEPHONE,POWER,CABLE TELEVISION,ETC. CONFIRM VAULT LOCATIONS 1MTH ENGINEER. 200 200 5. TiE CONIRAC70R SHALL KEEP THE ENGINEER AND JURISDICTION INFORMED OF CONSIRUCTON 5+50 4+50 4+00 3+50 3+00 2+50 2+00 1+50 1+00 0+50 0+00 PROGRESS TO FACILITATE SITE OBSERVATIONS AT REQUIRED INTERVALS. 24-HOUR NOTICE IS REQUIRED. M 6. EXISTING CONDITIONS BASED ON TOPOGRAPHIC BOUNDARY AND UTILITY SURVEY PREPARED BY W 2 N HERMOSO WAY PROFILE 0+00.00 TO 4+75.00 AGAPE LAND SURVEY CO.. WALE K T-30• 7. THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTING CONDITIONS. NOTIFY ENGINEER OF W 0 l cn VARIATIONS IN CONDITIONS SHOWN ON THE PLANS. POINTS OF CONNECTION TO EXISTING z UTIUTIES AND LOCATIONS WHERE NEW UTILITIES WILL CROSS 01511NG UTILITIES SHALL BE VERIFIED ° O POTHOLIJNG PRIOR TO CONSTRUCTION CR ORDERING MATERIALS. IT IS THE CONTRACTORS 11 CE (9 I1 CE w RESPONSIBIUTY TO SCHEDULE POTHOWNG SUCH THAT F CONFLICTS ARE ENCOUNTERED, r_ = CC SUFFICIENT THE EXISTS TO PREPARE MODIFIED DESIGNS AND HAVE THE MODIFICATIONS �y APPROVED BY THE JURISDICTON WITHOUT IMPACTNG 111E PROJECT SCHEDULE. 3 Q - - �_-_ -_T-- -- l�l- 4-.,�.-r•-I -- -- 8. FINISH t72ADE5 ARE TO Bf BROUGHT TO WITHIN 0.08 FT IN 10 FT OF THE GRADES SHOWN AT 041 Q 1 SUBGRADE AND TO WITHIN 0.03 FT IN 10 FT AT ANISH GRADE. CONTRACTOR TO ALLOW FOR N / \_, 1` PLACEMENT OF REWIRED TOPSOIL IN ROUGH GRADING. c.4 1 \ { 9. GRADING ELEVATIONS AS SHOWN ON SITE AND LANDSCAPE PLANS ARE FINISHED GRADE WHICH �-1 11 1 t) INCLUDES SUBGRADE SOIL, TOPSOIL,SOIL AMENDMENTS.ROCKERY AND RUNOFF PROTECTION CONTRACTOR IS RESPONSIBLE TO COORDINATE GRADING WITH BOTH EXCAVATOR AND THE (I LANDSCAPE CONTRACTOR. 1�}y . 1 CI AtP WI LOT I j� TAX 1i0 1 V fw I I I // ØH i W 1.' 4 / KEY NOTES I ( E I I I R I ( _� 1Q STA 1+01.22 CUT,(14.25'RT) /,�{ 1 47V�=T -zpa BEGIN 2'SAWCUT,(PER TGARD STD.DETAIL 182) 'R Nr 41K, BEGIN EXISTING WRB DEMO u>a+6e1K+ J BEGN NEW CURB(PER TICARD STD DETAIL 125(MATCH EXISTING))dg.( 33366 I I J I BEGIN NEW CURB TAPER(14.25'RT TO 18'RTj E W F1F-11136' BEGIN NEW AC(PER MARC STD DETAIL 182(MATCH DISTNG)) HERMO50 WAY I,.. �y u I I` g: Q STA 1+09.32 PLAN & PROFILE ;,�-,I O \ BEGIN 8'SIDEWALK WITH 5 CURB TIGHT PLANTER STRIP(22'RT)•TN l[)�v-z,e.sT s orc W M-y.�. �_-`__' !._ 1 .A 1 .• o' H.- I ` END NEW CURB TAPER(18'R7) -- !VMS'Se E81 �Erli! art,4I iEJ t►i IIA�\L _ \ © STA 1+23.90(18'RT) ee+•c r>•u•'�6avu� ! •"su..=� ,,'4+;�.off µ '` l BEGIN DRIVEWAY(PER TIGARD STD.DETAIL 141) DATE 10/28/08 �� -_ ia�_9r, -<.T=- �'1•e'=- I 04 STA 7+41.90(18'RT) DRAWN: NWS XSS "/�i_� i a -` ' �,�•e� CENTERLINE DRIVEWAY(PER TGARD SID.DETAIL 141)xss s.�C'I�-�" - 1 F�- _51 f 1 - --��74f�, 1�( V USL1I1 J' zrro v !J=v�Q,■ ,- C-I OS STA 1+59.90(18'RT) CHECKED: CNH �� lin END DRIVEWAY(PER TIGARD STD.DETAIL 141) FILE: 8175.11C20 �� \ ® STA 1+84.75(22'RT) RRV7810N8: I W-- I - �x __ I-•' - �I-1 zw I_ _ �� END 8' TRANSITION i10 5'CURBB11581TSIDEWALEN STRIP -- I - - 1 a I swrW1T ,- L ' ( / 7Q STA 1+75.81 (18'RT) __- w' -yTyy i.{ BEGIN 5'CURB TIGHT UDEWALX Zj E 1 Q8 STA 1+98.09(18'RT) '"° TAx u3T TAM • // END 5'CURB TGHT SIDEWALK AreEnro.4 TAX t00 TAX T n 4R 1 12 +a3 1 2.. '•p1 BEGIN TRANSITION TO 8'SIDEWALK WITH 5'CURB TIGHT PLANTER STRIP °�.earm I tj 1 o d tj I Q9 STA 2+08.21 (18'RI) v o 116 AFT I / I '� - )3 6 J END EXISTNC CURB D610AR0 STD.DETAIL 182) . .6,�A6,01OO,ti""eo. I R Nam J+rI.rr.M��» END NEW CURB(PER TGARD STD DETAIL 125(MATCH EXISTING)) / END NEW AC(PER TICARD SW DETAIL 182(MATCH EASING)) Ste, / 0 STA 2+09.44(22'R1) END 8'SIDEWALK WITH 5'CURB TIGHT PLANTER STRIP NORTH 1 EXISTING 5/B'WATER METER F 1.4 © HERMOSO WAY PLAN 0+00.00 TO 4+75.00 GRAPHIC SCALE ® EXISTING FIRE HYDRANT r r s APPROX.240'WEST SCALE T-SO' ® CONTECH NO CATCHBASIN-SEE PRIVATE PLANS (a MET) ® EX.5/8 WATER METER _ I inch.80 ft. JOB NUMBER: A08175.11 01/05/09-DESIGN REVIEW RESUBMITTAL EXISTING DRIVEWAY- MATCH WIDTH t GRADE IIIIIMMEIME• ` R UNE J/4 RADIITUS uP N CONSTRUCT DRNEMAY APRON 3/40 R EDGE SEE NOTE 3 MIN.3'SAWCUT AND CURB JOINT S MIN. +1 SEE NOTES ROW VERTICAL BREAK 5 SEE NOTE♦ .� 7A.94°.A T�d4F r I r DRAINAGE PLASTIC UT M sER:WAU( EXISTING GlN7ER, .r,' _' 3•I.D.Pusnc 1 •BRimn I-=1� RIPE W/COUPLING SEE SECTION % �' • 2'OF 3/4'-0'COMPACTED AGGREGATE ..... - j NOTE 3 NOTE 2 , STRIP.-� CURB AND GUTTER Y Cr 3/O-0'BASEROCK 16' i. COMPACTED SUBORADE A Q O ffiMill ` B!•�IB� SEE NOTE 4 B SIDEWALK ADJACENT TO CURB 'Ao 0 00 3,I-- 30' MAR 3,IT".-- �'4 �1:TO w s1 Q d 10'MIN sAWCUT MIN 2' s wl. PLAN FROM FACE aF CURB 7 iI k_r 1 CONSTRUCT DRIVEWAY APRON _,$ • �a 6n Rv ` ,Y� Z!- ROAD tF • 3/4" PROJECTED TOP MAx w•-1111-11 II "---'-:-.--='- OF CURB - cf4y INi 2 /4-D"BAROCK NOTES 4r N �I,i� �hiY<� } COMPACTED SUBGRADE-1 i 'R _.....,•� r • a 'OF 3/4'-0'COMPACTED AGGREGATE 1. TRAVERSE EXPANSION JOINTS 70 BE PROVIDED AT EACH POINT OF TANGENCY ° ,4! •. : 6'%6'10 GA MESH f ! I. STANDARD CURB SIDEWALK AWAY FROM CURB OF THE CURB k AT OTHER LOCATIONS AS REWIRED TO LIMIT THE SPACING ha 4p l SEE NOTE H0.4 NOTES TO A MAXIMUM OF 20 FT. 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL 2"OF AGGREGATE 1. CONCRETE SHALL BE 3000 P.S1.AFTER 28 DAYS,6 SACK MIX.SLUMP RANGE SECTION A-A (3/4'-0") COMPACTED NOTES: OF 1-1/2"TO 3'. WITH A MINUMUM THICKNESS OF 1/2". 1. SAWCUT THROUGH GUTTER PLATE SHALL BE MADE AS CLOSE NOTES 2. PANELS TO BE 5 FEET LCNG. 3. TRAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART : TO CURB FACE AS POSSIBLE. WITH A OWTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA. 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES. 1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3300 PSI AFTER 28 DAYS. 2. COMPLETE CURB AND GUTTER SHALL NOT BE REMOVED UNLESS UTILITY VAULTS,WHEELCHAIR RAMPS,k AT SPACING NOT TO EXCEED 43 FEET. 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 28 DAYS DIRECTED BY THE ENGINEER. 2. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2"RADIUS ALONG BACK OF CURB. 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS NE S. DRAINAGE ACCESS ET FROM NEW CURBS SHALL BE PLACED A MIN.OF 2 FEET 3^ WHEN STRAIGHT CURBS ARE REMOVED,A MINIMUM OF 2 FEET CURB.RAE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT VAN A MIN.1/2"RADIUS. AND MAX.OF 3 FEET FROM PROPERTY ONES. 3. EXPANSION&CONTRACTION JOINTS SHALL BE 1/2'PREMOLDED ASPHALT IMPREGNATED MlDPREPUCED OM THE FACE OF CURB SHOULD BE REMOVED MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE. S. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF B INCHES IF MOUNTABLE 4. WHEN ENTIRE GUTTER PLATE IS REMOVED THE EXISTING CURB IS USED OR IF SIDEWALK IS IA MNIUD AS PORTION a DRIVEWAY. 4. 8'X 8'10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. PAVEMENT SHALL BE CUT BACK AND A 6"MONOUTHIC CONCRETE OTHERWISE SIDEWALJ(SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. BENCH SHALL BE CONSTRUCTED WITH THE NEW GUTTER TO PROVIDE S. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK IRTH 3"DIAMETER SUPPORT UNDER PAVEMENT. 1:■1 PLASTIC PIPE AT 2%SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. S. AFTER CONCRETE HAS CURED, SEAL JOINT. swelS r• Q� 412%. mNeMOIr Aa I: P.al Nd NO CAL p xax�w ice, AJUmx r�OJBMO NO fFi4i �, N4 KALE Arxwrt 101OAN r�olt'tA! CURB KNOCKOUT IC NO. a C`+ _ CONCRETE Om NU _ MG NO. ®O1°® STANDARD DRIVEWAY OAn xB ®01N'�°P Btln w NAN= STANDARD CURB ',,g Qtt�TMAI19 KAERK 14M SIDEWALK 120 p°"g *, N..e.�e.. 125 0 °`IS9°.'�>•+y x..K..... w/LANDSCAPE STRIPS 141 rn�TWARO "®� N.RPI,mow Mw FOR DRIVEWAYS 145 �Tl o � Qtt�naum r"+ xNe.N. 0 cn Z v O 0...1 W LU 4-4 T CO CLI § O p (15Q _ 1 OARCIT n N E- /ANNUM, EXISTING PAVEMENT DIG OUT REPAIR SAW CUT OR GRINDING F. • MAMU o�Tw Win. �� BAR WM& I p°��' :-4' :°o po� '� 5�0%,•°'� AGGREGATE BASEROCK WI � ° .11.7.77 1 1111. I- COMPACTED SUBGRADE Z W LOCAL STREETS: 3 "''tttt3333 W AC-r CLASS'C'ASPHALTIC CONCRETE, r1 E< AB-4' (1-1/2"-0")AGGREGATE BASEROCK PUBUC IMPROVEMENT o a O OR DETAILS .lam 6..,..'g I< AC-8'CLASS'C'ASPHALTIC CONCRETE e" MINOR COLLECTOR STREETS: Q ROW 8"MIN '8' MIN T Oxxl eLnO�aDUM AC-7'ASPHALTIC CONCRETE, JO' DATE: 10/28/08 � * O NA AB-4"(1-1/2'-0')AGGREGATE BASEROCK 5 O ROW DRAWN: NWS �. OR i6' B' 3.5' 0' M i� lh E TO NEW CURB �LT�PER DETAIL PVNiER NEW SIDEWALK 0HECISER CNH rt.: AC-8'CUSS'C'ASPHALTIC CONCRETE 2 SAS DETAIL STRIP FILE 8175.11 C20 MAJOR COLLECTOR STREETS: REMOVE EXISTING AC AND CURB c AC-9' CLASS'C'ASPHALTIC CONCRETE, 2.0 Ti- 5 REVISIONS •MENC,FOIAGAnw Y*< AB-4'(1-1/2'-0')AGGREGATE BASEROCK �,E g . -_ITWJTATIOK AS REDONID 2 ^ -AV1. _.• -'�ar_t IS! "1Ff. S:A' S CT � '- --- TO BE REMOSYFR.DD ztroA: `.. '` 3/C CONCRETE CRUSHED ROCK --- NOTES: R pl.'IS +• ;yy COMPACTED SUNGRADE NOTE: I. JON'S TO BE TACK AND SANDED. 2 CZARS C ASPHALT ©eA�wlalce�N��O 1. SURFACING OF PAVED AREAS SHALL COMPLY PATH STREET CUT STANDARD DRAWING. 2 ASPHALT PLACED IN MAX.Y Urro EACH COMPACTED TO 925 MIN. S"CLASS B AS T 2. JOINTS TO BE TACK AND SANDED. r LAGGREG BASE ('1/2181 ) 3. SAWCUT SHALL BE TALC COATED WIN ETUMNUS ASPHALT EMULSION. 12'AGGREGATE (1 1/2 MINUS CS N MAMA AM ME I• 3. SAWCUT SHALL BE TACK COATED WITH BITUMINUS ASPHALT EMULSON. TYPICAL CR088 SECTION SW HERMOSO WAY xPT,O■ MINK NM N NO WNBII.M011 xrt1M W MN NIRSSI relxrox Or AM exormw0 NO. NOT IC SCALE x,N.., NNW® • ONES NO Oral AWBTINarc N.M!P.PAW SHEET �,mx,o ourWrr MIMI r'9MPMB TRENCH oAn�, ® B esAPNO.r PAVEMENT DIG-OUT oxc„a � � AND REPAIR 1$2 R2.0 '�10 ..` YAWN INS BACKFILL 180 aTr Or Orr or MN AMON JOB NUMBER: A08175.11 01/05/09-DESIGN REVIEW RESUBMITTAL , LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 6/4/2009 FILE NO.: SITE DEVELOPMENT REVIEW (SDR) 2009-00001 AADDJUSTTMENT (VVAR) 2009-00002 FILE TITLE: KEYWAY OFFICE CONVERSION APPLICANT: Kent Krafve APPLICANT'S Andrew Barrett Keyway Corporation REPRESENTATIVE: AAI Engineering 7275 SW Hermoso Way 4875 SW Griffith Dr.,Suite 300 Tigard,OR 97223 Beaverton,OR 97005 OWNERS: Kent Krafve&Brian Frank 7275 SW Hermoso Way Tigard,OR 97223 REQUEST: The applicant is requesting approval to convert an existing 1,972 square foot residence into a commercial building for office use. The site is 14,944 square feet. The applicant is a requesting two adjustments. One is an adjustment to the landscape standards to use an existing tree as a street tree. The other is an adjustment to the street improvement requirements to allow a curb- tight sidewalk in order to save an existing tree. LOCATION: 7275 SW Hermoso Way;WCTM 2S101AB,Tax Lot 1200. ZONE: 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 I-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 Ultra- district pedestrian and transit trips even for those who drive.The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I E TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: FEBRUARY 18, 2009 COMMENTS ARE DUE: MARCH 4, 2009 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: MARCH 11,2009 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® DRAINAGE PLAN E IMPACT STUDY E SITE PLAN ® STORM WATER ANALYSIS ❑ TRAFFIC STUDY E NARRATIVE ® TREE PLAN E OTHER MISCELLANEOUS STAFF CONTACT: Cheryl Caines,Associate Planner (503) 718-2434 lipi_AA I *ham assaciatas.Ic. ENGINEERING if*? 4 FB fr,D p44 ��r 4 2009 LETTER OF TRANSMITTAL 1"04,11,1 (4g0 DATE: February 4, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION:Cheryl Caines TO: City of Tigard ENCLOSED: ® Plans ❑ Copy of Letter n Calculations I Specifications U Shop Drawings ® Other NO. OF COPIES: DESCRIPTION: 7 11x17 reduced plans 1 8.5x17 Plans 1 CD with Materials 10 Application Packets, 1 Orginal Application Packet borrowed from the City 3 Revised Narratives and 11x17 plans for previously submitted packets ® For your approval n For your review ® For your use I I As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Andrew Barrett Delivered Via: Z Courier I 90 min. 13 hr. n Same day FedEx ❑ Priority I 1 Standard n Mail 1 I To be picked up 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m WI AA I afghan associates,inc. ENGINEERING February 9, 2009 Mrs. Cheryl Caines City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Dear Cheryl, We would like to inform the City of Tigard that the application packet delivered to the City on February 4, 2009 was a new submittal for Site Development Review. Additionally, minor revisions have been made in the application, plans, and in the narrative originally submitted by Alpha to the City of Tigard. We have resubmitted everything on February 4, 2009 except a new application. A new application is included with this letter. Please update your files accordingly and let us know what else you may need. Sincerely, cP11/4; k\J Andrew Barrett, P.E. Project Engineer Cc: 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m 1 AA' ce ENGINEERING LETTER OF TRANSMITTAL DATE: February 9, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION:Cheryl Caines TO: City of Tigard ENCLOSED: n Plans ® Copy of Letter ❑ Calculations ❑ Specifications ❑ Shop Drawings n Other NO. OF COPIES: DESCRIPTION: 1 Land Use Permit Application 1 Letter for new Application ® For your approval ❑ For your review ® For your use ( As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Andrew Barrett Delivered Via: ® Courier ❑ 90 min. ❑ 3 hr. Li Same day FedEx I Priority Standard n Mail I To be picked up I Delivered 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga>u., OR 97223 • h I gm IGARD February 10, 2009 Andrew Barrett Afghan Associates, Inc. 4875 SW Griffith Dr. Beaverton, OR 97005 RE: Completeness Key Way Office Conversion Case File No. SDR2009-00001/VAR2009-00001/VAR2009-00002 Dear Mr. Barrett: The City of Tigard received your application submittal for a Site Development Review on February 4, 2009. The development site is located at 7275 SW Hermoso Way. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of February 4th for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 4 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Associate Planner c: Kent Krafve,Applicant SDR2009-00001 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ADDITIONAL DOCUMENTS KEYWAY il, FFICE '' uiL D' IN TIGARD, OREGON TO2S, R1W, SECT. OIAB W.M. TAX LOT 1200 =3 SW DARTM•TH WASHINGTON COUNTY, OREGON W 817E i - SW ELM RST T w e�al ,� SW BEVELAND ■ KEYWAY CORP. owrewAPPUCArrt �% CONTACT. KENT KRAFVE RELEASES y SW GONZAGA 7273 S.W.HERMOSO WAY TGARD,OREGON 97223 •:, I'T PH: (503)684-5100 �B�B��B���GG FAX (380)750-9895 SW HAMPTON ' � � ,_.., .umu/epo_-_a!_,a AA! ENGINEERING oM ENGINEER Q CONTACT: CRAIG HARRIS ■■////L7G■ • ■�,�• 14 4875 SW GRIFFITH DRIVE,SUITE 300 ■■■■e■■■■/C7Ot'11r"'>1r-a- ■ . f-r-_7 _.y BEAVERTON,OREGON 97005 rT1"`r."Y'� PH: 503-820-3030 r.1MF""1R^-"I'T'S FAX 503-820-5539 VICIIITY MAP = 3 N I m N.T.S. O i BENCHMARK: C.) f SITE BENCHMARK SPIKE IN UTILITY POLE •-• w Cc w AT SOUTHEAST PROPERTY CORNER ELEVATION 239.73 mono=NM M O ELEVATION DATUM BASED ON CITY OF TGARD �' IIIYB77I LT•I i G BENCHMARK.INDEX 252 �� -800-424-''`'['',1181 Q ‘4,,,¢¢t ELEVATION 22.84'(BRASS DISK IN CURB [7 SE CORNER OF 72ND&HAMPTON STREET) .16 ti I I ›„ I r_, , 12' \i'll1)1 i 0 I 5."n.' RECEI►/ 1111LE SHEET I I FEB O "D I8 ....,,,.„, e 4 1009 WE 10/28/08 I WI .99,60'0' " DMwx: HAS I I CIiY OF I IugAD CNH I I • PLAN Ii T. BIT 8175.11000 �AIGI.^jEERIAIG ABVIBOH4 iii SITE MAP SPENT N.T.S. cob 108 num 01/05/09-DESIGN REVIEW RESUBMITTAL A08175.11 I . Z t�I_ . ---------------7-C-—-- 100.b0' X84'26'00"E # w_a z1. / 1 LEGEND -----� - la i �h N ���\ M ip=:s ooT �"`sue � .v.--- oetiVrtc 1.1.0 0.1\t \ 1 1 "`lli e I , ) ...., 00 ,,:i TAX LOT // TAX LOT \ TAX LOT ceowas c e H 1300 1 / 1206 1100 '' ■ / } / o J / " / $ i+Vig. Has um a+ a g J 6,<1 1 .1 1 1 �1 W006-W HER SO �� o ,1 1 gSOR-7275 =239 9 g I gUlLfltNY fL�R £4� WA f 1 1 E%�SSWC CONdT9M5 ( \ rt ,y 238-I ary 10/23/06 ,,,, ,,,,, 1 iii" e 7s.•+,o �� 4 / / 1 alIWRID i \ ` ::: FIR l `' —1- OQ.Oq' s" cat we J/ / / �_ 1 1/ I 1 iR!)R �� • -- m X01 / '— �� / 584'26'00"E J / ----�--- --L--- t------'1-- 1------- PLAN 1 \ —-— aacRTM EXISTING CONDITIONS u+i s� ��� �`?0 `�39 aww r"o *_.--7.-------/-----1 \ \ ""�' -� _��� REy1EW RESUBkIITTAL \■\ ----.71,, _.---I .-1- - 'a 01 05 09 J 1-` 1 LEGEND �IWT7N! PROPOSED _ �` L -� __ CONTOUR--1 TO•FOOT INTERVALS ---.--- '� 100,L CONTOUR--5 TOOT INTERVALS - _-7�- - .� .00' --484'26'00"E SEDINENT FENCE _ —55— SANITARY SEVER UNE ill / - I—-- STCRU SEWER UNE *-- / �' -- --�__- _ RXgNE UNE UNE T .— —T- 1 -— E __ —E_ — i I ELECTRIC TURAL OAS LINE O — --0—/ OARS �N / MO PARKING STRIPING _--_ I C 6 �� I ASPHALT PAVEMENT/ / \ N I 1-CART FILTERED CATCX BASIN ! _�, ( I 1 / 1 E�fe f 1 1 / I =a' ■ SITE NOTES Wei I / I DIRE" .7.r.R DO TAN, II 0 1 N1 TAX LOT /I m D 11 1l I 4>INSTALL NEN ASPHALT r'T. 1300 I / °m 1 1 i1 tt °'r DUN 7 / TAX LOT \ `—J 1 <>eASSTrN-. s1O1m aoip1YFraRL1 bET°"u11°' / 1200 1 I O5 INCO ECT PROPOSZ I RRONWENTS 1 W ro FwaPmEn arr-snE r,� I o / I ` I TAX IUNOMIENN PLAN FOR ORE WO. CA, O / �, LOT O NS7.FIR MINI 1 a 1100 IRE SHEET CIO FOR DETAIL N.R T,`rj I :7 5•ra SCORED CONCRETE SAVANT A of a tiyh / 1 ZI 5 T xi/ 1/ // I 3 1 w m 1 � ii/1 /1 I �I w p j 1 STORY WOODSWRHERMOSO o 1 5 in BUILDING FLOOR ELEY=239.9 -I - Y WA ` Q ° afar%�� ' 3 I1 �I>rsii■ii/ 1 I ' 1 J (� `i' a� 1 11 2 " • 1 7� 1 C �; / �� J �' - 41E RAN ��1 f')-- -111 .-- 1.77 EO � � e, >vAA_42_ ';7 - �1--= I ..' ', W1! 70/4!/06 is - / �� `� 0{A1FEY. 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Illlllij , ��MOWN .. .... .. ....NRBLLOLED mg _ }mi ATTACH P, AN VIEW 607 AREA DRNN CAM CATCH BASIN .' 4% ����•'I I V%i n wumN mwrt mroED LOOPS R m I s.MN. DVE Y,r PDS-S NOTES: •s 1��t Q f 4 r+F.••»..a 002. b Be\ { •A ii W 11 4//4r:, F al vNw a a F _. _ _,�I �1. i =i s'tw' Ai," / a.y a '/�i J�\;���is\ ;MT NI'M fl0 a R1R•.MC V_al..MAT 55 alatal .14;.I PROFI I F R aiON04 a a DITCH NLET PLAN NEW Ea•RIMB1 NDCIO V.en N.N.. PPLNNLBN2BE FILTER FAB9A MATGIM. y5 bornoNAL MEABMPES MUST BE BIO )>5 NDE ROLLS CONSIOE11E0 DEPENDING ON SOL FECES. Z WOVEN POLYPROPLENE SACK��i� 2. BIG-FDEEA RAGS 910UID eE ~ `(4::f//i d/� //i llYll//•:' STAKED WERE S'MO ADIL USING A II II (2)1'182'R000EN STAKES OR V B•v AKIUCV SPACING U APPROVED EQUAL PER BAD. KM 4 OM KIM Ca Tana xi*9.T MEN USING 30.10-RAGS TO a NBSi.wmiA AQ 1. RECESSED CUM INLET CATCH MNNS ON Max GRBM n ~-.aaaiT WONT VIEW .BLED PROTECT A CATCH BASIN VDU MUST MOST OE BLOCLGn STIES USDA LTOR °M PLANNNG NAVE•BAGS AND EuET SHALL SE 1 00.0 IMINIIiav FARM MELT SA41K5.AEE OF 1FR RJR .N CO HMO CONTROL.u...L AFB T CONIRL FABRIC PUT SACKS TO BE DETERMINED W <N AHD ON NAPPED BY 1r RM.NO MB PE}M wUAI TY yµUFACNRM. •LmOK uB DOM omml. n. INLET PROTECTON INLET PROTECTION W SEDIMENT FENCE Clean„Wie- Sere � TYPE 4 nWiter Servioa TYPE 5 C7eEmKLerSavcs RV i PROMO NO.575 RENNS IE-N r L MINIM NO.BIT MOM 12-Os r •°' MIRING NO 020 MAEO 12-7 ra. NOTBO: — --- — -1 4.10 r. yr or.. �, _ TM,../01, . ..aK_N.m .v a..,N..ao..aa all_.R, .. eaavalirallaIna Oda.Hama An anaw aaaaPa.Mamma Pau aa Paliallaa HP:PaPero,a am..was, ...a a.u. 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STANDARD DETAIL-I CARTRIDGE UNIT rw.,.. rn..,w Nt...n+ 1....co..... l •■■ I*0O P art en.Iw,.a /Nu rim s..m ,.....loacm. �+�... ••.,w l.u.• IN*S, .... tor*or INMS••• JOB MV101R 01/05/09—DESIGN RENEW RESUBMITTAL A08175 • 1 , u 1 � mr.ry tan, cU..CAD View 'W II e li ■-4 /iI TAX LOT Palo WO _ F- 1300 . .A.... .e. ..., TAX LOTS 1200 II C7 li 1 TAX LOTfo rl �j 1100 •�j nm..eon.al. trH 1' rsl. e.ry Mna.: weorel a C... new 1 c3 ..1 - .nAw o...w= Awwrrt CA 3 N 11 I W N III U FRAME , f 1 O "6 1 STORY WOOD— ��1�s E,---- BUILDING AT 7275 SW HERMOSO WqG FLOOR ELE.V=239.9 < /�' 7r��/ b II♦ O ti O 2 O O . 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AAI ENGINEERING O VL Bi0"� RELEASES e�j) CONTACT: CRAIG HARRIS v SW CON A 4975 SW GRIFFITH DRIVE,SUITE 300 N� PMA 503620-3030 97005 C_I� \J :::M::0259 'z: SITE BENCHMARK SPIKE IN UTILITY POLE 1 ■l AT SOUTHEAST PROPERTY CORNER 1 ELEVATION 239.73 1 ELEVATOR DATUM BASED ON CITY OF TIGARD _ M VICINITY MAP BENCHMARK"INDEX 252 I w ;N ELEVATOR 22.94'(BRASS DISK IN CURB N.CS. SE CORNER OF 72ND A HAMPTON STREET) W 0 40 g � O1n< ry• I ® 1 I I I 1 1 I '6M I ,M, {r i Q L 1.y"' r 1 ..r I I W 1 Iel I 1 , I ® I 1 Ili 1 _..... i / Tina SHEET -T E. I 1 I e-� _ O.", NWS _�� • CM:9M CNH 1 I�-- .. ----'1 I r MI 9175.'"C00 L I T__�__ /41f: itn'I_ I ° I I 1 Vin 1 1 I I , ; / MILIT 1 ® MAP • R O.O N.T.S. 'K1 JOT NUMMI. A08.75.11 01/05/09—DESIGN RENEW RESUBMITTAL 8280 .. - - - 260 LEGEND - ---— — _—_ EXISTING CONTOUR--1 TO 4 FOOT INTERVALS ---1---- EXISTING CONTOUR--5 FOOT INTERVALS — — 255 - MIN 266 NEW 0041001-S FOOT INTERVALS ATERVALS .p� SEGMENT FTNCE ,260 260 STORM SEWER UNE UNE —'+D- - — —_ 246-...-. �.���� - ..� -�Z46 ELECTRIC LINE E —E_ -_ �_ -G — --C— — 240 - I n_®w1_ —=--�1_ _ - 240 SPOT ELEVATION ,051.124. J 0 E I w f' __.. ��.. _ TOP FACE OF OURS ELEVATM 1C i w 1- 256 236 ASPHALT ELEVATICN AC �4 ,_ IGRADE 280 .s � A�I��i� --Z30 7%45140 (� Zap '11 • w TNT,' INVERT ELEVATION R=100.00 51 226 °A - 226 1-CART ROMEO CATCH SASS la YYO 220 yyy Y- GENERAL NOTES 216 e,. 216 1. NE NORA SHALL CONRAN TO THE REWIREMENTS OF THE JGRSGCII04 AND FIR:PRGIEC1 . '-' SPECIFICATION. •210 •,.i ;1 210 a DoWL a lms 444400 ADDENDA M 111E OF THE 5WIEMATNALL 140711 CONSTRUCTION Fr�ti 206 -� a 111E TE°EXCAVATION SNIT COP,PRO ORS 151.%1 10 T3T.sn REpA H D NDn CA ON a VZ 206 N1F00 CONTRACTOR EXCAVATION TD O PTY 5515 CRS 7 PN A THE CMTRACTCR IS RESPONSIBLE FOR COORDNATION OF PRIVATE 01)010S WIN AS OAS, A 200 TELEPHONE.POWN,CARS 10.0)15ON.ETC. CONFIRM VAULT LOCAIO5 W1N ENGINEER. 200 & THE CONTRACTOR RIAU.KEEP TIE MONEOR 410 AH5W0IM INFORMED OF CONSTRUCTION H 6+60 4+60 4+00 3+60 3+00 2+60 2+00 1+60 1+00 0+50 0+00 IPSRODRESS TO FA5UTAIE MN O8SFVATMS AT REOUIRED NIERVNS 24-HOUR 0000 L-X REQUIRED. F� HERMOSO WAY PROFLE 0+00.00 TO 4+75.00 5. LAND CA 000 "P"IC wuNDARr AND unun WR EY PREPARED L AGAPE p Qa 3 N SOMA 10 T•TO 1. THE CMIRACIM SMALL VRIFY AND D WAR£015100 COMMIS. NOTIFY MINES OF W 0' MIATONS N CONOIRNS SHORN ON IRE PLANS. POINTS OF CONNECTION 10 0*1151O 8' NRIIES AND LOCATIONS WHERE NEW LITOTES MU.CROSS 005144 ununE5 SHALL WE WO= U POMOLINO PRIOR TO COHSIRUC110N OR MGEMNG MAIEFALS IT IS NE CONn1ACTGIS I..I w R®MSSUTY TO SCHEDULE POn1TIN0 W01 THAT IF CONFLICTS ARE ENCOUNTERED. r WFFI0ENT DK EXISTS ro PREPARE MOORED DESIGNS AND NAVE THE MOGFICATIQ6 Pc. APPROVED 0Y 1151 JURIWIO11M WTIWT 0000100 THE PROJECT OOIENULE • 1' _I }_—_T-I-- -- 11 \ 6 SCIIBWN 15 NNW D50U W,oWTEN a08 1Y INONAOE�CONTRACTOR TO ALLY FOR O rn I 'p�°P° YY\•�'^' PLACEMENT O'REWIRED TOPSOIL IN ROUGH GRADING, F F \ 9. GRADING ELEVATIONS AS SHOWN M SHE AND LANDSCAPE PUNS ARE FINISHED ORME OHIO �.I INCLUDES MORALE SO4 TOPSOIL,SOIL ANENOMENT9,ROOTR7 ANO RUNOFF PROTECTION CMIRAC101 15 RESPDNSSIE TO COMOINAR GRADING RN ROTH EXCAVATOR AND TIE 4TJ \11.\\ 11 LANOxARE CMNACIOR. , immir Ne -1 0 / / v KEY NOTES �" I`I NT t I I O STA I+OI.Y!(LASS'RT) •_ ��1 T9 itc..F'"� BEON NEV/0G CI(R�GAIO SIT.140.I ISE7 I w I BEON CURB(PER T(14.2E RD SID TO 1T 11E55(MAIM EGS11NG)) W w� MM+I# ' I .. 1W�'F: R 1 1 SEA NEW AC(PER DOAN,510 KM 111E(MA7CN EN511NO)) HERMOSO WAY O d ®STA 1+09.32 PLAN&AMPLE W�'NI. I $ 0 -74.....__1 .. ■ . I \ MGM S SOEWNN VTR E OARS TART PLANTER STRIP(211'RT) — 49.t •asRF --—MpaM*^F �.f__iI 1•�C _ END NEW CURS TAPER(111'Rn '�FObeCF SRFF�'fS�c3MELTIE'I.�R C e#,I i:'®r,� ! \ m srA l+zs.9D Os mf -`����R��i R - LEON OSVEWAY(PER 00AR0 STD.DETAIL 141) DAIS 10/28/09 `— S A I�� iJ '��,�'�� Q STA�TI+RII.W((1C ppT�7 141) DRAWN NN5 I _ _ I�� , \ ' OMEMAY(PER 51+ STD.101) 111 a--.---..� �/-' FLj' tam.A2 J . 77,7 0 I STIFF I+59.00(111'RTI OID� CNH - V ^^ V - -'— ENO oMVEWAY(PER TWAIID sm.OETNL up y,SI 817$.11020 L �� ��i �W / ®550 9 SA1S(ZS RO ���-!NMI MM.= /ICI ` i( W END 1 507511!NTH s CAMS TON PLANTER SRN 1VI R r• _ _ I A �W IN_I TTFF" SEOX iRANRnOx ro s'aRre na+r 50EW1x __ -- - - -�- - 01051405 W'"""' q e Y -\T / m 010 0 eCIIAB�TORT)11E5A1N ___ I WARM Sd1 1 • yg [ ®0511+96W IOU R'O '""1£4101 ° .; N'I RI "VT R 1 8 I•n, / \/i/ 51 s'004 90EM'Alx 00 w'�.. SM 0019701 TO W==ALA N1N 9 OAS T91T KAMER STRIP 1 .'I 11,; d�d" I 6 / ®STA2+06Z(1S'RC 4.�I I^• I I ES 40: I 0010 2'SMUT.O 0100010 510.OCTAL 162) CAW a Y S_. -"I. 141 M0 NEW CURB PER TOM S1D CCM 125(40101 EMS180)) •'•�o END NEW AC(PER nGARO 9ro ORAL 1112(YAIM CBSMG)) 619911 I I I / (3 STA 2+09.14(22'RT) ( ENO 5'50EWAl2 NTH 5'MNS MNN1 PLANTER 5/RR F ®0051140 5/Y WATER METER R 1. © HERMOSO WAY PLAN 0+00.00 TO 4+76.00 GRAPHIC SCALE ®EASING R WOW APPROX 2N REST MGAU T.eO ` 0 0DN100)WO CAIMSA9N-SEE PRIVATE PUNS (5 Mr) 0 0L 5/I TAM METER t LPL•4 M1 200 MIME: 000175.11 01/05/09-DESIGN RENEW RESUBMITTAL ONT.OaKMY- 6' ••• ••••NEC = B k COW.un 0660 nc. sic a r a RCM s OAR.MT 1♦ ..a.4' (-7 .. -- a . • R xL.:ruw T __ oR.N.a aoc.ar 5' MIN QRnB• Pca'PNrt 'K w,. .. r L.o.Pwnc MAN=RROIAO n� ,I. r OF 3/C-O•WOW a e1115 A��,� CURB AND UUi-TER c 1 'u 16 an• Z• SIDEWALK ADJACENT TO CURB •,O 0O 1 30' MAA l L '/r•. W Da°a �3�a ••••• 13�1� iii R�'a�aR� � } i( r•--RON ••0 k--r---I 6' / i 7 m�artNC OR,..t.■w,a AN.... R.DR1Oaon { ��•-� B r OP 3/r-r eMNmI ,,.. -u=,-_ • tats �,j ==.1 v.,. 1 NOTES: eB1r+eIB1 IleRr .� __ \ ly' �1 o Ve-r oor.eM.OYES•.oQ as..t lto RR NW=AT O.1 K.or TOM. �.?tia --- r'r 1oa •C:.I STANDARD CURB NOM SIDEWALK AWAY FROM CURB 1 g M •AT6OT6 WAN.At RMRm 70 U.M M.M S. 'I-T_,,-._.-'-.Nx-w Q NpTE ND.. r v 4101061 0 ■s P.LL KIM s NM•L...c WO.A.M 1 WM. 1w K 16-16.110 6N-6111.133 Wrwn gDTION A-A 0/.-01 mom= OM■A.0. ..IM a, 1 MRS TO R e FM WOO 1 OAW.SE CW RAC,o .ONTS 70 It fl16 Nor NCR TNN.10.RT MMR I.eARCU.0.771K RNM WD01 MTE NOLL R WS Af CLOSE pRy�l,pN NEW O AT LEAST ONE FOAM R M C M=USW.AKA " 10 P/a[ Mkt[. A OgrA MAIJK UNAw.01• fAOU iq.'ro MOS p.¢T. A OCNCIR1E 1116.0 S.RNOM TO SE JOW AR.rn L OAR I. WME■R COMESRK 301O.E,0 loss IN A 11563Y Of 13 00 PR onto 6 OAR 1 OOIRfTE.0, Naar cos L Nor BE 150.40 UNLESS l 1W Wool.OMKL..N M(os.A,0 AOgp AT.R SM[TOC U,IS 5 0 N.4 005 PROPER.11.6 R PLAl10 A*.C.I Pm L CM at MALL R 51015A .M•.M,/r MAYA.MOO SAO(O COs. ,M11e101. 01114.1141.7130411541 RIED .R11eeM 0'1 fE{i CD MO M.OR WIN.II SW R A 11.6m Art AM A W.I/O RAOR } EKAMO&•00O.AC,IDN.WIS MALL R 1/r N60.16 ASPNAIT 6.