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SDR2008-00002 APPLICANT MATERIALS • PRE,APP.HELD BY: Ci( f 'TIGARD R 15125 SW HALkkt BOULEVARD" 110AtiD'yQR 9722340039 RECEIVED ,:4131039.41714400341720:, :. j 4....2 0 2008 CITY OF TIGARD °fEGON LAND USE PERMIT APPLICATION CITY OF TIGARD PL� IENGINEERIN G File#I a ob S- 01,0040--Other Case#I VA j( bX-c 7(3 /v,i n gay - o-o�I y Date to l 3vI o By s•T+w'tf Receipt 4'1 $( Date Application Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance(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) ®Site Development Review(II) Home Occupation (II) ❑Subdivision(II or III) _OCAI ION WHtKt PROPUStU ACTIVITYINILL OCCUR(Address It available) "12 1 c s -\-e r VY\ v.J c>,- 4 , fT1 %0\.\(--c c — � t 2_z2) I AX MAP& TAX LU I NUS. 2S�c� 1 P V \2c�o 1 U 1 AL SI I t ILt LUNINU CLASSIFICAI ION .PPLICAN r- �k �- IWSTAT/ .- L UKE' ICI i YlSTAT 1 S \-\--U(rn. Wail( 71 (yi\frok of2-- 2-2:3 'HUNt NU. �AX NO. 'RIMARY CON 1 AC C PERSON l PHONE NO. Sl , Csumm okkv`r . -•-, • •-y• -7.0 . -•A. - 14:« more ; - one - \c,� UNG AD IF' 2"7 5. Svc � 1�.Ynr\t, VVG rn 02- °v.-7 7-T 'HUNt NU. • FAX NO. When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in lossession with written authorization from the owner or an agent of the owner. The owners must sign this application in the ;pace provided on the back of this form or submit a written authorization with this application. ease spe et-12 UL- NA-k c ■Y\C C \'. �, -NrY\ 'MS k= (i'fW .\,\\c� � fivUh G- mac, -e l a- 9, (V) 1PPUCATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS )ESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ Ail 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. Ab/ 4C-/(2) Ow -r's Signature Date / 6/f/6 2008 Owner's •n• r- -( K2k■FvE, Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD Date: LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS Project: VVGA.Aa * CA COn i0\ APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > Include this form with submittal packet. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. • Three copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed complete. > Each packet must be collated. > Plans are required to be a minimum of 24" x 36". > Plans must be FOLDED, rolled plans are not accepted. Applicant Staff ' Documents, Copies and Fees Required Completed Master"Land Use Permit" Application with property owner's signature or name ✓ of agent and letter of authorization �/ ✓ _Title transfer instrument or grant deed _Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria(as specified in the Pre- Application Conference notes) Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of \.7 r.7 Posting&Mailing Notice,Minutes,Sign-in Sheets Service Provider Letter V/ ✓ Impact Study per Section 18.390.040.B.2(e) Copy of the Pre-Application Conference notes Filing Fee (see fee schedule) Preliminary Sight Distance Certification Preliminary Storm Calculations ✓ _ Arborist Report Traffic Report (if Required) Maps or Plans (Plans must be at least 24" x 36") — z. y\A Architectural Drawings (elevations &floor plans) Existing Conditions Map Landscape Plan Preliminary Grading/Erosion Control Plan V\A Preliminary Partition/Lot Line Adjustment Plan L./ Preliminary Storm Drainage Plan Preliminary Utilities Plan Public Improvements/Streets Plan Site Development Plan Pc Subdivision Preliminary Plat Map Topography Map ✓ Tree Preservation/Mitigation Plan Vicinity Map > Once your application has been deemed complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2) sets of stamped,addressed# 10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (# 10),addressed with 1" X 4" labels (please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). I:\CURPIN\Masters\Submittal Requirements CheckList.doc (Updated:20-May-08) ErCITY OF TIGARD 6/20/2008 13125 SW Hall Blvd. 8:52:25AM 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 cR ccII .,p, Page 1 of 1 •I + f. 4 y_ r r y - yr may, pr Ke y Way Office Conversion Site Development Review -al pha Applicant's Representative: COMMUNITY DEVELOPMENT Michele Simantel 9200 SW Nimbus Avenue Beaverton, Oregon 97008 [P] 503.452.8003 [F] 503.452.8043 Applicant: Key Way Corp. Brian Frank and Kent Krafve 7275 Hermoso RECEI VED [P�] 5 3.684 5100 JUN n 2008 CITY OF i IGARD PLANK INEENItin Table of Contents: 1 ) Development Application Form 2) Application Narrative 3) 11 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 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 9 18.620 TIGARD TRIANGLE DESIGN STANDARDS 10 18.705 ACCESS, EGRESS AND CIRCULATION 15 18.745 LANDSCAPING AND SCREENING 17 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 21 18.760 NON-CONFORMING SITUATIONS 22 18.765 OFF-STREET AND LOADING REQUIREMENTS 22 18.780 SIGNS 27 18.790 TREE REMOVAL 27 18.795 VISION CLEARANCE AREAS 28 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 28 III. TREE PLAN NARRATIVE 31 IV. CONCLUSION 33 Key Way Office Conversion--Site Development Review alpha June 20.2008 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: Alpha Community Development 9200 SW Nimbus Avenue Beaverton, OR 97008 Phone: 503-452-8003 Contacts: Michele Simantel Garry Truyens 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 is to the street tree requirements to use an existing tree as a street tree and the second is an adjustment from the driveway spacing requirements required from an arterial street. /; alpha Key wary Office Conversion-Site Development Review Hip 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 alpha June 20. 