[111003 RWD R a3n o �.I 0 1111 SRL�wu WM Ate.IRS M.00m O•N0o PR.MBNWT6/ Wlp.l OR OWL E]Rlpq'RO.R1b1AR A�.M OI.pE {1_�Np1 ►y Oehl ■d•69L IN./ 44 A rY s o 70 Mtn A PwBll MnR 117 CV v S MEC DOSTNO 10 Pnnoo.,c'( ♦ r K r 10 aA.IO,REnMEO.a CO.gOAI OI.KL.S oLL.. M!LC��SNAI VS: L41 a BRAN eLOM1rt N OIROe MAIL R INIOOR A e.M R eRIRR OM 5 O MMO .'^^^'L^•LR^P•' a wreo A.c 1r a Roc.xwnuaRM al.To R w.ro oWI Pw. S. WIN CONCRETE w cI11RO.SEAL.owr. Illy--"--/"I mom_ I NMM e... wo• +NW +__. t N CONCRETE Mr ...s STANDARD DRIVEWAY A� _ CURB KNOCKOUT I+Y .E�i� -Rr STANDARD COI -..T ��' -T e - ® ^_ - SIDEWALK 120 ® ��O _ 1'255 Pin �` ./LANDSCAPE STN. 141 ® rrir"� —y FOR DRIVEWAYS 145 W 0 O DJ rH Gs. g W ;O 00171110 PAWNOR NO CUT KAM M to MOO ■ MM. ROOM I Q rr. f� �ry�I i @ / / j W AOTIOWIE 6.00 II i i I E•�B =car.C.EO1.eol.oE hNI LOCAL STREETS: M .1k Mt-r OAR•r ASPWIC aNCASTE. IN,/ 3 0-1/r-O.1 Aaartwa e.mla PULE RIPRDhEEOIt § °" 'III Ac-r nwR'r MN.uIR CONCRETE DETAES 5 ∎ *0400 COLLECTOR STREETS: e'mei NN KW ..:max ��T M r A!t ' 01061E 1 DAIS 10/28/08 O. B K D.. NWS OR ' '� K .0-r Cunt•C A]INALM Ca.c.Ert a,O O N.. M Rul TaFr-wr4morr CHRC� C20 Pr.. ;1 `S NAJOR COLLECTOR STREETS: 1cw--{ 5Ri 8175.11020 .i Y .s.^. ISEMD M '.�M to-r'-i •r AsN��clac¢ R- _ -___ q i M-.•(,_,/T'- e.1E.00. '- .... RDBI.-s1•ylFiiEem•^ _ ;.pal+'.,,• sr. --- ..t."..:2,.. :;;::2:::. WW1,4 I. IIAOC O PAM AIRAS MALL cW P:+5,N S,RER OJT STMOAM CRAn ..w T Lrs e•O coP m.O NA i.. t i ®r.ZT�N 1 Ain 70 e[TAO AM s.r®. S...Rn Mw N..c z..m.,•5.wn,Aw�r.o.ry a+ ,:--•4 '',W�SU. 1 LOW Mss R TAO CCNTEO RM W.WS WNW EWLl1. L.5 .b �_ TYPICAL CR088 SECTION 8W FEAM080 WAY a Ras 411.....•'...... iiiiM .NmrE .PAVEMENT 010-OUT ANORE A.640 TRENCH AND REPAIR ilia= -- BACKFILL 180 R2.0 .D.MAWR A'ae'7s 01/05/09-DESIGN REVIEW RESUBMITTAL •• 71 CITY OF TIGARD RECEIPT II q 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 174363 - 07/15/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2009-00001 [LANDUS]SDR Under$1,000,000 100-0000-438000 $3,838.00 SDR2009-00001 [LRPF]LR Planning Surcharge 100-0000-438050 $567.00 Total: $4,405.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Journal Entry 474-12-2009 DHOWSE 07/15/2009 $4,405.00 Payor: City of Tigard Total Payments: $4,405.00 Balance Due: $0.00 Page 1 of 1 General Ledger Journal Entry Proof List IIII f User:Phyllis , Printed:06/29/2009- 10:19 AM TI GAR D Account Number Account Description Debit Amount Credit Amount Line Description System Reference Project Management Journal Entry:000474 12 2009 Journal Entry Date:06/29/2009 System:General Ledger 100-0000-438000 Land Use Application Fee 268.00 0-00 KeyWay CorpNar2008-00013- LandUS 100-0000-438050 Long Range Planning Surcharge 39.50 0.00 KeyWay Corp/Var2008-00013-LRPF 100-0000-438000 Land Use Application Fee 0.00 ✓ 268.00 KeyWay CorpNar2009-00002- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 ✓ 39.50 KeyWay CorpNar2009-00002-LRPF 100-0000-438000 Land Use ApplicationFee - - 3,838.00 0.00 KeyWay CorpNar2008-00002- SfiK 7! ? d(d� L/J�2LandUS '200C/'41047 100-0000-438050 Long Range Planning Surcharge 567.00 0.00 KeyWay Corp/Var2008-00002-LRPF 100-0000-438000 land Use Application Fee 0.00 3,838.00 KeyWay CorpNar2009- 00001LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 567.00 KeyWay CorpNar2009-00001-LRPF 100-0000-438001 _-- Land Use Application Fee 134.50 _ 0.00 KeyWayCorp/Var2008-00014- LandUS 100-0000-438050 Long Range Planning Surcharge 20.00 0.00 KeyWay CorpNar2008-00014-LRPF 100-0000-438000 Land Use Application Fee 0.00 V 134.50 KeyWay Corp/Var2008-0000l- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 -% 20.00 KeyWay CorpNar2009-00001-LRPF Fund Total 4,867.00 4,867.00 Fund Balance 0.00 I GL-Journal Entry Proof List(Printed:06/29/2009- 10:19 AM) Page I 71 II City of Tigard TIGARD Tidemark Journal Entry Request This form is used to request a journal entry for Tidemark case fees to: 1) correct revenue accounts of paid case fees, or 2) transfer fees between revenue accounts to pay case fees. Receipts and documentation must be attached when applicable. All Tidemark journal entry requests must be routed to the Tidemark System Administrator for processing. The Tidemark System Administrator will route the request to Accounts Payable and a copy of the journal entry will be returned to the Tidemark System Administrator to adjust or pay case fees. OP DATE: June 18,2009 Oe REQUESTED BY: Dianna Howse (Cheryl Caines) S /�P �EL CASE NO.: SDR2008-00002/SDR2009-00001 ( yf0 RECEIPT NO.: 2008-2180 DA'Z'E: 6/20/08 r EXPLANATION: Transfer all fees from SDR2008-00002 to SDR2009-00001 as per approval by Dick Bewersdorff on attached Request for Permit Action. "Posted"Account Description Posted "Post To"Account Description Post To (Account where fees currently reside.) $Amount (Account fees are to be transferred to.) $Amount Example: 245-0000-433000 Example: 245-0000-432000 [BUPPLN] Phi Rv [BUILD] Permit Fee 100-0000-438000 $3,838.00 100-0000-438000 $3,838.00 cr- [LANDUS] SDR Under$1,000,000 [LANDUS] SDR Under$1,000,000 100-0000-438050 $567.00 100-0000-438050 $567.00 [LRPF] LR Planning Surcharge [LRPF] LR Planning Surcharge TOTAL: $4,405.00 TOTAL: $4,405.00 '''''' FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Fees Adjusted: I JE #: V2 /c.2-aZdt79 Date: I 7f 0 9 I By: I .<" 1:\Building\Refunds\�oumalfintryRequcst.doc 09/15/06 111111 CITY OF TIGARD 6/22/2009 •' ■ 13125 SW Hall Blvd. 11:l 8:03AM Tigard,OR 97223 503.639.4171 i Receipt #: 27200800000000002180 Date: 06/20/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2008-00002 [LANDUS]SDR Under$1,000,000 100-0000-438000 3,838.00 SDR2008-00002 [LRPF] LR Planning Surcharge 100-0000-438050 567.00 VAR2008-00013 [LANDUS] 50%Joint App Fee 100-0000-438000 268.00 VAR2008-00013 [LRPF]LR Planning Surcharge 100-0000-438050 39.50 VAR2008-00014 [LANDUS] 50%Joint App Fee 100-0000-438000 134.50 VAR2008-00014 [LRPF]LR Planning Surcharge 100-0000-438050 20.00 Line Item Total: $4,867.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEY WAY CORP ST 9243 In Person 4,867.00 Payment Total: $4,867.00 cRecetpt rpt Page 1 of 1 'r. - s 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: El Owner ❑ Applicant ❑ Contractor ® City Staff (check one) REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ® CANCEL PERMIT APPLICATION. ❑ REFUND PERMIT FEES (attach receipt,if available). El INVOICE FOR FEES DUE (attach case fee schedule and explain below). El REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit #: SDR2008-00002/VAR2008-00013/VAR2008-00014 Site Address or Parcel#: 7275 SW Hermoso Way Project Name: Keyway Office Conversion Subdivision Name: Lot #: EXPLANATION: Please transfer funds from these applications to the following: 5r y0 s.Do r s y,S O 30 7.So SDR2009-00001/VAR2009-00001/VAR2009-00002. d uu`J c — c K- - 0%e-k-- Sa2.200?-DD004re, .200 -OdoN/wi2.00c-0Q0/3 Original applications have expired due to 180 day rule of ORS 227.178 Signature: u y Date: / r 10 -C q 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 Admire: Date By Rte to 1314g-Admin: Date ®Q B ,t J Refund Processed: Date By Invoice Processed: Date B _ 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 �. S ' 13125 SW Hall Blvd.,Tigard OR 97223 - 503.639.4171 TIGARD Receipt Number: 174364 - 07/15/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID VAR2009-00001 [LRPF]LR Planning Surcharge 100-0000-438050 $20.00 VAR2009-00001 [LANDUS]50%Joint App Fee 100-0000-438000 $134.50 Total: $154.50 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Journal Entry 474-12-2009 DHOWSE 07/15/2009 $154.50 Payor: City of Tigard Total Payments: $154.50 Balance Due: $0.00 Page 1 of 1 General Ledger Journal Entry Proof List IIII . User:Phyllis T l C,A R D Printed:06/29/2009- 10:19 AM Account Number Account Description Debit Amount Credit Amount Line Description System Reference Project Management Journal Entry:000474 12 2009 Journal Entry Date:06/29/2009 System:General Ledger 100-0000-438000 Land Use Application Fee 268.00 0.00 KeyWay CorpNar2008-00013- LandUS 100-0000-438050 Long Range Planning Surcharge 39.50 0.00 KeyWay CorpNar2008-00013-LRPF 100-0000-438000 Land Use Application Fee 0.00 '/ 268.00 KeyWay Corp/Var2009-00002- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 ✓ 39.50 KeyWay Corp/Var2009-00002-LRPF — - - 100-0000-438000 Land Use Application Fee 3838.00 0.00 LandUS CorpNar2008-00002- 0200 P."0000 / ieal LandUS J I��C`iC 100-0000-438050 Long Range Planning Surcharge 567.00 0.00 KeyWay Corp/Var2008-00002-LRPF 100-0000-438000 Land Use Application Fee 0.00 ✓ 3,838.00 KeyWay CorpNar2009- 00001LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 567.00 KeyWay CorpNar2009-0000 l-LRPF 100-0000-438000 Land Use Application Fee 134.50 0.00 KeyWay Corp/Var2008-00014- LandUS 100-0000-438050 Long Range Planning Surcharge 20.00 0.00 KeyWay CorpNar2008-00014-LRPF 100-0000-438000 Land Use Application Fee 0.00 ✓ 134.50 KeyWay Corp/Var2008-00001- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 L 20.00 KeyWay Corp/Var2009-00001-LRPF Fund Total 4,867.00 4,867.00 Fund Balance 0.00 GL-Journal Entry Proof List(Printed:06/29/2009- 10:19 AM) Page I E. • City of Tigard TIGARD Tidemark Journal Entry Request This form is used to request a journal entry for Tidemark case fees to: 1) correct revenue accounts of paid case fees, or 2) transfer fees between revenue accounts to pay case fees. Receipts and documentation must be attached when applicable. All Tidemark journal entry requests must be routed to the Tidemark System Administrator for processing. The Tidemark System Administrator will route the request to Accounts Payable and a copy of the journal entry will be returned to the Tidemark System Administrator to adjust or pay case fees. DATE: June 18, 2009 (, k Rill( C REQUESTED BY: Dianna Howse (Cheryl Gaines) � .6l ✓CASE NO.: VAR2008-00014/VAR2009-00001 �� 161 RECEIPT NO.: 2008-2180 DATE: (( EXPLANATION: Transfer all fees from VAR2008-00014 to VAR2009-00001 as per approval by Dick Bewersdorff on attached Request for Permit Action. "Posted"Account Description Posted "Post To"Account Description Post To (Account where fees currently reside.) $Amount (Account fees are to be transferred to.) $Amount Example: 245-0000-433000 Example: 245-0000-432000 [BUPPLN] Pln Rv [BUILD] Permit Fee 100-0000-438000 $134.50 100-0000-438000 $134.50 [LANDUS] 50%Joint App Fee [LANDUS] 50%Joint App Fee 100-0000-438050 $20.00 100-0000-438050 $20.00 [LRPF] LR Planning Surcharge [LRPF] LR Planning Surcharge TOTAL: $154.50 TOTAL: $154.50 FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY ' � Case Fees Adjusted: JE #: _ /y-'/1—,21 p(+j Date: I -2/4/c I By:.4' ter` 1:\Building\RefundsvoumalEntryRequest.doc 09/15/06 III CITY OF TIGARD 6/22/2009 Z 13125 SW Hall Blvd. l 1:18:03AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000002180 Date: 06/20/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2008-00002 [LANDUS] SDR Under$1,000,000 100-0000-438000 3,838.00 SDR2008-00002 [LRPF]LR Planning Surcharge 100-0000-438050 567.00 VAR2008-00013 [LANDUS]50%Joint App Fee 100-0000-438000 268.00 VAR2008-00013 [LRPF] LR Planning Surcharge 100-0000-438050 39.50 VAR2008-00014 [LANDUS]50%Joint App Fee 100-0000-438000 134.50 VAR2008-00014 [LRPF]LR Planning Surcharge 100-0000-438050 20.00 Line Item Total: $4,867.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEY WAY CORP ST 9243 In Person 4,867.00 Payment Total: $4,867.00 cReceipt rpt Page l of 'PI • Community Development' Request for Permit Action I RiARD 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: El Owner ❑ Applicant El Contractor ® City Staff (check one) REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ® CANCEL PERMIT APPLICATION. ❑ REFUND PERMIT FEES (attach receipt,if available). ❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below). El REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit #: SDR2008-00002/VAR2008 000013/VAR2008-00014 Site Address or Parcel#: 7275 SW Hermoso Way Project Name: Keyway Office Conversion Subdivision Name: Lot #: EXPLANATION: Please transfer funds from these applications to the following: 5/,`/05-. 1s'y,S0 30 7.So SDR2009-00001/VAR2009-00001/VAR2009-00002. d loc,`''c - c lc- ey.- D,L- -- Sis2.2eo P-DD 00.2—IveA 200,-OdoN/vA-2 moo?—'oo/3 Original application have expired due to 180 day rule of ORS 227.178 Signature: Date: / - I u -6 q 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 By Ric to Admiii: Date J /5 P-9. By // r Refund Processed: Date By 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 $ 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 174362 - 07/15/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID VAR2009-00002 [LANDUS]50%Joint App Fee 100-0000-438000 $268.00 VAR2009-00002 [LRPF]LR Planning Surcharge 100-0000-438050 $39.50 Total: $307.50 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Journal Entry 474-12-2009 DHOWSE 07/15/2009 $307.50 Payor: City of Tigard Total Payments: $307.50 Balance Due: $0.00 Page 1 of 1 General Ledger Journal Entry Proof List �� : .. •User:Phyllis T 1 G A R D Printed:06/29/2009- 10:19 AM Account Number Account Description Debit Amount Credit Amount Line Description System Reference Project Management Journal Entry:000474 12 2009 Journal Entry Date:06/29/2009 System:General Ledger 100-0000-438000 Land Use Application Fee 268.00 0.00 KeyWay CorpNar2008-00013- LandUS 100-0000-438050 Long Range Planning Surcharge 39.50 0.00 KeyWay CorpNar2008-00013-LRPF 100-0000-438000 Land Use Application Fee 0.00 '' 268.00 KeyWay CorpNar2009-00002- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 i./ 39.50 KeyWay Corp/Var2009-00002-LRPF 100-0000-438000 Land Use Application Fee 3,838.00 0.00 KeyWay CorpNar2008-00002- s LandUS cc ar—o c40�/5�2,ZC l� 'G�C 100-0000-438050 Long Range Planning Surcharge 567.00 0.00 KeyWay CorpNar2008-00002-LRPF 100-0000-438000 Land Use Application Fee 0.00 - 3,838.00 KeyWay CorpNar2009- 00001LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 i.-/ 567.00 Keyway CorpNar2009-00001-LRPF 100-0000-43800 Land Use Application Fee •134.50 0.00 KeyWay Corp/Var2008-00014- LandUS 100-0000-438050 Long Range Planning Surcharge 20.00 0.00 KeyWay CorpNar2008-00014-LRPF 100-0000-438000 Land Use Application Fee 0.00 V 134.50 KeyWay Corp/Var2008-0000l- LandUS 100-0000-438050 Long Range Planning Surcharge 0.00 20.00 KeyWay Corp/Var2009-00001-LRPF Fund Total 4,867.00 4,867.00 Fund Balance 0.00 /4- GL-Journal Entry Proof List(Printed:06/29/2009- 10:19 AM) Page 1 4 • City of Tigard TIGARD Tidemark Journal Entry Request This form is used to request a journal entry for Tidemark case fees to: 1) correct revenue accounts of paid case fees, or 2) transfer fees between revenue accounts to pay case fees. Receipts and documentation must be attached when applicable. All Tidemark journal entry requests must be routed to the Tidemark System Administrator for processing. The Tidemark System Administrator will route the request to Accounts Payable and a copy of the journal entry will be returned to the Tidemark System Administrator to adjust or pay case fees. DA 1'E: June 18,2009 REQUESTED BY: Dianna Howse(Cheryl Caines) „,r-pre/ /+ P CASE NO.: VAR2008-00013/VAR2009-00002 , I6 RECEIPT NO.: 2008-2180 DATE: I1fr EXPLANATION: Transfer all fees from VAR2008-00013 to VAR2009-00002 as per approval by Dick Bewersdorff on attached Request for Permit Action. "Posted”Account Description Posted "Post To"Account Description Post To (Account where fees currently reside.) $Amount (Account fees are to be transferred to.) $Amount Example: 245-0000-433000 Example: 245-0000-432000 [BUPPLN] Pln Rv [BUILD]Permit Fee 100-0000-438000 $268.00 100-0000-438000 $268.00 t� [LANDUS] 50%Joint App Fee [LANDUS] 50%Joint App Fee 100-0000-438050 $39.50 100-0000-438050 $39.50 [LRPF] LR Planning Surcharge [LRPF] LR Planning Surcharge TOTAL: $307.50 TOTAL: $307.50 FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Fees Adusted: E #: Date: g� B : :;,1/m� ' —/.2—, 009 1:\Building\Refunds\)oumalEntryRequest.doc 09/15/06 a 7111 CITY OF TIGARD 6/22/2009 . _ ~ 13125 SW Hall Blvd. 1 1:18:03AM Tigard,OR 97223 503.639.4171 I IG1RD Receipt #: 27200800000000002180 Date: 06/20/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2008-00002 [LANDUS] SDR Under$1,000,000 100-0000-438000 3,838.00 SDR2008-00002 [LRPF] LR Planning Surcharge 100-0000-438050 567.00 VAR2008-00013 [LANDUS] 50%Joint App Fee 100-0000-438000 268.00 VAR2008-00013 [LRPF] LR Planning Surcharge 100-0000-438050 39.50 VAR2008-00014 [LANDUS] 50%Joint App Fee 100-0000-438000 134.50 VAR2008-00014 [LRPF] LR Planning Surcharge 100-0000-438050 20.00 Line Item Total: $4,867.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check KEY WAY CORP ST 9243 In Person 4,867.00 Payment Total: $4,867.00 cReceupt rpt Page 1 of 1111 . Community Development TIGARD Request for Permit Action 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: El Owner ❑ Applicant ❑ Contractor ® City Staff (check one) REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ® CANCFI,PERMIT APPLICATION. El REFUND PERMIT FEES (attach receipt,if available). n INVOICE FOR FEES DUE (attach case fee schedule and explain below). n REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: SDR2008-00002/VAR2008 f$00013/VAR2008-00014 Site Address or Parcel#: 7275 SW Hermoso Way Project Name: Keyway Office Conversion Subdivision Name: Lot#: EXPLANATION: Please transfer funds from these applications to the following: 54(f05",0-0 rsy.s0 30 So SDR2009-00001/VAR2009-00001/VAR2009-00002. Cj l nc`'lo - o K-p - D;c lc— SAI2..2.0 OP-DD 004-/lr 2.200,-DooN/%R mod'-06013 Original applications have expired due to 180 day rule of ORS 227.178 Signature: ej inR Date: I - 10 -0 9 Cheryl Caines Print Name: Refund Policy 1. The Director or Building Official may authorize the refund of a) any fee which was erroneously paid or collected. b) not more than 80%of the land use application fee when an application is withdrawn or canceled before any review effort has been expended c) not more than 80%of the land use application fee for issued permits. d) not more than 80%of the building plan review fee when an application is canceled before any plan review effort has been expended. e) not more than 80%of the building permit fee for issued permits prior to any inspection requests. 2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1-2 weeks for processing refunds. FOR OFFICE USE ONI.T Rte to Sys Admin: Date By Rte to Admin: Date 2 /slop By, ' — Refund Processed: Date By Invoice Processed: Date / By Permit Canceled: Date By Parcel Tag Added: Date By Receipt# Date Method Amount$ I:\Building\Forms\RegPermitAction.doc Rev 07/26/07 s piu l-owl Teragan & AANtiates, Inc. • 1 )&WIL4 Terrence P.Flanagan Arboricultural Consultants Monday, July 20, 2009 RECEIVED JUL 2 2 2009 CITY OF TIGARD Brian L. Frank PLANNIi�}�;/ENGIPJEERi(�G KeyWay Corp 7275 Hermoso Way Tigard, OR 97223 RE: Review of Tree Protection Plan The review of the Grading, Erosion Control and Utility Plan created by AAI Engineering, sheet C2.0 contains the tree protection measures as called for in the tree protection plan created by our firm. All of the requirements that were called for in the tree protection plan are indicated correctly on the plan. Additional requirements and clarifications can be found in the tree protection plan created by Teragan&Associates, Inc. that was created in June, 2008. The project arborist will be on site during the excavation of the west side of the new front parking lot,the new sidewalk south of the large Douglas fir(Pseudotsuga menziesii) and the installation of the new sewer line west of the fit. Please call if there are any questions regarding the tree protection plan. Sincerely, l,cti�'t' a441/4"/.%— Terrence P. Flanagan ISA Board Certified Master Arborist, #PN-0120 BMT PNW/ISA Certified Tree Risk Assessor, #PN-0152 Member,American Society of Consulting Arborists 3145 Westview Circle•Lake Oswego,OR 97034 (503)697-1975•Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists AA I afghan associates,mc. • ENGINEERING MEMORANDUM DATE: 07/14/09 TO: Cheryl Caines BY: AAI Engineering SUBJECT: Keyway Office Conversion, SDR2009-00001 Conditions of Approval review comments PROJECT NO.: A08175.11 Cheryl, Below are written response to your comments on the Conditions of Approval for the above project. 1. No modifications to the previous plans (except to address the COA's listed below) are proposed. 2. The proposed Street Trees have been shown on Sheet L1.0, size and species are noted. 3. A Landscape plan has been provided 3a. Trees and shrubs are shown along the northern buffer zone. See sheet L1.0. 3b. L-1 Landscaping is shown along Hermoso Way on sheet L1.0. 4. See sheet C1.0 for screening Fence at this location 5. Same as note 4. 6. The plans have been revised to include the following: 6a. Wheel stops are shown and called out on sheet C1.0. 6b. Compact spaces labeled see sheet C1.0. 6c. Bike parking area is dimensioned and material noted on C1.0. 7. Tree protection plan has been revised to reflect the following: 7a. Revised tree protection fencing location is shown on sheet C2.0. 7b. Notes to be provided by the project Arborist. 7c. To be provided by the project Arborist. 8. Tree protection fencing is shown per Arborist recommendations. 9. Per project Arborists recommendations we are disturbing as little of the area under the existing Fir trees drip line as possible. 10. The project Arborist will submit the required reports. 11. Vision Clearance is shown on sheet R1.0. These are written responses to the Conditions of Approval comments dated 06/04/09. Please call with any questions. Regards, aig,' is P.E. cc: FILE - 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.55391 fax w w w . a a i e n g . c o m -z; 2- PArle (2.00 --1°.P -►v 444. ,a l e,->;u , . 7//? /0 c� - ? !'..-c_-7 36/11/9 PAJCI 2_0 3 LEGEND �- - - __ - _ ___ -- EXISTING CONTOUR--1 TO 4 FOOT INTERVALS -I�-- I 100.0)O' EX15TNG CONTOUR--5 FOOT INTERVALS --�00- - l• - _ NEW Cd4TOUR--1 TO 4 FOOT INTERVALS I 584�26�00"E __ NEW CONTOUR--S FOOT INTERVALS J V _-- -- --- -- SEDIMENT FENCE I TREE PROTECTION FENCE SANITARY SEWER UNE STORM SEWER UNE - - I I DOMESTIC WATER UNE I I ELTELEPHONE CC I UNE T - -T J ELECTRIC UNE �� �- 1 NATURAL GAS UNE . I CATCH BASIN RIM ELEVATION S��l N BASS I I /16M 100 O� n SPOT ELEVATION 4 =TOP FACE OF CURB(1EYATOI TC L`f W ASPHALT ELEVATION AC ■1 --1 /1-eern:'m--\-\-1' DOOR JAMB DJ,,, TAX LOT I = Ti I EXISTING (E) 1300 INVERT ELEVATION IE-100.00 TAX LOT f*1 I I 3 1-CART FILTERED CATCH BASIN 1M 1200 a" w -`I.' O_ • �I TAX LOT GENERAL NOTES I o I. ALL NORM SHALL CONFORM TO THE REQUIREMENTS a THE CURRENT EDITION OF THE UNIFORM '� 11 OO PLUMING CODE,INTERNATIONAL BUILDING COOS,MA THE UNIFORM FIRE CODE, WORK SHALL lAcr:; AL SO CONTORT.'TO THE STMIOARDS OF THE JURISIOICTON ARO TO THE PROJECT SPECIFICATIONS. 0 ( O in "��� 2 THE CONTRACTOR SHALL HAVE A FIAL SET OF THE OJRRENT APPROVED CONSTRUCTION Z Z DOCUMENTS INCLUDING ADDENDA ON THE PROJECT SITE AT ALL INES _ ^�� 1 Z I 3. THE CONTRACTOR SHALL COMPLY MTH CRS 757.541 TO 757.571 REOIARING NOTIFICATION OF 0 1r 1 INTENDED EXCAVATION TO U71UTY PRONOFRS. J >- I 4. THE CONTRACTOP IS RESPONSIBLE FOR COCRONATION OF PRIVATE UTKUTTES SUCH AS GAS, ;N TELEPHONE.POTTER.CABLE TELEVISION.ETC. CONFWN VAULT LOCATIONS NTH ENGINEER. M Q- 5. THE CONTRACTOR SHALL KEEP TIE ENGINEER MO JURISDICTION INFORMED CF CONSTRUCTION I `<'I PROGRESS TO FAC ITATE SITE OBSERVATICNS AT REQUIRED INTERVALS 24-HOUR NOTICE I IS I(QI.I D. , 1 6. THIS PLAN 15 GENERALLY(SAGRAMMATC. IT DOES NOT S'O'N El`ERY JOINT,BEND,FITTING,OR LL�J SAJ ACCESSORY REQUIRED FOR CONSTRUCTION (OL �1 .y a 7. CLEAN OUTS SHALL BE INSTALLED IN CONFORMANCE WTI UPC CHAPTER%VEN.SECTION 707 L.L. V I o 1 STORY WOOD-ERNE E-DSO , o"OI AND SECTION 719. NOT ALL REQUIRED CLEAR OUTS ARE SHORN. IW AT 7275 Sv 239.9 ` IHni A. EXISTING CONDITIONS BASED ON TOPOGRAPHIC BOUNDARY ANO UTUTY SURVEY PREPARED BY O n F I BUILDING t AGAPE LAND SURVEY COMPANY. il WY FLOOR ELE2,0.62 AC ■ 9. THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTING CONOITKINS NOTIFY ENONEER OF }VARIATIONS N CONDITIONS SHORN ON TIE PLANS PORTS OF CCNNECTOI TO EXISTING Q I. •I yH iP • ffi'E..'S-JS LET PIRDTEC I.. a ... 1ASr. UTNTES ANA LOCATIONS NFIERE NEW UT41TIE5 WALL CROSS EXISTNG UTYJTIES S AU.BE VERIFIED SEE ',� ON 1 PER DETAIL Oq SHEET C2 :.1 ,�■. I I CONTECH WO CATCHBASIN ROTHOWNG PRIOR TO CONSTRUCTION OR ORDERING TH THAT IF CO15. IT 15 THE CONTRACTORS �■. RESPONSIBILITY TO SCHEDULE POTHODUNG SUCH THAT P CGFUCTS ARE ENCOUNTERED, SUFFICIENT RYE EXISTS TO PREPARE MOOIFED DESIGNS AND HAVE THE MODIFICATIONS ` �-� . I APPROVED BY THE JURISDICTION RI HOJT IMPACTING THE PRQ CT SCHEDULE. r �„ ,, y1... PEN PETAL 011 SHEET 02.1 10. STORM DRAIN FITTINGS AlE TO BE ECCETI116C. Jl• PER PETAL ON SHEET C2 E■ Y alto 11. SITE RUNOFF HAS BEEN QUANTIFIED USING RATIONAL METHOD ANALYSTS PPE SONG IS BASED II EXI.,/R•Wy , W MANDFFE NT N-V UE. N-0.ON IF THE CONTRACTOR DESIRES TO A/. THE CONTRACTOR -`-""•'11 WTH A DIFFERENT N-VALUE.BENSON OF CALCVLAIIONS RILL BE NECESSARY. THE CONTRACTOR MAY CONTACT THE ENGINEER FOR THE BENSONS. l 12.CHANGES Al DIRECTION OF DRAINAGE PANG SHALL BE MADE BY THE APPROPRIATE USE OF >,\ / I ... APPROVED FITTINGS AND SHALL BE DF TLE ANGES PRESENTED BY CNE SXTEENTH BE7HD. 4 _ ONE-EIGHTH BEND.ONE-SIXTH RENO OR OTHER APPROVED FITTINGS OF EQUIVALENT SWEEP. v /�I 13.CONTRACTOR TO LOCATE AND CONFECT TO DOSING SANITARY SEVER LATERAL G PATROL CROWN D -�ti--, P_ • ��� T THE PROJECT ARBORIST SHALL BE ON-SITE DURING EXCAVATION CONTROL ANO y d \ �_Fl.''- . T OF THE NEST 90E CF THE NEW PARKING LOT.SIDEWAUC 4 .��-- ' .41. 11 14.FINISH GRACES E AN ARE TO BE 0.03 FT 10 FT A 0.IN FT IN 10 FT CF THE TOR TO SHOWN AT UTM.ITY PLAN . 