2008 Wage 3 (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 Fir 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 44.alpha Key Way Office Conversion- Site Development Review ... Y Y ` K� 'Sage 4 June 20,2008 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. 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; 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. Key Way Office Conversion -Site Development Review alpha June 20. 2008 Pacge 5 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. 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. 44 alpha Key Way Office Conversion-Site Development Review Page 6 lune 20,2008 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 minimum driveway setback from a collector of 150 feet. C. Special Adjustments 5. Adjustment to access and egress standards (Chapter 18.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; (3) The access separation requirements cannot be met; (4) The request is the minimum adjustment required to provide adequate access; (5) The approved access or access approved with conditions will result in a safe access; and (6) The visual clearance requirements of Chapter 18.795 will be met. Response: There is one adjustment requested to the access and egress requirements of Chapter 18.705. This is an adjustment to the access spacing standards requiring driveways to be at least 150 feet from an arterial street. The driveway is located 112 feet from the edge of the right of way of 72nd Avenue, therefore requiring an adjustment. The driveway has been placed as far from 72nd Avenue as possible while retaining the existing 42-inch Fir tree located to the west of the driveway. The proposed location of the driveway is the only location at which access can be obtained to the site while still retaining the tree. A traffic analysis has been prepared by Lancaster Engineering which concludes that the driveway location will not cause any operational concerns. 6. Adjustment to landscaping requirements(Chapter 18.745) Key Way Office Conversion. Site Development Review 1 alpha June 20.2008 Page 7 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: 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. A" alpha Key Way Office Conversion-Site Development Review Page 8 June 20,2008 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, 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 0 ft nu -Side racing street on yard setbacks when adjacent to corner&through lots I'I MUE zoned property. The subject -Side yard 0/20 It PI 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 0/20 ft IHI notes 11 and 8. The setbacks Distance between front measure as follows: of garage&property 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 121 85% 4,822 s.f. of the lot is covered in Key Way Office Conversion-Site Development Review 1! alpha June 20.2008 Page 9 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. 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. 44ryalpha Key Way Office Conversion- Site Development Review Page 10 June 20,2008 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. 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 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 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 Key Way Office Conversion-Site Development Review t alpha June 20. 2008 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: The 42-inch Fir tree located to the west of the proposed parking area constrains the opportunity for provision of a 6-foot walkway between the sidewalk and the building. The parking lot has been designed to include four parking spaces as required by code and has been placed as far from the Fir tree as possible. The placement of an additional 6-feet of paved area would further encroach into the trees dripline and would further impact the roots of the tree. Pedestrians will be able to easily access the front door of the building through the parking area, thereby limiting impacts to the tree. 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 sheet 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, whichtever 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 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. 44.alpha Key way Office Conversion-Site Development Review Page 12 June 20,2008 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 Development Review js alpha June 20, 2008 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 18.780.1308; 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; 1-5 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. -44 alpha Key Way Office Conversion-Site Development Review Page i 4 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 18.705.30 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: Key Way Office Conversion-Site Development Review t alpha June 20. 2008 Page 15 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. Response: The 42-inch Fir tree located to the west of the proposed parking area constrains the opportunity for provision of a 6-foot walkway between the sidewalk and the building. The parking lot has been designed to include four parking spaces as required by code and has been placed as far from the Fir tree as possible. The placement of an additional 6-feet of paved area would further encroach into the trees dripline and would further impact the roots of the tree. Pedestrians will be able to easily access the front door of the building through the parking area, thereby limiting impacts to the tree. 