11, R 238.40 AC (SOUTH CF THE EXISTING RR TREE).AND THE IXCAYATON CF SIBORADE AND TO PENN 0.03 R N 10 FT AT FINISH GRADE, CONTRACTOR TO ALLOW FOR /- THE NEW SEWER UNE NEST CF THE TIES NO ROOT GREATER �_ �� THAN 2'DIAMETER SHALL BE CUT WITHOUT THE WRITTEN PLACEMENT CF REQUIRED TOPSOIL N ROUGH GRADING. - ---- �_ `�wI `-.--- - �1 PERMISSION OF THE PROECT AMORIST. 15.GRADING ELEVATIONS AS 9HOW1 ON SITE AND LANDSCAPE PLANS ARE FINISHED GRADE NM0H DAZE: 10/28/08 I --xc �� �, �'���r NCLIIDE5 91BGiADE SOIL. TOPSOIL•SOIL AMENDMENTS,ROCKERY MA RUNOFF PROTECTION DRAIN: NWS --PROTECT DFF-SEE EM_ON AAN15 �Ip e----. tl>K1H�... - --� _ CONTRACTOR IS RESPONSIBLE TO COORDINATE GRADING NTH 90111 EXCAVATOR ANO THE SH AS EET AIMED PER(HEAL ON -�. - - �- - __ CHECKED: CNH STET 02.1 --- --- �� _-_ .�� _ LANDSCAPE CONTRACTOR. �` �-__ _ FILE: 8175.11C20 • •' ;7 ' S =_ _ - 0 --'� REVISIONS: -- _ - .1 1 1411t4i•�-- --- --- - - S84 26' GRAPHIC SCALE ►� _ 0 E as �y ® --IL.- EX- T ALQ,G sa LP 0 -_-,-_ r R s _- -I -�� (A Far) MU N•IR v., -AW-_ __ � - _ __ SW HERIy�OSO Vy ... SHEET -XW-�,n��� - --- A NORTH - ___ W- (W� GRADING, EROSION CONTROL AND UTILITY PLAN L[7 -' -_- __ SCALE 1•■10' i 70 JOB NUMBER: A08175.11 07/14/09-PERMIT SUBMITTAL 114 CITY OF TIGARD 8/14/2 009 n 11:49:08AM • 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: SDR2009-00001 Project Name: KEYWAY OFFICE CONVERSION # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 1. MODIFICATION REQUIRES APPROVAL Continuing 8/14/09 Cheryl Gaines Albert Shields 01. Any modification to the approved plan requires review and approval from the Planning Department. A minor or major modification application may be required. 2. PROVIDE SITE PLAN/STREET TREES Applied 4/2/09 Cheryl Caines Albert Shields 02. Prior to site work the applicant shall provide a site plan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met, then the applicant shall apply for a Type II adjustment to the street tree requirements. 3. PROVIDE LANDSCAPE PLAN Applied 4/2/09 Cheryl Caines Albert Shields 03. Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.; and B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter from the landscape architect explaining how the Tigard Triangle screening standards will be met. L-1 along Hermoso: shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one(1)year. Groundcover plants must fully cover the remainder of landscape area within two(2)years. 4. SUBMIT FACILITIES SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 04. Submit detailed plans for review and approval that shows how all service facilities including air conditioning units, HVAC, and gas meters,are screened from view. 5. SUBMIT GARBAGE SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 05. Prior to site work the applicant shall submit a detailed plan illustrating how the garbage collection area is screened from neighboring properties. 6. SUBMIT REVISED SITE PLAN/PARKING Applied 4/2/09 Cheryl Caines Albert Shields 06. Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space; B. Compact parking spaces labeled; and C. Dimensions of the bike parking area and materials used for the surfacing. 7. REVISED TREE PROTECTION PLAN Met 4/2/09 Cheryl Caines Todd Prager 07.The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist6s recommendations; B. Tree protection notes from the arborist report; and • C.A signature of approval from the project arborist. 8. TREE PROTECTION FENCING Applied 4/2/09 Cheryl Caines Albert Shields Page 1 of 4 E PROA?sQ kJ" 0,Gr . /� 4L _11111111 — ~— LEGEND EXISTING PROPOSED �� oQ ,rte -'1 � — ...._. _.102— — 102 'p'9IG'r N. �Q��,....__ _ ...... ,,.. L CONTOUR- -1 TO 4 FOOT INTERVALS 100--- 100 ii, "�-��---„ _. CONTOUR--5 FOOT INTERVALS SEDIMENT FENCE -0--0-0----0-0RENEWAL 6/30/11 r .``"""" -. - • - .. .. SANITARY SEWER LINE 5 -- -- __ STORM SEWER LINE It., / — '"""--- -- DOMESTIC TELEPHONE LINE LINE E E� 1 �'-"`-' ELECTRIC LINE tiL} ` 1 I NATURAL GAS LINE G G 1 CURB I; 1C V i PARKING STRIPING _ Z �r w�,- RIGHT OF WAY r R I `. i,..e-ka 0') ASPHALT PAVEMENT I I _ w ro Mfr � � �" '�, j I 1-CART FILTERED CATCH BASIN ® `° W Pi I ` I CD Z W 10 SITE NOTES P 1 <> INSTALL ADA PARKING AND SIGN. `o ill . I SEE SHEET C3.0 FOR DETAIL. 1 1 W ASPHALT PAVEMENT, 11 I (I� (� 2 INSTALL NT C3.0 FOR DETAIL. X I r f ■, tis SEE SHEE An L� � CONCRETE CURB. ' �' O INSTALL CONCRE 1300 rF.f ` r 1 SEE SHEET C3.o FOR DETAIL. / TA , ' 4 INSTALL CONTECH STORMFILTER CATCH 1 I BASIN. SEE SHEET C3.0 FOR DETAIL. 1 {f 2 o 0 �� NOON CT POSED PROPOSED IMPROVEMENTS r�' r IMPROVEMENTS. SEE OFF-SITE r Cami I I TAX L O T IMPROVEMENT PLAN FOR MORE INFO. ! INSTALL BIKE RACK 4 I 1 7 00 ON COMAPCTED GRAVEL �I ' y SEE SHEET C3.0 FOR DETAIL. I� 1 6` WIDE SCORED CONCRETE WALKWAY / I� 48 INSTALL WHEEL STOP (5 PLACES) y�i 1 SEE SHEET C3.0 FOR DETAIL 4)"""> i 1,� \ 1 % 5' HIGH SOLID CEDAR FENCING 0 - 1 SCREENS (HVAC, GARBAGE, RECYCLING) = Q N f' % I W cn z !' 1 0 0 °ilj I �. I-+� SC o f � � WOOD �FR OS0 1 I , I 1 ›mi f. STORE HERS 9 gU\L jOOR ELL 1ti 07 ii . 1 11111111111112611111111111 6 I t \ re,jelqiilwt -------"sle'— \'11-66f;--vetorli Ma I- s v O ° 1 2,65 a(ire In W. c) 1 4 1 18.50 0 ■ O 5 i �� 00 C I e ,� In c © ® ai 1 SITE PLAN I Q , a., :T ::T::i • • a _ '`� 24.00 W `w. ° i 42_ F 141 11111 co C o• _._�"`- �a ° as -- ,/ .. 82,50 ` 11 I- A W /.• �"� 4 °n a ►� va DATE: 10/28/0$ t ,so 1 `°�,� .. Ili: 1 :; _ -- I r f M V 0 DRAWN: N WS ik ".`��,, ..! y `r " , ,r r� n Ste+ e d CHECKED: CNH is \ _. ----___� P ja . �, ,_ FILE: 8175.11 C10 .n© ci as^ r.) .' o - : _ REVISIONS: - 0 s J � ~�-a ©U __ _� "` ` _ _ ' CL 1 '_____[______���` 1 / JJJ ���r� °�� _— _ . GRAPHIC SCALE r M , C AAI ENOfNEEREICi MIC. 1i J .___--__ f f J y N" X IQ Q 6 10 20 ZOGB, ALL RI{3HTIB F3ESERVEO --------T CO ix 0 ` .� 1 . *'+U X U Li THERE pRAW�i(i3 ARE THE PROPERTY ("? ❑ .,.� ' ') _C f W OF FT To ENGINEERWEI INC. USED OR REPRODUCED ARE Ea IN M C)I-- O © r A4 15 `�`"-�-- ANY MANNER. EXCEPT THE PRIOR 1 0 c ���. ( m FEET ) WRITTEN PERMISSION !f')J D ,..+ 1 co!•^-� •-, ENGINEERING WO. N d IY 1 ( C� ,` \ :4 �` 1 inch = 10 ft. ,� v x l Y- \ --``�'- --- ------ ._ SHEET f \ \,, c),,S , \ „ i"-0 S W H-ERMOS0 \ 's WAY . NORTH�_— — _ TL .... _ I \ SITE PLAN ` — -- -,�-- _ _ ! . I t C1110 ---• SCALE r • io' -- .�.�_, I ' . I ..'. JOB NUMBER: A08175.11 07/14/09-PERMIT SUBMITTAL SDF zoo 9 - a000I n CITY OF TIGARD 8/20/2009 10:34:50AM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: SDR2009-00001 Project Name: KEYWAY OFFICE CONVERSION # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 1. MODIFICATION REQUIRES APPROVAL Continuing 8/14/09 Cheryl Gaines Albert Shields 01. Any modification to the approved plan requires review and approval from the Planning Department. A minor or major modification application may be required. 2. PROVIDE SITE PLAN/STREET TREES Met 8/11/09 Cheryl Caines Cheryl Caines 02. Prior to site work the applicant shall provide a site plan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met,then the applicant shall apply for a Type II adjustment to the street tree requirements. 3. PROVIDE LANDSCAPE PLAN Met 8/20/09 Cheryl Caines Cheryl Caines 03. Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4., and B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter from the landscape architect explaining how the Tigard Triangle screening standards will be met. L-1 along Hermoso: shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one(1)year. Groundcover plants must fully cover the remainder of landscape area within two(2)years. 4. SUBMIT FACILITIES SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 04. Submit detailed plans for review and approval that shows how all service facilities including air conditioning units, HVAC, and gas meters, are screened from view. 5. SUBMIT GARBAGE SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 05. Prior to site work the applicant shall submit a detailed plan illustrating how the garbage collection area is screened from neighboring properties. 6. SUBMIT REVISED SITE PLAN/PARKING Not Met 8/11/09 Cheryl Caines Cheryl Caines 06. Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A. Wheel stops for each parking space; B. Compact parking spaces labeled; and C. Dimensions of the bike parking area and materials used for the surfacing. 7. REVISED TREE PROTECTION PLAN Met 4/2/09 Cheryl Caines Todd Prager 07.The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist6s recommendations; B. Tree protection notes from the arborist report; and C.A signature of approval from the project arborist. 8. TREE PROTECTION FENCING Met 7/22/09 Cheryl Caines Todd Prager Page 1 of 4 asaociaUaa.inc. RECEIVED • ENGINEERING AUG 2 0 2009 CITY OF TIGARD PLANNI►!GjENGINEERI G LETTER OF TRANSMITTAL DATE: August 18, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION:Cheryl Caines TO: City of Tigard ENCLOSED: Plans ® Copy of Letter Calculations n Specifications n Shop Drawings ❑ Other NO. OF COPIES: DESCRIPTION: 1 Landscape Screening Response Letter n For your approval ® For your review n For your use ® As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Norm Scheg for Craig Harris Delivered Via: I� Courier ❑ 90 min. ❑ 3 hr. ❑ Same day FedEx n Priority ❑ Standard Mail n To be picked up I I Delivered 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m • AAi i I afghan associates,inc. • • ENGINEERING MEMORANDUM AEC ,v . AUG 2 0 DATE: 08/17/09 P� Cfr),OFT 2009 TO: Cheryl Caines ����li/kA/G N�- R/N BY: Beth Zauner SUBJECT: Keyway Office Conversion, SDR2009-00001 Conditions of Approval Landscape Requirements PROJECT NO.: A08175.11 Cheryl, Per the Updated Conditions comments from 08/10/09: 3A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4. The northern property line requires "C"buffering which is specified as: 10'buffer with (10) 5gal. shrubs per 1,000SF; Med. Trees spaced at 30'O.C. max., and remaining buffer to be lawn or living ground cover. Per code we need: 10'Wx100'L buffer= (1,000SF) (10) 5gal. shrubs (4) Med. trees spaced at 30'O.C. max. Remaining buffer to be lawn or living groundcover. We are providing: 10'Wx100'L buffer= (1,000SF) (17) 5gal. shrubs (4) Med. Trees spaced at 28'O.C. max. Remaining buffer is living groundcover. 3B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter that explains how the screening standards are met. Per code (L-1) we need: Shrubs that will provided a 3'high screen with 90% opacity within 1 year Trees spaced at 28'O.C. max. Groundcover to fully cover remaining area within 2 years. We are providing: (24) 3gal. shrubs that will provided the necessary screening along the parking area. 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m AAI afghan associates,inc. ' ENGINEERING (2) Trees: The trees cannot be spaced at 28'0.C. max due to the existing fir tree on the west side of the property(to remain) and the new driveway which is 24'wide (excluding wings). We have spaced the proposed trees to avoid conflict with the existing tree, the required driveway, underground piping and still provided the best cover in the limited remaining areas available to plant a tree. Remaining area is fully covered by groundcover For actual location and species of plants please refer to the Landscape Plan sheet L1.0. Please call with any questions. Regards, Bet Zauner 4462 cc: FILE - M. ELIZABETH ZAUNER t `t OREGON kz-„7 4s; ip A13' 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 fax w w w . a a i e n g . c o m • AA I afghan assaciatas,irtc. RECEIVED ENGINEERING 611r, 1 1 NO9 CITY OF TIGARD LETTER OF TRANSMITTAL PLANNINGIENGINEER1'R' DATE: August 11, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION:Cheryl Caines TO: City of Tigard ENCLOSED: ® Plans ❑ Copy of Letter I I Calculations 7 Specifications n Shop Drawings ❑ Other NO. OF COPIES: DESCRIPTION: 1 Revised plans per Todd and your Comments ® For your approval ❑ For your review ® For your use L] As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Craig Harris Delivered Via: ® Courier ❑ 90 min. U 3 hr. ® Same day ❑ FedEx [ I Priority U Standard ❑ Mail ❑ To be picked up ❑ Delivered 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a s i e n g . c o m - - _ LEGEND 462 %� _ ( 17) E. J. EXISTING BOUNDRY LINE I � �,� �. « - ::::: BOUNDARY LINE J °. � _ CURB PROPOSEDy—° .'�: .� _ BUILDING PROPOSED STRIPING `� V� I ..<-Ld�".r -.N.&.^��.�""W�i\ ( mom"d 4 °`�+ �._.+i"P � 3� ''''k'''' ':�° —.rte f y£ � § t #(gyp x y^' ` 4I y I � ;A_ _ . PROPOSED CONCRETE PATH d 4 .h y � '" g `" c PROPOSED ASPHALT PAVEMENT I I ( 4) J ( 400SF) A. R . ► `_� sE h Z It I . V . o i y i PLANT LI `fi W TREE z $" SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE COMMENTS _ I . -. .. — F L7 � . I ---� I S.M. 6 ACER SACCHARUM SUGAR MAPLE 2}i" CAL B/B W ,e1(1::::,..,_ �o - -} SHRUBS ... TAX l II c VIBURNUM DAVIDII DAVID VIBURNUM 3 GAL I 0 0 E.J. 17 EUONYMUS JAPONICA EVERGREEN EUONYMUS 5 GAL W GROUND 0 COVER .v. O O _...,� ... .:.,, .. . ;-:: x_ AJUGA RE � '''')‹...:1;i C4.5 I I A.R. 115 SF PTANS A- JUGA 24" O.C. ,= , TRIANGULAR 'I I = vo.I �- PATTERN 7 1 Lr) up / zI cf3 :-.1) I z CODE REVIEW I PROPOSED MUE ABUTTING SINGLE FAMILY RESIDENTIAL REQUIRES "C" BUFFER PER TABLE 18.745.1 BUFFER MATRIX. >- I I 1000 SF BUFFERES10ox100FLFRREQU'lRES 4ETRED TREES 30' O.C. MAX. N 0 r` I 1000 SF OF BUFFER REQUIRES 10-5gal. SHURBS. p rn 07 z c.) 0 o° I _ 0 _FRAME w cc 461 CS- ui cc o ORY \NQOC M O O . ► = o 0 1 s� 5 W DER o I-C) BU\LE??0 A \( joOR �_ i V ` N I--- i � 1Sr r r ■■ x. z ail' I ( 12) D . V. � LT.] ( 12) D . V. 11 0 a... , tie all 0 ‘-- ' ,,,,___ , ___________ /II C } fib A 1/ ii AIM iit -- �r _ , , , INN�II IIIII k4 ; i!2��gags' s --=aim !w �, LANDSCAPE PLAN qj ,ice�:,£> I►►i:i _ - _ k -- I'd III .. 