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 44 alpha Key Way Office Conversion-Sile Development Review Page 16 June 20,2008 with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Response: The driveway providing access to the proposed parking lot is located 112 feet from the edge of the right of way of 72nd Avenue, which is listed as an Arterial street in the Transportation System Plan. This 112 foot spacing is less than the 150 feet required by the code, however the location of the existing 42- inch Fir tree to be saved with this plan and the required parking spaces preclude locating this driveway any further west along Hermoso Way. An adjustment to the access spacing standard has been included in this application. 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: SW Hermoso Way is classified as a local street and there are no new local streets proposed. 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; 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). Key Way Office Conversion-Site Development Review d alpha June 20.2008 Page 17 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. 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. 41 alpha Key Way Office Conversion-Site Development Review Page 18 June 20, 2008 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 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; Key Way Office Conversion-Site Development Review V< alpha June 20, 2008 Page 19 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 4 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 four 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 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. 44 alpha Key Way Office Conversion-Site Development Review Page20r June 20,2008 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. 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 Key Way Office Conversion-Site Development Review 4,4 alpha June 20 2008 Page 21 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. 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 A( alpha Key Way Office Conversion-Site Development Review Page 22 June 20,2008 plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: 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 Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: There are four 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. 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 Hermoso 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. Key Way Office Conversion--Site Development Review 44 alpha June 20. 2008 Page 75 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. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.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 44_alpha Key way Office Conversion-Sile Development Review Page 24 June 20,2008 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 parking spaced are 8.5 and 9 feet wide by 18.5 foot 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 direction 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) 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: A bicycle rack accommodating two bicycles will be located along the eastern property line, a short walk from the building entrance. 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. Key Way Office Conversion-Site Development Review t• alpha June 20. 2008 Page 25 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 2Y2 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; 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. 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. alpha Key Way Office Conversion-Site Development Review Page 26 _June 20,2008 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. 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. Key Way Office Conversion-Site Development Review 1` alpha June 20. 2008 Page 27 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 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. l"- alpha Key Way Office conversion-Site Development Review Page 28 June 20,2008 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. 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. Key Way Office Conversion-Site Development Review 4 alpha June 20 2008 Page 29 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. 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. ie alpha Key Way Office Conversion-Site Development Review Page 30 ° June 20,2008 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 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 Key Way Office Conversion-Site Development Review 4; alpha June 20.2008 Page 31 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. 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 ecist 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 4 alpha Key Way Office Conversion-Site Development Review Page 32 June 20,2008 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. Key Way Office Conversion-Site Development Review 4? alpha June 20,2008 Page 33 Plan Sheets 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 Hermoso Way with an 8- foot sidewalk, 3.5 foot planter strip and 18.5 foot travel lane. The site is located about 1/4th 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. Impact Study Traffic Report a.. LANCASTE' 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 KeyWay 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 72"d 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 72nd Avenue and Dartmouth Street at 68th Avenue. Figure 2, included with this letter, shows the trip distribution and assignment of the evening site trips. It is expected 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 68`h 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 2 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' 