4 . A 4----:. :� ' � ° � > . a 7—'°_M1 —, ':1111111114�� _ _ DATE: 10/28/08 --- xl k ;.,3e --� —_ —_ —• �J NO LANDSCA'ING UNDER EXISTING FIR CANOPY � 4� . . kr�` w °= — DRAWN: NWS MINIMAL DIS URBANCE IN THIS AREA � .i.r. ` '° °� CHECKED: CNH ( 2) S. M S. M . FILE: 8175.11L10 REVISIONS: ( 1 1 5 S F) A. R . - g4'26 '00„E --- - �� © AM ENGINEERING INC. –�-_ — -- 2008, ALL RIGHTS RESERVED —�� — THESE DRAWP4GS ARE THE PROPERTY OF AAI ENGINEERING INC. AND ARE U t 7 ANY MANNER, EXCEPT WE THOTHE PRIOR 20pg WRITTEN PERMISSION OF AAI �S . SW HERWIOS 0 WAY ' ENGINEERING INC. ' rF A l�6 yip !r.�°` Oro,. (3 fy 3 ,-,, SHEET GRAPHIC SCALE , * 19 0 NORTH 1 o o 5 10 20 40 LANDSCAPE PLAN =�.r =� . .: SCALE 1' 10' 1 inch = 10 ft JOB NUMBER: A081 75.11 08 11 09—PERMIT RESUBMITTAL _C2- ° 1 °GC / D R5 � ® . . {{ � cc '� 462 • t°4 rt . - Iz ZAVER (' OREGON 4 417 \*.f. 44sr Alku • = V o o y 7 3 L N Q c= W C 1 = j c0 W mIcil c0 O Z O,nn ,_— =�Z >f. 120.000 ' W � PREVAILING 0 WINDS ^o SPECIFIED TREE (3) 2" x 2" x 8' DOUGLAS FIR STAKES, STAKING PLAN ) ATTACH TO TREE WITH TWO STRANDS TWISTED #12 NEW GALV. WIRE & NEW r'' 5/8" RUBBER HOSE N • �, SET CROWN OF ROOTBA LL 1" ABOVE FINISH GRADE ( ("8") , I i REMOVE BURLAP FROM TOP 1/3 OF ' ROOTBALL AFTER STAKING C C.5 / ( � ��gJ SET CROWN OF ROOTBALL I 62 1" ABOVE FINISH GRADE BARK MULCH — 2" DEPTH 0$0•0; REMOVE BURLAP FROM TOP 1/3 FINISH / G `W.A G GRADE BARK MULCH CIRCLE SHALL EXTEND 6" BEYOND TREE STAKES IN TURF AREAS FINISH � OF ROOTBALL ...1„..., A .&) GRADE A .0 2" BARK MULCH imalsagl ,444•4•-•-•4444 0 4 ' III—II 4 44 4 4. III=1 .....r...-.4.-.4/40›.......,...v..,, --..<�./�/ ice/ 1..,_ 1-- =11IJ •������;�, 1=III , BACKFILL SOIL MIXTURE ►444444.♦ o a III IIIh ,4'•4.4.4.4.4.4• •. °lil IfI=III=III• ' —III=III=III 'i CITY OF T I G A R D 8/21/2009 11111 n 11:29:03AM S 13125 Sw Hall Blvd. TI C;A R.D Tigard,OR 97223 (503)639-4171 • Conditions Associated With Case #: SDR2009-00001 Project Name: KEYWAY OFFICE CONVERSION # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 1. MODIFICATION REQUIRES APPROVAL Continuing 8/14/09 Cheryl Caines Albert Shields 01. Any modification to the approved plan requires review and approval from the Planning Department. A minor or major modification application may be required. 2. PROVIDE SITE PLAN/STREET TREES Met 8/11/09 Cheryl Caines Cheryl Caines 02. Prior to site work the applicant shall provide a site plan for review and approval showing the street trees spaced at a maximum of 28 feet on center. Size and species must be shown. If the spacing standards cannot be met,then the applicant shall apply for a Type II adjustment to the street tree requirements. 3. PROVIDE LANDSCAPE PLAN Met 8/20/09 Cheryl Caines Cheryl Caines 03. Prior to site work the applicant shall provide a landscape plan for review and approval showing: A. Trees and shrubs within the required buffer along the northern property line meeting the specifications of 18.745.050.B.4.; and B. Landscaping that meets the L-1 requirements of the Tigard Triangle along with a letter from the landscape architect explaining how the Tigard Triangle screening standards will be met. L-1 along Hermoso: shrubs shall be of a variety that will provide a 3-foot high screen and 90 percent opacity within one(1)year. Groundcover plants must fully cover the remainder of landscape area within two(2)years. 4. SUBMIT FACILITIES SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 04. Submit detailed plans for review and approval that shows how all service facilities including air conditioning units, HVAC, and gas meters,are screened from view. 5. SUBMIT GARBAGE SCREENING PLAN Met 8/14/09 Cheryl Caines Albert Shields 05. Prior to site work the applicant shall submit a detailed plan illustrating how the garbage collection area is screened from neighboring properties. 6. SUBMIT REVISED SITE PLAN/PARKING Met 8/21/09 Cheryl Caines Cheryl Caines 06. Prior to site work the applicant shall submit a revised site plan for review and approval that shows the following: A.Wheel stops for each parking space; B. Compact parking spaces labeled; and C. Dimensions of the bike parking area and materials used for the surfacing. 7. REVISED TREE PROTECTION PLAN Met 4/2/09 Cheryl Caines Todd Prager 07. The applicant shall provide a revised tree protection plan for review and approval that shows: A. Tree protection fencing type and location to scale per the project arborist6s recommendations; B. Tree protection notes from the arborist report; and C.A signature of approval from the project arborist. 8. TREE PROTECTION FENCING Met 7/22/09 Cheryl Caines Todd Prager Page 1 of 4 # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 08. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for • the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 9. WORK W/IN TREE PROTECTION ZONES Continuing 8/18/09 Cheryl Caines Cheryl Caines 09. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 10. ARBORIST REPORTS Continuing 4/2/09 Cheryl Caines Cheryl Caines 10. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone(TPZ)fencing installation through the construction phases. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ6s or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. 11. SITE PLAN/VISION CLEARANCE Met 8/21/09 Cheryl Caines Cheryl Caines 11.A site plan must be provided for review and approval indicating how the vision clearance requirements are met. 12. PFI PERMIT REQUIRED Applied 4/2/09 Kim McMillan Albert Shields 12. Prior to issuance of a site permit, A Public Facility Improvement(PFI)permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City6s web page(www.tigard-or.gov). 13. EXACT LEGAL NAME Met 4/2/09 Kim McMillan Al Dickman 13. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the ,Permittee%, and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 14. CONSTRUCTION VEHICLE ACCESS PLAN Met 4/2/09 Kim McMillan Al Dickman 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 15. CONSTRUCTION VEHICLE/BUILDING PHASE Applied 4/2/09 Kim McMillan Albert Shields 15.The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 16. ROW DEDICATION Met 4/2/09 Kim McMillan Al Dickman 16.Additional right-of-way shall be dedicated to the Public along the frontage of SW Hermoso Way to increase the right-of-way to 30 feet from centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 17. FRONTAGE IMPROVEMENT HERMOSO WAY Met 4/2/09 Kim McMillan Al Dickman Page 2 of 4 • likAiklafghan arsaciates,iac. ENGINEERING RECEIVED AUG 2 1 2009 CITY OFTIGARD LETTER OF TRANSMITTAL PLANNING/ENGINEERING DATE: August 21, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION:Cheryl Caines TO: City of Tigard ENCLOSED: ® Plans LJ Copy of Letter n Calculations n Specifications Shop Drawings Other NO. OF COPIES: DESCRIPTION: 1 Revised plan sheets C1.0 and C3.0 ® For your approval ❑ For your review ❑ For your use ® As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Craig Harris Delivered Via: ® Courier n 90 min. E 3 hr. ® Same day FedEx I 1 Priority ❑ Standard I Mail I To be picked up ❑ Delivered 4875 SW Griffith Drive I Suite 300 I Beaverton,OR 1 97005 503.620.3030 I tel 503.620.5539 I fax w w w . a a i e n g . c o m ■ � ,� D PRO, ss �� .....--4/1 5:41 -- - LEGEND EXISTING PROPOSED SL CONTOUR--1 TO 4 FOOT INTERVALS °102 102 /G �. \\\v- LEGEND O(�- - - 100 N 1 O�, �O' � ~"~ L --� � � CONTOUR---5 FOOT INTERVALS "" RENEWAL s/30�t,1 I I/ S84°26 '00"� _ �� _ -- _ PARKING STRIPING / RIGHT OF WAY I f 1 -- � ASPHALT PAVEMENT i-CART FILTERED CATCH BASIN .e v 0 c g � y z r ER \ m W fl k1 °-° d �^ O'm h in ! (" \ ° tg w $i RI J I p° 1 \) I ea U..� m I ... z ui 7 — M g. i 1 y0 �' I z I C \ SITE NOTES w m II J I I + ( ) \ I I O INSTALL tNTDE A PA RKING AND SIGN. v 5EE SHE C3.4 FOR DETAIL. C,... ��/� �I 2 INSTALL W ASPHALT PAVEMENT. 1300 f SEE SHEET C3.0 FOR DETAIL. } 3� INSTALL CONCRETE CURB. r SEE SHEET C3.0 FOR DETAIL.rn I �� �� \ I 4 INSTALL CONTECH STORMFILTER CATCH 1 O BASIN. SEE SHEET C3.4 FOR DETAIL. O 5 CONNECT PROPOSED IMPROVEMENTS �`? INTO PROPOSED OFF-SITE w IMPROVEMENTS. SEE OFF-SI I TE OTAX LOT IMPROVEMENT PLAN FOR MORE INFO. I O INSTALL 2 BIKE RACK (2.5�X6� PARKING AREA EACH) �" 1 0 I CE SE B GK PAVER PAD F,,, 1) 4 SEE SHEET C3.0 FOR DETAIL. n co O 6' WIDE SCORED CONCRETE WALKWAY F---! o i tfj. C,� / INSTALL WHEEL STOP (5 PLACES) II SEE SHEET C3.0 FOR DETAIL 11 � \ r 0 I / r \ 9 5' HIGH 50LID CEDAR FENCING I O SCREENS HVAG• GARBAGE, RECYCLING 10 VISION CLEARENCE TRIANGLE cv rW) W z / I , r V ° I : I H w w CE i I `�,, f in o � _ AM � 6s _ o � >1'1 o ,� 1N0� � . r ow Q off : 3 o N I- in �3U1LD1 FLOOR E�- � 2 �--� WAS rTT�;j F€E fEE - f p t 1 8�. �4 - i € z N o w fy � a 1E�t}�a ,3,� fa€g.; � is €�r1P, r 6 g�� ' P x �' ; A f �€E��38 �� &BE � q�y€p 2� e € �'dt - ♦�' .,,, J.�� - L .� BAay3 s b' � E J�P E fjj{ € ' • �./�- _ Y� h:Of R �'W t f O U nd i4 - V E 3 f - W.ii !b H E f 3d d t E P f if Q { yY€, ?Yy #? d i E ,7 E' iii >_ Jff O� .a Y 13@"f €j N4h .r I - tEi T ,.$ 3 3. t t 1 kE«IE "� .`� ,�fir 8 sy, f j o E \.ze E IE: �Y LV -° yy ` - - �, � ,r .I SITE PLAN • 1 b . ., .„........... .. . ,,.............__. ..._.._.....,„.,k, . �'� :� 1�►1: .. .. y ,� y ri v : IN 0/28/08 • " w : NWS • j izil - �r H- `) CHECKED: C N H • $.. � 4 i E �d .7 ,� H ,. ° ( — — --�� _ FILE: 8175.11 C10 Cs -- T• C6 PQ 74 cya _ id �~-�- NS.ct l`f REVISIONS: -� CJ � E � I�t E'�t:€ � � ��� g '"' Vila ��- {�p 8 4. 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GR ,,,,,,,I � � € � ,, ,� � ',� € } _ .;�° � ,. ° � �� � ��- � ��� ._w� __ AFHIC SCALE 0 E € � U � �# ff � � "" � - �Et � Iii AAI ENfI1NEERINQ INO� (� _ d' Q Zp LL IGHTS RESERVED p,� l +-r f�i C.1 x 10 0 b 1G 20 40 09 A R +-r }- 1 - pQ vv\ °`''b $,. ;: a g �" W THESE DRAWINQB ARE THE PROPERTY Li !f} ❑ �� � �tY l � € �a. 3'i 93� �!:i-.fin 2' �' Y�,e,lra z�I E°;� (U J F- NOT TO 9E uSED OR REPROp CED IN U (1 ANY MANNER, EXCEPT WRH THE PRIOR ° 1 '! �'�.� � ( Di FEET ) WRITTEN PERMISSION OP AAI W 1 inch — 10 fG ENGINEERING INC. i \ C r SHEET -� HRMOso � NORTH EC L 0` SITE PLAN Auca �. 00 Y\ CP " �.� SCALE f . 10' &�� � IIA � 1 . 0 JOB NUMBER: I 08 20 09—PERMIT RESUBMITTAL A08175.11 f T____ ___ , J71 zoos- oaoQ ___ _ 1 '� <0RED PRO ' SIGN AND POST (TO MEET HANDICAP CODE \5 ANC EfR \O� REQUIREMENTS). CONTRACTOR TO COORDINATE I 5;41 SPECIFIC REQUIREMENTS W/ JURISDICTION. 1 w.. 0-. I I VAN ACCESSIBLE SIGN - SIGH SHALL �� STATE IN 1" HIGH LETTERS: "VAN 0,A,i ' 15• ry— �� ACCESSIBLE" / N' NP IINSTALL SIGN POST PER MANUFACTURER'S RENEWAL 6/30/11 RECOMMENDATIONS I 1 SET PLASTIC BASE IN EPDXY BED PER WITHIN STREET/PAVING LANDSCAPE AREA ONLY MANUFACTURER'S RECOMMENDATIONS AT r —k---,,,,,,,,,,,,,,..,,,,,'-'-'7.--- CONCRETE SIDEWALK IO 6" j '� - RESURFACING TO MATCH EXISTING PAVING I �� EMBEDDED POST PER � gE vl Z n EXIST. SECTION. SAW CUT AT LOCATION OF JOINT CONCRETE W/ LIGHT BROOM FINISH v� MANUFACTURER'S RECOMMENDATIONS . _ °' EXIST. A.C. EXISTING 1/2" RADIUS TYP. I I AT PLANTER y E SECTION RESURFACING ._ . Lu ; 1 g" , 11 .._ NISH GRADE ® BACK OF CURB L J . W m w „9 C // 1 I t 3 ..� n 2 -0 ZSa I': - MIN` /// __. I I i-�_._._. ill �` - PAINTED EMBLEM ON ASPHALT — m" r€ O o I' APPROVED _ " PAVING — TYP. AT ALL HANDICAP CD a`° 4 �� F v , ,n 9.75 I Z m o ' NATIVE BACKFILL • CV 4 r� PARKING. PAINT WHITE. 1 1/2"-0" CRUSHED 1 = ' ' COMPACTED t° °CD AGGREGATE BACKFILL ° ` °;�/ ( ) cD M W (COMPACTED) 11 / ` 1 I N el 0 / �- �' 31 — _ W IN N I / ^Th ....-... Ca 0 V).'9 uQoQ '' Lip -4 4 ,_. 11! I` '_. O °e `/,°/ •'l_;_ € I v, NOTE: ° '°.a._,.t 0 0 04'0 __• ,; / _ . - ____ PAVING SEE PLANS �/ •� iII I ..= ¢ VERIFY ALL II � ' a �0'"' • ::: _. I " c',0 - I REQUIREMENTS W/ "� � ____.- I I _ > JURISDICTION , a .. CRUSHED ROCK I 1 PIPE ZONE t° o *" l I` I _.�: PRIOR TO START OF ° 'o �e ' °<> SURFACE FLANGE — Q o° i I --iv"I I ' CONSTRUCTION `� 0 n •2" CRUSHED ROCK MOUNT oIN E` _�m I I : =ry `I, I IN—GROUND o Q 1 — 1+....__I f{ 1 .= UNDISTURBED NATIVE SUBGRADE BEDDING �N ' \I ± :, : ; -.... -4- , 1. MOUNT PER MANUFACTURER'S RECOMMENDATIONS. µ I1 _..'' .� 7± T \'- 34 0 PIPE BEDDING 9" HANDICAP PARKIN M L M AN IGN - AND PIPE ZONE MATERIAL - 1 Ca5 NOTE: EXPANSION JOINTS 0 15' O.C. MAX. N.T.S E SAND r 1 PRIVATE PRIVATE 3" " I—I TRENCH ACCFILL DETAIL STANDARD CONCRETE CURB BICYCLE RACK 72 (7 • .. . -... , _ ..�_:, , _ . : _ . . ._ _- . . . . 