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" 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' Avenue is expected to be minimal and is not expected to extend beyond the site access. L 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, 0.D PROFFs Micah E. Heckman, EIT 4 -9r Transportation Analyst 10# ON OREGON GCYg,2 0 0 b rz 0 040 E. MOOS j /n [ EXPIRES: a-i-st I g I 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 Total Directional 89% 11% Directional Distribution Distribution 15% 85% 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 i ° 4 Source:TRIP GENERATION,Seventh Edition LEGEND ;:' '� • STUDY LOCATION > i STOP SIGN 7-- L PROJECT SITE F SW Baylor o"t. 0 s a i c a s 0 SW Clinton St. 3 a 31y Dori moutb St. a Q SW Elmhurst St. co r y 4 om) 7., ,/,.. , .c SW Hermoso Way I. 0, SW =ronklin St. j) SW Beveland St. sy. SW Gonzaga St. ai ?,: a is c n SW Hampton St. \\\ VICINITY MAP FIGURE Existing Transportation System (Sc �e t l& Intersection Configurations PAGE I to 000 0 0 4,4 .F° 01' <-11'14 0-9 0"-0 0-1 1 SW Baylor St. 0 a Q .o N N r ‘‘‘-`■ \ in SW Clinton St. 3 V) Sir Oort%Lan se. to 000 E-0 EJ.,L .NV.°. 1 `l l 1-> SW Elmhurst St. 000 4-0 2 0 0 ‹-IJ•L •`0 01' r> 0--) 000 SW Hermosa Way a z 23 SW =ranklin St. I SW Beveland St. -5'4} SW Gonzaga St. t e3j v c N SW Hampton St. TRAFFIC VOLUMES FIGURE lim.j Site Trips 2 PM Peak Hour no scale 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 line 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"d 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:terryateragan.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 72nd 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 'A' 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)697-19766E-mail:teny@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 best 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:terryateragan.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 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 be 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 Hermoso 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:terry @teragan.com ISA Board Certified Master Arhorist,#PN-0120 BMT Member,American Society of Consulting Arborists 7275 SW Hermoso 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 be 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 Neighborhood Meeting Materials NOTICE OF NEIGHBORHOOD MEETING RECEIVED April 23, 2008 MAY 2 0 2008 RE: Kent Krafve and Brian Frank initial; � � 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. 25101 AB, 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 — 2nd 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, Kent Krafve Attachment I--- I r--__, C1tYolt \f#b / GEOGRAPHIC INFO ON SYSTEM AREA NOTIFIED (500') DARTMOUT 1 FOR: Keyway Corp. i 72/0/0100300 7t,51511tIII RE: ZS 101 AB, 1200 -��� jlAflO 7 7 c 72011500707 7.101[11117 Property owner information Is valid for 3 months from 7110111/54/ ---_ the date printed on this map. rstvinvvanne ..11151005■ 750I11005PD 7s1015511N pti,,.....141 -�, 71111001117 11 a titles0170n P _ - -- - -- HERM '7s,a,n11m7eal OSO WA -�J 1011110111 all 115715511001 151011101502 72151150100 711715/1/177 151511507757 131 so�.5t lS1vIn1e 1557 7s7ansew� a�rr —-- t 757011701005 MINN SDI 721015101005 751015151111 7711151111 A N MIBSEVELANI-1" RD --\ 55100117001 75101x007100 5705007701751715557711 1115112711 21101511754 0 tOO 200 300 400 Feel 75011117117 BEVELAND RD -- " I mi .„ h _ 771710700500 p t-ltiAitfi Z ._ . .. Information on this snap Is for general location only and should be verified with the Development Services Division. GONZAGA ST - 73125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 htlpJMwwv.cl.tigard.or.us Community Development Plot date:Apr 21,2008;C:lmagicWAGIC03.APR NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard • • V5,. 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 AFTER 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 application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens 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 ACTUAT I Y SUBMITTED? 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 city's development code to familiarize yourself with what is 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.ci.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 kaow what they are. If a development meets the code standards,it can proceed. For your assistance, attached is a list compiled of helpful questions to ask that may assist you in .terrnining your position on a particular proposaL Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD IN CONCERNS, TO MAKE SURE YOUR CONCERNS ARE IN s • CONSIDERED The following is a list of questions intended to aid you in formulating your own questions for T I GARD proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS ► 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? / Will the decision on the application be made by City Staff,Heart gs Officer,Planning Commission or City Council? How long is the process? (timing) 1 At what point in the process are citizens given notice and the opportunity to provide input? I. Has a pre-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? 1 What street improvements (m.cluding sidewalks) are proposed? What connections to existing 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? ► Will there be a re-zone requested by the developer? If yes, to what zone? ► 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 QUA T.TTY / 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 1 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 applirnt? is\unpin\mutetAneighbothood meetings\neighborhood meeting mfocmicon_qucstions.doc Page 4 YUOY/,Ja/�e'MMM a 111a a 2a nsUO luawab.ie1I ap sues 3w► WV"'""' ': -�-- -- :':+'• !l! f I �! 0 .salad a sap}sa.anby.3 2S101AB-01100 2S101AB-01200 BAUER DANIEL E & FRANK BRIAN L& BAUER BARBARA G KRAFVE KENT B -135 SW 72ND AVE 7275 SW HERMOSO WAY ZTLAND, OR 97223 TIGARD, OR 97223 2S 101 A B-02000 2S1 D1 AB-01602 HERMAN 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 25101AB-01604 2S101AB-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 2S101AB-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 25101AB-01606 2 y 01AB-01000 CLARKE THOMAS C&SUSAN L HA -TON PA- APARTMENTS LLC 12439 SW 22ND AVE BY C• P CHASE LLC LAKE OSWEGO,OR 97035 1795 n •ARRISH LN RWOOS, •R 97140 25101A8-01403 2S101AB-01603 COLWELL GREGGORY W HARLAN BRIAN &MAI 7435 SW HERMOSO WAY 7270 SW HERMOSO WAY • TIGARD, OR 97223 TIGARD,OR 97223 2S101AB-00400 2S1D1AB-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 2S101AB-02707 2S101AB-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 4B-00601 2S101AB-02201 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 p�1 CUPERTINO,CA 95014 aan;ea j lead Ase3 Joj. t��.1/ Jaded !Dead wl1965 31V1dLN31®ICaanV an wa 1965®J��3/fd i.aauc uownJlsul aac 4/7`' =m siege, lead Ase3 u caAJanewuvvv, ai�ina4 e{za4insuo) luawaaJ��ap suns 'W""'�'.1apa a sai17e4 saalanbi j 2S101AB-01607 25101AB-01605 LUBY BUILDING LLC ROVIG CAROLE A 7540 SW HERMOSO WAY 7460 SW HERMOSO WAY ARD, OR 97223 TIGARD,OR 97223 2S101AB-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 2S101AB-00101 2S101BA-00300 MARTIN GORDON R TIGARD TRIANGLE DEVELOPMENT LLC 8565 SW BARBUR BLVD 12265 SW 72ND AVE PORTLAND, OR 97219 TIGARD,OR 97223 2S101AB-01300 101BA-00402 MM SHINMEN LLC TI "D ' ANGLE DEVELOPMENT LLC 24600 SW MOUNTAIN RD 122.. + -2ND AVE WEST LINN, OR 97068 ARD,OR 97223 2S101AB-00302 101 BA-004#1 NORDLING GEORGE DALE& . TI • •(ANGLE DEVELOPMENT LLC JOANNE TRUSTEES 12 72ND AVE 6695 SW HYLAND WAY GARD,0' 97223 BEAVERTON, OR 97008 25101 BA-00101 2S 101 AB-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 2S101AB-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 C-00600 2S101AB-00200 Fc. ri 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 97223 wl1965®AZj3AVg ain}ead pad Ase3 Jo). ....... Jaded paaj wi1965 31t/1dW31®I[JBAV ash iaauc uoil)niisui aac pq �s stage, pad�Cse3 WO,I'Nah£'N1lU1M a Ina; a Za f15UC�7 luawabaeul'D ap sus DIN emu:. Unu.+i��� �;- --�--- -� -- I! { li .salad> salpe;.sauanbl;3 2S101AB-02100 UNITED PACIFIC PROPERTIES LLC 7157 SW BEVELAND ST STE 200 4RD, OR 97223 2S101AB-01404 VONRENCHLER MARVIN J& MARY E 7475 SW HERMOSO WAY TIGARD, OR 97223 2S101AB-01608 WESTERN TIGARD HOLDINGS LLC 20019 SW ATEN RD BEAVERTON, OR 97007 2S101AB-02708 WHITETHORN LLC 12465 SW 72ND AVE PORTLAND, OR 97223 101AB-01900 W ' T :'N LLC 124. + 72ND AVE PiRTLANI, •R 97223 2S101AB-01601 WHITNEY EUGENE P& WHITNEY STEPHANIE BETH DEFOREST KIMBERLY LYNNE 1044 KOKANEE LN GRANTS PASS, OR 97527 w11965 a atn�eaj pad�(se3 ao; Laded paad 641 1.96S 9IVldIN31®AJ Ay esf O���Ab LJ iaauc uoi1naisui aac 4/7 nommi — siagel pad Ase3 WO]fl.la1B'MMAA Egpncdj Za4insUOj xuaufaaaeLp ap sari (ti,nOMM, +: ,�• , .•: :+ c V iefao selpe4 sauanbl 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 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 781h 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 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 Cf-0 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 wil U/Lan - EAST � d� pp "„ o, r n labef s TC asdt.doc) UP1D9TDdsate and d h asseh a AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE _ PORTANT 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, h E tv-t R?.R.S v E ,being d u l y sworn,depose and say that on the 2.--?)f.a_ d a y of 1 p , 20_0a_,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) n12275 S tA) ERrq c33 G V f� ) i i C{(� cL) C'�KE,O r.) ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said ersons and wire deposited on the date indicated above in the United Stares Post Office located at 12 210 S ifl FN E`Q ''t tA+vC�,LO '(ti R with postage prepaid thereon. Signature In the • sence o a Notary Public) POSTING: I, KEI.).4 !/ E ,do affum that I am(represent)the,panyiniriarils interest in a proposed land use application for KENT- 14,t '■1 C t C4R.tt tart FP.fkN 11 (O i,;,w EKs affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) "]2 rj 5 S t43 1 l E fsr(10S o t i)A.,9 ,T(ci cord, C c1OKI j SAX 1421.? Nc, 2-S 1.01 f BfTAX Lci- tJc. 012.00 and did on the 2.3 R.&day of RJR L ,20 personallypost notice ind rating that the site maybe proposed for a K ► ^u P,us i,ac S.) land use application,and the time, dare and place of a neighborhood meeting to discuss the proposal ` . ,,(� The sign was posted at `7 2`7 5 S 4 P`t�1 lh� �t cc ct P�d, r)(�Eg 0,3, IQ c,cs . A CL (state location you posted notice on property) Signature trey a of a otary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF County of ►.v RS 11i ) ss. Subscrthed and swom/affirmed before me on the 23ck day of P P i-t--- , OFFICIAL SEAL a-.' .`; LAURENECNIIL$ON ,. ! Nomw PUBLIC-OREGON C ( J �p MYCOMMISSION �14 0 N TARYPUBLIC OF OREGON My Commission Expires: r0 1 201 G i:\aupin\masten\aeighbothood meetings\affidavit of maingpostiog a ighborhood meeting-6x 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: DAT NAME ADDRESS CITY STATE ZIP 5/1 Ct `la K fctty -- ' L 7'4 Sw 14errho g - c(,40.( _ G if 72i) VII '1' wsiNNIII Fr Mr C EV) t7 Da) 0,OE Clean Water Services Service Provider Letter ■ , May. 24. 2448 14:45AM No. 5728 P. f 05/15/2008 13:et 18b r,001/001 MAY 1. 