8" N.T.S. N.T.S NOT TO SCALE a, � c O M 1 / Q CO 1 N CV 5 1/2" 5/8" r- O rn • TOP VIEW walaai Cn z SIDE VIEW NOTES: s 0 0 HANDICAP BLUE AT HANDICAP STALLS) W INSTALL WITH 12 GROUND ImEsswaq SPIKES (AC INSTALLATION) _ II PRECAST CONCRETE WHEEL STOP 4.1 o 0 " Q LO 0 B 0 GENERAL NOTES N 1=- I)STORMFILTER BY CONTECH STORMWATER SOLUTIONS; PORTLAND, OR(800) 548-4667;SCARBOROUGH, ME(877) v I` 4"O OPENING 907-8676; LINTHICUM, MD(86G)740-33 I8. 3' HANDICAP PARKING SIGNS - TYP. OUTLET STUB PERMANENT POOL ELEVATION 2) FILTERS TO BE SIPHON-ACTUATED AND SELF-CLEANING. I • 4< 3)STEEL STRUCTURE TO BE MANUFACTURED OF I/4 INCH STEEL PLATE. • O (SEE NOTES 4:L5) 4)STORMFILTER REQUIRES 2.3 FEET OF DROP FROM RIM TO OUTLET. INLET SHOULD NOT BE LOWER THAN OUTLET. INLET(IF 0.. 6" y:^ gyp s„ �;�'+ APPLICABLE)AND OUTLET PIPING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR- OVERLAP 5 I/4 —��. 5)CBSF EQUIPPED WITH 4 INCH(APPROXIMATE) LONG STUBS FOR INLET(IF APPLICABLE)AND OUTLET PIPING. STANDARD OUTLET . ' ' _._ _ .' �' STUB IS 8 INCHES IN DIAMETER. MAXIMUM OUTLET STUB IS 15 INCHES IN DIAMETER. CONNECTION TO COLLECTION PIPING .. •. � - S Rte- USING FLEXIBLE COUPLING BY CONTRACTOR, • VARIES OR H-20 LOADS RATING CONCRETE COLLAR IS REQUIRED CONCRETE COLLAR WITH QUANTITY(2)#4 REINFORCING BARS TO WEIR WALL A 2'-3 5/8" _ 2'-3 5/8" MAX. 6)BE PROVIDED BY CONTRACTOR. ,: - 5' `, 7)ALL STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE GUIDELINES FOR MORE — 5, I INFORMATION. l� ,•,7� 4" WIDE WHITE �i■ `� �� A I –CARTRIDGE CATCHBASIN PARKING STRIPES a � r . •. 0 • STORMFILTER DATA PAINTED WHITE — TYP. ` ` 4" STRUCTURE ID B Cl �� V."►'1►r1�rJ (NP) OUTLET STUB INLET STUB WATER QUALITY FLOW RATE(cfs) 0.004cfs SCUM BAFFLE \�_��. (SEE NOTES 4*5) 2' (OPTIONAL) PEAK FLOW RATE(<I cfs) 0.040cfs sa' — INSIDE (SEE NOTES 4$5) RETURN PERIOD OF PEAK FLOW(yrs) 25yrs I, CARTRIDGE FLOW RATE(15 OR 7.5 qpm) 7.5gpm N :. 2"0 OUTLET PIPE MEDIA TYPE(CSF, PERLITE, ZPG) PERLITE ,wN : - � n• FROM UNDERDRAIN 'OUOTSIDE� RIM ELEVATION 237.44' - - •--• - °._. --°— PIPE DATA: I.E. DIAMETER SITE CIVIL 0 INLET STUB REINFORCING BARS 1-CARTRIDGE CATCHBASIN - SECTION VIEW B OUTLET STUB 235.14 6° DETAILS INLET STUB (SEE NOTE 6) (OPTIONAL) 2 (SEE NOTES 4$5) CONFIGURATION OUTLETt!'R OUTLET w 1-CARTRIDGE CATCHBASIN - PLAN VIEW 1 I• ) • 6 ,C' INLET INLET + DATE: 10/28/08 LIFTING EYE SLOPED LID NO SOLID COVER NO DRAWN: NWS 4"0 ACCESS COVER —� —�• (TYP OF 4) NOTES/SPECIAL REQUIREMENTS: INLET GRATE OPENING CHECKED: CNH 2 I/2' ._- ��- ;: . w '-- INLET GRATE ACCESS COVER FILE: 8175.11 C30 i.i,���.a'.i,i,i;iii,�,i,��::,. _ - _ / / ~` I < _ PARKING STALL — 9 MIN. LOADING AREA — 6' MIN. REVISIONS• I ' VERIFY W/ PLANS SEE PLANS {�--•I / \ CONCRETE COLLAR / \ PERMANENATI N T ——— / \1 3L9'1 / \ POOL ELEV O fr. ���al OUTLET STUB / \ (SEE NOtE 6) / \_ J 4.. (SEE NOTES 45)—� \ W I I► �I �O � -— STORMFILTER CARTRIDGE I -6" 1 11-����������iI INSIDE RIM HANDICAP A' STALL I Mr,f CARTRIDGE(TYP) SUPPORT (TYP) i�����������I A KIN Y AAI ENGINEERING INC. (SEE NOTE 2) I► �) CLEANOUT ACCESS I► tl N.T.S PLUG ON WEIR WALL •'•♦•• 2009, ALL RIGHTS RESERVED i►�� ����1 L7����7∎�∎�j THESE DRAWINGS ARE THE PROPERTY _ ,� ., _ OF AAI ENGINEERING INC. AND ARE MANIFOLD • 4 I NOT TO BE USED OR REPRODUCED IN MANIFOLD a ANY MANNER,EXCEPT WITH THE PRIOR 4 WRITTEN PERMISSION OF AM 2'-ID 2' 1-CARTRIDGE CATCHBASIN - SECTION VIEW _ INSIDE INSIDE 3 e _ ' ' _ 2.5" ASPHALT PAVEMENT ENGINEERING INC. 4'-4 3/4" 2'-4" 2'-4" OUTSIDE INSIDE RIM INSIDE RIM SHEET THE STORMWATER MANAGEMENT THE STORMWATER MANAGEMENT THE STORMWATER MANAGEMENT CATCHBASIN - SECTION VIEW A StormF,lter® StormFilter® __ 4'-8 3/4" Stormfilter® 8" CRUSHED AGGREGATE BASE 1-CARTRIDGE U.S.PATENT No.5,322,629, OUTSIDE RIM U.5.PATENT No.5,322,629, U.S.PATENT No.No.G,027,6 No.5,707,527.No.6,027,639 .- .OW AAVATIP. 73 41IK 1 No. 5,707,527,No. ,624.639 No.5,707,527,No.6,027,639 1-CARTRIDGE CATCHBASIN - TOP VIEW No.6,649,048,No.5,624,576, /,.\\K!,\ / < No.6,649,048,No.5,624,576, '"� No.6,649,048,No.5,624,576, AND OTHER U.S.AND FOREIGN \ ��\� `\��`\ \ " 1\J.1...1) AND OTHER U.S.AND FOREIGN / /� // / COMPACTED SUBGRADE AND OTHER U.S.AND FOREIGN PATENTS PENDING / / PATENTS PENDING 02006 CONTECH Storrnwater Solutions /`.- ©2006 CONTECH Stormwater Solutions PATENTS PENDING 02006 CONTECH Stomiwater Solutions .\. ._�•�. `�._, \ Z . 2Q�g �® STEEL CATCHBASIN STORMFILTER DRAWING I Rt ® � ® STEEL CATCHBASIN STORMFILTER DRAWING 1^, - ® STEEL CATCHBASIN STORMFILTER DRAWING °,„ �i�j0 ss�j®1, ® v® ���®®® ® TOP VIEW, NOTES AND DATA 3 PRIVATE d q :N13 .-1 - C3 B 0 ® SECTION VIEWS 2 _ _ ,t 4 STORM -BI PLAN AND SECTION VIEWS 1 STANDARD DETAIL - 1 CARTRIDGE UNITORMWATER STANDARD DETAIL - 1 CARTRIDGE UNIT ti3 STORIVIWATE SOLUTIONS. STANDARD DETAIL - 1 CARTRIDGE UNIT 313 SECTION e.^:1,= `'�`' SOLUTIONS „3 SOLUTIONS ASPHALT SECTI®N ,�,_-- contechstormwater.com DATE:11/01/05 I SCALE NONE I FILE NAME:CBSF1-S-DTL I DRAWN:MJW I CHECKED:ARG contechstormwater.com DATE:11/01/05 SCALE:NONE FILE NAME:CBSFIS-DTL DRAWN:MJW CHECKED:ARG contechstormwater.com DATE:11/01/05 I SCALE:NONE I FILE NAME:CBSF1S-DTL I DRAWN:MJW I CHECKED:ARG - ` NOT TO SCALE JOB NUMBER: A08175.11 08 20 09-PERMIT RESUBMITTAL Albert Shields 5 zt2,0=7 — o©pO/ From: Teragan & Associates [terry @teragan.com] / 0D /Q Sent: Friday, November 13, 2009 8:59 PM �� To: Todd Prager Cc: brianf @keywaycorp.com; Albert Shields; Kay Kinyon Subject: Fw: Key Way/Hermoso Way Attachments: HermosoWayRpt.pdf Todd, Here is the arborist's report for the inspection of the excavation of the of the curb and storm catch basin at the Hermosa Way project on November 10, 2009 for KeyWay Corporation. The inspection and site observation was completed by my associate, Kay Kinyon as certified arborist and qualified tree risk assessor. Please call Kay Kinyon at 503-803-7594 as Kay will be filling in as I will out of town until December 7, 2009 if you have any questions. Kay will be completing the next bi-weekly site inspection on November 24 or sooner if the owner moves into another phase of the project that will cause work to occur within the tree's dripline. Terry Terrence P. Flanagan Board Certified Master Arborist# PN-0120BMT Certified Tree Risk Assessor# PNW - 0152 Member, American Society of Consulting Arborists Teragan & Associates, Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 (503) 697-1975 office (503) 697-1976 fax (503) 803-0017 cell i ARBORIST REPORT /%YW4Y Subject: Tree Protection Supervision Address of the Report: 7275 SW Hermoso Way Tigard, Oregon Date of the Report: November 10, 2009 Report Submitted To: Terry Flanagan Summary I arrived on site at 9:00 AM and departed at 2:00 PM. I met Brian Frank with Key Way Corp. Hi Pro was doing the excavation work. A smaller Caterpillar 304 excavator was used. The operator's name was D.J. Hi Pro also provided a laborer who hand dug back roots as they were exposed in the course of the excavation work. Approximately 40 linear feet of excavation work was done down the edge of Hermoso Way in front of the 44" Douglas Fir. This excavation work was done to an average depth of about 27 inches. Two roots of 2"diameter were encountered and cut at 13.5' from trunk face and at 12'feet from trunk face. Other encountered were 11/2" in diameter or less. A hole for a catch basin was also dug on the east side of the tree just inside its drip line. No two inch diameter or larger roots were encountered. Other excavation work requiring arborist supervision for this project will be schedule at another time. A photograph of the work done on the south side of the 44" Douglas Fir has been attached. Sincerely, Kay Kinyon Certified Arborist by the International Society of Arboriculture, #PN-0409 Albert Shields From: Todd Prager Sent: Thursday, October 08, 2009 9:02 AM To: Albert Shields Subject: - From: Teragan &Associates [mailto:terry@teragan.com] Sent: Friday, September 04, 2009 11:28 AM To: Brian Frank; Todd Prager; Al Dickman; Dan Nelson; Cheryl Caines Cc: Craig Harris Subject: Re: KeyWay Ok Brian Terrence P. Flanagan Board Certified Master Arborist# PN-0120BMT Certified Tree Risk Assessor#PNW - 0152 Member, American Society of Consulting Arborists Teragan & Associates, Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 (503) 697-1975 office (503) 697-1976 fax (503) 803-0017 cell Original Message From: Brian Frank To: Todd Prager; Al Dickman ; Dan Nelson ; Cheryl Caines Cc: Craig Harris ; Teragan &Associates Sent: Friday, September 04, 2009 10:57 AM Subject: RE: KeyWay Todd; Understood, we will have Terry Flanagan verify the TP fencing and notify the city of is completion with his arborists reports. Terry: Because of the tightness of the TP fence to the future site AC and sidewalk I will have some survey points set so the fence is located exactly where it needs to be. I will call you after I have this survey work done and you can see the location of the fence prior to us installing it. I call you after the points are in. Thanks Brian L. Frank, President KeyWay Corp. e-mail brianf(a.keywavcorp.com Office 503.684.5100 1 Fax 503.684.5500 - Cell 503.888.2516 From: Todd Prager [mailto:todd @tigard-or.gov] Sent: Friday, September 04, 2009 9:59 AM To: Al Dickman; Dan Nelson; Cheryl Caines Cc: 'Craig Harris'; Brian Frank; Teragan &Associates Subject: RE: KeyWay Prior to site work, the project arborist will need to verify that the tree protection fencing has been installed per the approved tree protection plan. Arborist reports will be required every two weeks thereafter until final inspection. -Todd From:Al Dickman Sent: Friday, September 04, 2009 9:50 AM To:Todd Prager; Dan Nelson; Cheryl Caines Cc: 'Craig Harris'; 'brianf @keywaycorp.com' Subject: KeyWay Please sign off in Accela/PFI2009-00032/Workflow/Arborist/Building/Planning. You have all accepted the plan and without your sign-offs I can't issue the permit, which I have already done verbally today at the pre-con. Thank you all Al.. 2 • Albert Shields From: Todd Prager Sent: Friday, April 02, 2010 8:12 AM Teragan & Associates 1!� brianf @keywaycorp.com; Albert Shields; Kay Kinyon Subject: RE: Arborist report on KeyWay project on 7275 SW Hermoso Way Thank you. I will sign off the tree protection condition for this project. Todd From: Teragan &Associates [mailto:terry@teragan.com] Sent: Thursday, April 01, 2010 6:19 PM To: Todd Prager Cc: brianf @keywaycorp.com; Albert Shields; Kay Kinyon Subject: Re: Arborist report on KeyWay project on 7275 SW Hermoso Way Hi Todd, This email is to bring you up to date on the progress of the construction of the front parking area for Key Way Corporation at 7275 SW Hermosa Way, Tigard, OR and to submit my final arborist report for this project. Attached is the final arborist report. Please contact me if you have any questions. Terry T--rence P. Flanagan -d Certified Master Arborist # PN-0120BMT ,.,,rtified Tree Risk Assessor# PNW - 0152 Member, American Society of Consulting Arborists Teragan & Associates, Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 (503) 697-1975 office (503) 697-1976 fax (503) 803-0017 cell Original Message From: Todd Prager To: Teragan & Associates Cc: brianf(a�keywaycorp.com ; Albert Shields ; Kay Kinyon Sent: Wednesday, February 24, 2010 6:09 PM Subject: RE: Arborist report on KeyWay project on 7275 SW Hermoso Way Thank you Terry and Kay. The reports look good. -Todd From: Teragan &Associates [mailto:terry@teragan.com] nt: Wednesday, February 24, 2010 4:39 PM Todd Prager Teragan & Asociates, Inc. Terrence P. Flanagan Arboricultural nsultants ARBORIST REPORT ti.Xel Site Visit 3-4-10 and 4-1-10 Report Submission 4-1-10 Subject: Tree Protection Status Report/ Final Report ✓ Address of Site: 7275 SW Hermoso Way, Tigard, Oregon Submitted By: Terrence P. Flanagan Board Certified Master Arborist# PN-0120 March 4, 2010 Upon arrival the crew was working on paving the street. No activity was occurring within the tree protection area. A section of the fence was down by the house and by the west end of the sidewalk. No activity had occurred within the tree protection fence beyond the hand trenching that was reported on in a previous report. The owner indicated that both sections of the fence would be re-erected immediately. A couple of but Douglas fir branches were on the ground within the tree protection area. I was informed that a PGE crew had cut a couple of branches to re-align an electrical line through the tree. The pruned branches did not cause undue harm to the tree. t r.rt rt 47.1 y, r, ,_ ric ,A41044 4 � y 4 h rte" •.4,,A,!'4 f i'I?��� C �_.d ■; 4 r, a, 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975•Fax(503)697-1976•E-mail:terrygteragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists Key Way Corporation 4/2/2010 Brian Frank page 2 of3 i*au 1 1 , A . . : $10 ',,' ,• Ai ' ,' 4' •t ' ., �, . `,Ilk k IOW`fir '- /1 tI . ,. sue" i ? 0, 1 '.. ... 4 .._ , _ . -, ____ ...- _-_. . . ..