5 2008 • CleanWater Services Our cormirirnre0C 10 0i:sr. CW8 File Humber Sensitive Area Prescreening 00 J 3 g5" I Site Assessment Jurisdiction: C,t '/ T(�1C�,.1'c'E. (, Property Information: (example 1S234A601400) Owner information; Taxlot ID(s): 2 S ,c I Pee tb a (-L.c)(71._ Name: '75V1rxv\Fvwf\)c . d- fret Lirfacvt, T�tC�e Nrtt DRS �'l'1jc� Company: U _ Address: IticksAL.,--tC- 1 -k,� v y�V` Y∎(YN.O�0 W U.- SiteAddress_ `1 e-ige w i ty-'"\9 WW� Phone/Fax: e„o-3,-(A$'4,-stbc / Nearest Cross Street: SW "1Z A vr.- E-mail: v '+C.- e Development Activity: Check all that apply Applicant Information: tt Addition to Single Family Residence (rooms, deck,garage) ❑ Name: VY1,ti t rebel S iYreakinik-1.- Lot Line Adjustment ❑ Minor Land Partition ❑ Company: ,_ r L CAy( - �• IA A j__. _..-.air .I Residential Condominium ❑ Commercial Condominium ❑ Address: °rteov tevJ 43ta + #� Residential Subdivision ❑ Commercial Subdivision ❑ ' ' CidePt I ot_1W . Single Lot Commercial /2 Multi Lot Commercial ❑ Phone/Fax: st.7?,�` ®003 / ¶.y -Lk,$',--c ., Other k4 S�t��YYl llt.� '1-0 oc t 1lA Jy\vti�'StGy'\' E-mali:VreA$ („ekt,eel LvtU YriyTitl v% - r eNY1 Will the project involve any off-site work: YES NO❑ Unknown n Location and description of off-site work: 1 c:IYn ittiet\ilJ 7 ‘ AX'MO trrc , eV(- yCl.LI N\ Q . \Q`{ t e Additional comments or information that may be needed understand your project: 1 This application does NOT replace the need for Grading and Erosion Control Permits.Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as Issued by the Department of Environmental Quality,Department of State Landa endlor Department of the Army COE. All required permits end approvals must be obtained and completed under applicable local,state,and federal few. By signing this form,the Owner or Owner's authorized agent or representative.acknowledges and agreos that employees of Clean Water Services have eu'horlty to enter the project site at all reasonable limes for the purpose of inspecting project site conditions and gathering Information related to the project eite. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information la true.complele,and accurate. Print/Type Name: 1 \( ,' % Print/Type Title: ?<CA.Y11r\'t Y" f 1 Signature: , a. .1, _ _ A s A 1 .r• A. Date: FOR DISTRICT USE ONLY n Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. On Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200' of the site. This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. El Based on review of the submitted materials and best available information the above referenced project will not significenliy impact the existing or potentially sensitive area(e)found near the site,This Sensitive Area Prescreening Site Assessment does NOT 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. Li This Service Provider Letter Is not valid unless CWS approved site plans)are attached. E The proposed activity does not meet the definition of development or the lot was platted after 919/95 ORS 92.040(2). NO SITE ASSESSMENTT O S/ERVICCE PR VIDER LETTER IS REQUIRED. Reviewed By: e Apr[ Date: - 7560 SW Hllisbvro Highway•Hillsboro,Oregon 97123 ' Phone: (503)681-5100•Fax: (503)eei-44.58•www.eleenwarenswvice;org /14 Ix ROAST.May .200T 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 iill 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 Alpha 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 Notes I CITY OF TIGARD tl OR PRE-APPLICATION CONFERENCE NOTES ' ® (Pre-Application Meeting Notes are Valid for Six(6) Months) l nnco 3 -do - °8 NON-RESIDENTIAL APPLICANT: r.-% - / Ken+ k r a.-14 c- AGENT: Phone: (503) C,g4- 5 l oo Phone: ( ) PROPERTY LOCATION: DDRESS/GENERAL.LOCATION: 7,1`75 5 to I-1-e r-r- os o G3«.y TAX MAPS)/LOT#(S): °2-51°1A g— 01 A o c. NECESSARY APPLICATIONS: Develop-�e�4c�•e PROPOSAL DESCRIPTION: CDnuers; o.. c,C re.r dc.tce. +0 use • r'OMPREHENSIVE PLAN AP DESIGNATION: !''U Use_ Err.jlay meat' ZONING MAP DESIGNATION: Ft-(k-E ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5A D ) MINIMUM LOT SIZE: sq. ft. Average Min.lot width: 50 ft. Max.building height: 5 ft. Setbacks: Front 0 ft. Side 0/ao ft. Rear oJao ft. Corner -- ft.from street. MAXIMUM SITE COVERAGE: 05 % Minimum landscaped or natural vegetation area: is %. 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. `f 71 NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. F ilure to rovide a narrative o ,•-. . -1 ad. - . -.. w.uld be reason to consider an a..lication incomplete and e ay review o the proposal. The app cant should review the co.e or app ca. e cntena. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Applicauon/Planning Division Section [rs IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum,the transportation system, including 1Dikeways, the drainage system,the parks system,the water system,the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: I Minimum access width: - `` . Minimum pavement width: -1-i- All driveways and parking areas,except for some fleet storage parking areas,must be paved. Drive-in use queuing areas: 7 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. n SPECIAL SETBACKS (Refer to Code Chapter 18.730) ➢ STREETS: feet from the centerline of ➢ LOWER INTENSITY ZONES: feet,along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. n SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.B.) BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: 0. A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; t. All actual building setbacks will be at least half('/z) of the building's height; and r. 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: 6 —/O feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION,SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ea-rlA1 . -e ale-Ae IS•7`f5. d bu-4fr car.,bi na-14 ef-hoiccs service --rnci l( Es CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residenrial Appliauon/Planning Division Section X 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 an. aroun. . I .. • areas in o .er to 'rows e a ve etauve canope ect. . . caped par g areas s"F.1I inc use s seci. design eatures which e fective screen e ear : lot areas rt om view. 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 SI'Z'E SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. © PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: 2.1 p j,00 0 5 b. 4-4- - nn;rt ^^''�•"^ (.2•- 1.5 Parking SHOWN on preliminary plan(s): 3 Max i•- . r,-, — , 1 pe,r 1 aoo s'. 44• 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. t► 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: II. 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. ( � c cess; b Space i s recc��.-e d . 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. E 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. ►1 BICYCLE RACKS (Refer to Code Section 18.765) BICYCI F. 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 Appliarion/Planning Division Section I ] 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 DK CLEAN WATER SERVICES(CWS) BUFFER STANDARDS (Refer to CWS R&O 07-20/USARegulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDES ♦ Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to Q00 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands X.5 acre Q5% 50 feet • Riven,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 d00 acres 50 feet ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure in 25- • Riven,streams,and springs with year-round flow foot increments from the starting point to • Streams with intermittent flow draining >100 acres the top of ravine (break in <25% slope), • Natural lakes and ponds add 35 feet past the top of ravine6 ,Starting point for measurement —edge of the defined channel(bankful flow)for streams/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 onlywhen 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 technical 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 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 proud&for in the CWS Design and Construction Standards. Location of Vegetated Corridor IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership,such as a subdivision,the vegetated corridor shall be contained in a separate tract,and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter. PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. Li 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 TREES prepared bya 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 review, POSSIBLE Address allitems in the City's Tree Plan Requirements Handout). �5 c t. cLt{ac{�e d c re en 5 ef) 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 18.790.060D.; �1 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 18.790.060D.; 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section El MITIGATION (Refer to Code Section 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city,either public property or, with the consent of the owner,private property. • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director,elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that G FAR 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. 5h Clear vis i opt v ta e si pla,�t . ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT t'KONTAGE: 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 TIMES THE AVERAGE WIDTH,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 (Director's Interpretation) 18.630(Washington Square Regional(enter) 18.165 (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) 18.105(Access/Egress/Circulation) ✓ 18.180(Signs) - 18.310(Variances/Adjustments) 18.710(Accessory Residential Units) - 18.185(Temporary Use Permits) - 18.380 (Ioning Map/Text Amendments) 18.115(Density Computations) 18.190(free Removal) 1- 8.385 (Miscellaneous Permits) 18.120(Design Compatibility Standards) ✓ 18.195 (Visual Clearance Areas) 18.390(Decision Making Procedures/Impact Study) 18.725 (Environmental Performance Standards) - 18.798(Wireless Communication facilities) - 18.410(Lot Line Adjustments) 18.730(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) ✓ 18.145 (Landscaping&Screening Standards) 18.520(Commercial Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.530(Industrial Zoning Districts) 18.155 (Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: Sec4, orb 18 .Sao. JSC. G — Ma ( r r r�t.c..r+� -!- �.0 0.� cW�..i(.t..� t'�"-�O �;-':4i?s! rsi r� [ -nrYie.rc t1.f!;.. --up<i .ci-i ti nn •tKc cL O. `FO • -1.11S t < G T a-''ZR!C - '}4'ti: ST2rtQ a.P- 0'1 C� e- -� ! �oCa-4f ci i..J:-�-{"t.t n '�'�..- I r 1 ur a �� 5cc-1,on ia. (caO a ppt� ` (V Qrri I- ve-- PYl US t i r i GI carte_ �QG:S -i D 5 h a J ho c J Gi s',4-e_ pi a-ti •t 5 n at . i P, n ve rr-e r i 5 rn c e.t s 1-ancic�r-dr -1 cn eXp Iai n ho 4.3 i n -h"-e.- nat r-ex4:u•i • • Cori-ty-a c.,4%)(-5 r-c c o s E d e r-e ci n o-f-k c e U5 pf A.d o ryie-i-er;als e5Lc.;ereNeir� at etc; l -'o -4' . 0-1 — ee o r S f ra y e use . S÷6 Lei0% o oca.-< Ecf SoQee r Such (e1C.5 a.re -A e_01 as "rndKS+r a1 Sery ices. _C ndus fti^, Service.. i.s nu f per-Y. ,....);-H-•; «E -2.4.1vIt • O -door !F Sho a i5 nom pe_rr,l i1..1.Qd• en+ -4reL re c ;, Q„rte . 570. 