„„ .. _ ' 1. - .4' 4,-` .' .,'n; s 4,4''' i' '' i a �, +t : i 4 r,{ w� _ # `' '' • ' ' " =03I040AT0 1We05 . k The status of the job was that the paving of the parking lot would occur in the following week or so. Once the paving of the parking lot was completed, the tree protection fencing would come down to allow for the installation of the landscape. An email from the owner on March 17 indicated that they had finished the construction work and that all was left was the installation of the landscape. At that time he had removed the tree protection fencing and the erosion control. Landscaping was to commence the week of March 22. 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975•Fax(503)697-1976•E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists ' Key Way Corporation 4/2/2010 Brian Frank page 3 of 3 April 1, 2010—Final Site Inspection Project is complete. Paving, landscaping, street trees are all in. The care for the tree during this construction project appears to have followed all of the specifications that were stated in the tree protection plan. There is no expectation that this tree should show any stress from this project. L' ee A`* ' � • Tr,' , y F ' 4` A4•' '' ,.. . .. ,..,„?• p> +�.. #•• ; • 1 A ,�, 411,1 `_ o" "A Y'•. ... • . .• A.- `� .e. .qtr r ??'• T` , * '. l * ' O. . ., r l �, � � J ei s :* + tdyj^ ' ate} t0 t►y, y .r•1� ■ , K i,t ll, : ...A 44044...."' qtr rµ 04/01 /2010 15 :48 3145 Westview Circle•Lake Oswego,OR 97034 •(503)697-1975•Fax(503)697-19760E-mail:terry@teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists Albert Shields From: Teragan & Associates [terry @teragan.com] ` nt: Thursday, April 01 , 2010 6:19 PM Todd Prager brianf @keywaycorp.com; Albert Shields; Kay Kinyon Subject: Re: Arborist report on KeyWay project on 7275 SW Hermoso Way Attachments: 4-1-1 0, Final Arborist Report.doc Hi Todd, This email is to bring you up to date on the progress of the construction of the front parking area for Key Way Corporation at 7275 SW Hermosa Way, Tigard, OR and to submit my final arborist report for this project. Attached is the final arborist report. Please contact me if you have any questions. Terry Terrence P. Flanagan Board Certified Master Arborist # PN-0120BMT Certified Tree Risk Assessor# PNW - 0152 Member, American Society of Consulting Arborists Teragan& Associates, Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 (503) 697-1975 office 3) 697-1976 fax 3) 803-0017 cell Original Message From: Todd Prager To: Teraqan & Associates Cc: brianfkeywaycorp.com ; Albert Shields ; Kay Kinyon Sent: Wednesday, February 24, 2010 6:09 PM Subject: RE: Arborist report on KeyWay project on 7275 SW Hermosa Way Thank you Terry and Kay. The reports look good. -Todd From: Teragan & Associates [mailto:terry@teragan.com] Sent: Wednesday, February 24, 2010 4:39 PM To: Todd Prager Cc: brianf(akeywaycorp.com; Albert Shields; Kay Kinyon Subject: Re: Arborist report on KeyWay project on 7275 SW Hermoso Way Todd, The project for Keyway is progressing as stated in my last email. I have attached the last three site observation reports from the site that were completed by my associate, Kay Kinyon. I am scheduled to complete a site visit on 2-25-10, a little over two weeks since the last site inspection that was done in ijunction with the oversight as the sidewalk and sewer line were installed. IPlease call if you have any questions or concerns. 1 • Terri Terrence P. Flanagan Board Certified Master Arborist # PN-0120BMT rtified Tree Risk Assessor# PNW - 0152 mber, American Society of Consulting Arborists Teragan& Associates, Inc. 3145 Westview Circle Lake Oswego, Oregon 97034 (503) 697-1975 office (503) 697-1976 fax (503) 803-0017 cell Original Message From: Todd Prager To: Teragan & Associates Cc: brianf(a)keywaycorp.com ; Albert Shields ; Kay Kinyon Sent: Monday, February 01, 2010 8:09 AM Subject: RE: Arborist report on KeyWay project on 7275 SW Hermoso Way -Thank you for keeping us up to date Terry. Todd From: Teragan &Associates [mailto:terry©teragan.com] Sent: Saturday, January 30, 2010 5:19 PM To: Todd Prager brianf@keywaycorp.com; Albert Shields; Kay Kinyon bject: Arborist report on KeyWay project on 7275 SW Hermoso Way Hi Todd, This email is to bring you up to date on the Key Way Office project on 7275 SW Hermosa Way. After the work to set the curb along the street completed on 11-10-09 that you received a report on, the project has not moved forward with any additional work. I went by the site in mid January and no work had progressed beyond what was done in November. I just received work from Brian Frank that they will be starting up the project again starting Monday, February 1. As I have to go back east for family business all of next week, my associate Kay Kinyon will be on site to observe the excavation as called for in the tree plan that was submitted. We will submit a report on the activities as soon as the work is completed or at the end of the week which ever comes first. Feel free to call my cell if you have any questions. Terry Terrence P. Flanagan Board Certified Master Arborist# PN-0120BMT Certified Tree Risk Assessor# PNW- 0152 Member, American Society of Consulting Arborists Thragan & Associates, Inc. 45 Westview Circle ake Oswego, Oregon 97034 2 • (503)697-1975 office (503)697-1976 fax (503) 803-0017 cell SCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e- ,ail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e- mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 3 Albert Shields From: Gus Duenas ,� Sent: Wednesday, May 05, 2010 3:03 PM 5-%'� 2i70 q-- 0000 To: Cheryl Caines Cc: Craig Harris; Albert Shields a/1,WSubject: RE: Keyway Office 1- 3 Attachments: im451 1_20100505_14551 1.pdf Cheryl, I received a stamped version of the sight distance certification (with a few revisions that I sent to him via email). With the receipt of this, the condition for submittal of final sight distance certification is met. , / If you have any questions, please let me know.Attached is the final version of the certification. From: Cheryl Caines Sent: Wednesday, May 05, 2010 10:03 AM To: Gus Duenas Cc: Craig Harris; Albert Shields Subject: FW: Keyway Office From: Craig Harris [mailto:craigh @aaieng.com] Sent: Wednesday, May 05, 2010 9:44 AM To: Cheryl Caines Subject: RE: Keyway Office Cheryl, I received a call from a gentleman from the City that reviewed my original Site Distance Cert. I have made some revisions based on his call but I wanted to run it by him prior to resubmitting it. Unfortunately I do not remember his name. I have attached a pdf copy for the City to review. Can you forward it to who needs to review it? Or let me know who I need to contact? Or both? I will stamp and sign and turn in an original when the letter is approved. Thanks for your help in closing out this project. Regards, Craig Harris, PE Principal AA! Engineering 503.352.7678 I dir 503.620.3030 I tel 503.620.5539 I fax craigh(c�aaienq.com www.aaienq.com 4875 SW Griffith Drive I Suite 300 I Beaverton, OR 1 97005 1 From: Cheryl Caines [mailto:cherylc@tigard-or.gov] Sent: Friday, August 21, 2009 9:47 AM To: 'Craig Harris' Cc: Todd Prager; Al Dickman; Albert Shields Subject: RE: Keyway Office Craig, All Planning needs is a final copy of plan sheet C1.0 and detail sheet with bike rack (I don't know the plan number, maybe C3.0). All conditions have been signed off except 6 & 11. Once I get those two sheets and can place them in the file, all Planning conditions will be met. Todd had a comment about the landscape plans in the plan set for the road improvements. They do not match the plans in the civil set. Cheryl From: Craig Harris [mailto:craigh @aaieng.com] Sent: Thursday, August 20, 2009 4:54 PM To: Cheryl Caines; Todd Prager Subject: Keyway Office Cheryl/Todd, What do you need to sign off on conditions 2, 3, 6,9, and 11? I know that We updated our onsite landscaping plans for the new screening along the north property line but did not update the street improvement plans. I have now corrected that. Regards, Craig Harris, PE Principal AAI Engineering 503.352.7678 I dir 503.620.3030 I tel 503.620.5539 I fax craigh(a�aaienq.com www.aaieng.com 4875 SW Griffith Drive I Suite 300 I Beaverton, OR 1 97005 DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 2 DR ..200 13 000a F # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 26. Prior to final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. 27. TREE DEED RESTRICTION Met 5/27/10 Cheryl Caines Cheryl Caines 27. Prior to final building inspection, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 66 diameter 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 decision should either die or be removed as a hazardous tree. 28. FINAL PLANNING INSPECTION Met 4/23/10 Cheryl Caines Cheryl Caines 28. Prior to final building inspection, the applicant shall contact the Staff Planner, Cheryl Caines, 503-639-4171, ext.2437 for final walk-through. All site improvements must be completed per approved plans. 29. COMPLETE PFI/MAINTENANCE ASSURANCE Applied 4/2/09 Kim McMillan Albert Shields 29. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. PROVIDE AS-BUILTS OF PFIS Not Met 4/2/09 Kim McMillan Albert Shielc 30. Prior to final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1)3 mil mylar, 2)a diskette of the as-builts in 6DWG6 format, if available; otherwise 6DXF6 will be acceptable, and 3)the as-built drawings shall be tied to the City.s GPS network. The applicant6s engineer shall provide the City with an electronic file with points for each structure(manholes, catch basins, water valves, hydrants and other water system features)in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83(91). PAY FEE-IN-LIEU FOR UNDERGROUNDING Not Met 4/2/09 Kim McMillan Albert Shields 31. The applicant shall pay a deposit equal to the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. The amount will be$3,500 and it shall be paid prior to a final building inspection. PROVIDE FINAL SIGHT DISTANCE CERTIFICATION Met 5/5/10 Gus Duenas Albert Shields 32. Prior to a final building inspection, the applicant6s engineer shall submit final sight distance certification for the completed access on SW Hermoso Way. PROVIDE FINAL SIGHT DISTANCE CERTIFICATION Met 5/5/10 Gus Duenas Albert Shields HERMOSO ST. 33. Prior to a final building inspection the applicant6s engineer shall submit a final sight distance certification for the completed access on SW Hermoso Street. CONTRIBUTE TO SW72ND/DARTMOUTH SIGNAL Not Met 4/2/09 Kim McMillan Albert Shiel FUND 34. Prior to a final building inspection the applicant shall contribute$712 to the SW 72nd/Dartmouth Street signal funds. PAY FEE-IN-LIEU FOR HERMOSO STORM DRAIN Not Met 4/2/09 Kim McMillan Albert Shields EXTENSION 35. Prior to final building inspection, the applicant shall pay a fee in-lieu of extending the existing storm drain in Hermoso to the site in the amount of$4,754. PAY SEWER REIMBURSEMENT FEE. Not Met 4/2/09 Kim McMillan Albert Shields 36. Prior to final building inspection, the applicant shall pay the reimbursement fee required by Sewer Reimbursement District No. 15. Page 4 of 4 ' ,s Washington County,Oregon 2010-039233 05/24/2.'0 03:06:27 PM D-IPPw_,,"-' Cnt=1 Stn=29 RECORDS1 $5.00, —411.00$15.00-Total=$36.00 After Recording Send A Copy To: II 111111 Owners: Brian Frank&Kent Krafve ? 11111111111 nil VIII I I III III Address: 7275 SW Hermoso Way,Tigard, OR 97223 01484576201000392330010019 I.Richard Hobemlcht,Director of A ment and ,yt Taxation and Ex-Officio County Clerk for Washington y...a , County,Oregon,do hereby certify that the within ,,, yixo. File No.: SDR2009-00001 '°-, � 'b1 Instrument of writing was received and recorded In the i,;,,, .:4".; �l book of records of said coupty. �1( N.v';.,,. k,, Richard Hobemlcht,Director of Aneument and \C'44:44,410'.' Taxation,Ex-Officio County Clerk TREE RESTRICTIVE COVENANT DEED RESTRICTION Declarant is the owner of property described as Lot 2 Hermoso Park Declarant has preserved or retained trees over and across portions of said property in accordance with the Conditions of Approval of said plat. Any such preserved or retained tree may be removed only if the tree dies or is hazardous according to a certified arborist. This deed restriction may be removed or will be considered invalid if all trees preserved in accordance with this section should either die or be removed as hazardous. THIS AGREEMENT shall be deemed a Covenant running with the land and is binding upon the owners of property described as Lot 2 Hermoso Park Washington County, Oregon and their successors and assigns. IN WITNESS THEREOF, the Declarant has executed this agreement on that date and year set forth below. 24 fl1 tL 01-307:-.rL I)cc t si,inti de. Print Name V6131" V-42,6 -' .rte STATE OF ORE ON, COUNTY OF WASHINGTON • This instrument was acknowledged before me by --t A-n) f5 A,)e.._ 614-.." Alai 3, 1010. y,y.,„ NOTARY _ i LI- — 0 ' G• Date Mir Commires 1 L OFFICIAL SEAL 9 ) KENT KRAFVE ()f NOTAY PUBLIC.OREGON 1 COMMISSION NO.419114