0,QO • C • In . - --to (- ic a PRO'CE DURE a Sb f -fie-t• U ✓ 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 junsdictions 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 cdecisions. An appeal on this matter would be heard by the Tigard rt nct t s Off;ce - . 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 CONFERENCF 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 particnlar 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 NONResidential 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 permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: C—<) Che- Y I C,a � -s QTY OF PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: 503-639-4171 FAX: 503-624-3681 DIRECT: 503-718- a`f 37 EMAIL: CIle-rL{( G @tigard-or.gov TITLE 18 (CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: www.tigard-or.gov H:\patty\masters\Pre-App Notes Commercial.doc Updated: 27-Feb-08 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 No N•Residential Anolicauon/Plannine Division Section CITY OF TIGARD TREE PLAN REQUIREMENTS (Section 18.790.030) A development application is required to demonstrate that the site analysis and development plan protects the maximum amount of existing, viable trees (i.e. healthy and sustainable individuals or stands). In order to determine that preservation of viable trees has been adequately considered,the tree plan shall include a narrative that addresses the following: 1. How does the site, lot and/or building layout maximize tree retention? 2. How have improvements such as roads, driveways,utilities, and walkways been designed and located to maximize tree retention? 3. Have tree compatible construction techniques been considered and utilized wherever possible to maximize tree retention? (examples of tree compatible construction techniques include but are not limited to tunneling for utilities, "no-dig" pavement installation, and use of retaining walls in certain situations to limit root disturbance) 4. Is it possible to reduce the number of parking spaces to maximize tree retention? 5. Is it possible to reduce the total number of lots to maximize tree retention? 6. Could lot size averaging per Section 18.790.040(2) be utilized to maximi tree retention? 7. Could lot width and/or depth per section 18.790.040(3) be reduced in order to maximize tree retention? 8. How have buildings and building footprints been designed to maximize tree retention? 9. Are offsite trees that may be impacted by development inventoried and adequately protected? 10. Describe additional techniques not mentioned above that have/will be used to maximize tree retention. Failure to demonstrate that the proposed development will preserve viable trees wherever possible may result in findings for denial of a development application. is\curpin\masters\tree plan requirements handout.doc Updated: 2/26/08 Property Deed S t A M E R ! c k ': �� ,.,94, First American Title Insurance Company of Oregon J- -\ .4.�/� Washington(OR) 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 : 2S10 1 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 G4 MktLand : $221,920 '"nsus : Tract: 307.00 Block: 1 MktStructure : $107,370 .rbdivision/Plat : Hermosa Park Mkt Other . Neighborhood Cd :ZTGL Mkt Total :$329,290 Land Use :2012 Com,lmproved 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 UnJln 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 Fir SqFt : Paving Marl : Asphalt Garage Type : Attached Porch SgFt 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. s l A M C 4,‘*- ,,,,-..:,, ,; ,.,1,. First American Title Insurance Company of Oregon 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 y - \/ 5/ \/ t / w / / f\ \ / \ � \ \ / \ \ / ' \ \/ / \ \ / / ~ \ / / \ � / \ X / \ \% ll \ / \ / \ /\ / \ \ \ i 0) 0 \ \ / \ / \ / /\/ i \ a, \ / \ / \ / \ 4 7001 \/ > * 41 LO 1200 • ) f'••■ 2 44 C 1100 1 CO 4 0 TeftP 1) • 100 \\� I al lk 78.46 LP / wAy • 20 . --_________________ 100' -____ 'C A DI E R i ,�, `-i First American Title Insurance Company of Oregon s• k- An assumed business name of TITLE INSURANCE COMPANY OF OREGON n 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 s- -SW—.__ DARTMOUTH DARTMOUTH STREET s u 1,:i;• — T" J.N. 'i "7 v!M . i � w .,r: ,k, g 4-T+, •. ;i I Ye . f r I •• "°'•••' I i .u.c r.:ti Wi n , k.: ;:, :f: .w W. k ':<u WASHING •y�'• ,: '%•....r,,.. .. ir '•i '•u aI ,. •y,•'1}, MMil4 NE1 R•k:<,' >'• .?:I:�+.�y��t .. w''TV,••, .Y:„ .r ri v�'''.'wri?,4� '.':ti .,; .• I '•�y�'i1, z f:,f� ii!..,'�,::tip 'Y, .K r'^:. ':6Mir •i`,jr".`-,1-V.:ni •r v .. �.r1�y /� •," .. ;0001 30; ;Ot 700 ,� ':rj::- �.::py: •.r.'i• ..t.. _ t[ i na a*17c y,,c .w.c ,f� ?'....X.'".,-,..':.".:.:,:',';,,,,::"....,-,-•.......•::::' IY :. Y t:,t ‘........#1::',....'': ' M4W y` , r,..% •'1 � A SW EL H M :�llydi':*�+•,��::Y' URST STREET► wr-.w.. el'•�.• �+•• 0 .w wr ww mu •y�'A'y go iFJ ., F . WM wo l WO '. , t oa t+ot ° t voo • rW a. 'd._ PONAoT IC tO ,. '1 ;.. 0 ' tlo k to h" .i ! 'S� ., . r r HEAMO$0 t ,yq ICK z ,,: ?%1 tlw R WO S — + ° +. WAY-k t 71' �"+'~ n...,. .v ..,w r K s ,, J° ::`! ;; " r• n eoa -Yyy�a I i'".r .y 1 t9 1001 I , ' p' •w '•may, a 'ter_ 1�I a-7,._. r t3 J� w1 �y' /� " 1 .•M:id•#t„ - 45 IOW ---r-__Al g I 1, , ,X I / ;., ' ` 23-81 . , -j r.t at +e0{ t tat n c•s .�i wlaalNt • ? Y. 0 t aeti�.��y. �+ 1f1 ttco — I w ..w.. ' .i .4..:4-'l:ri BEVELND+�1 l _ 1 j i' y'' "1 uoo „4410 '�""4 I rK E MO 1 vs M _, .,''p.•..;Kr / 1 BEVELAND 1 i 1 ""— .�` ��" s1� I :•w.r :.%� ,....4.!..:;.•::,..'.1 — ROAD SSW yar Y PLOT D� '-'..:.'7.......7.. i eao F R \r 0 A ; S ------J---- .00 .rr•. lL.i' I f 5 r. , n.c :s a �uI� 0 L ..f'�. I u?4.., ..n„ \•a I�il tf. 1����{ .I�°°• � .. . . i � 1. �•' 2S 1 01AB L I Washington County,Oregon 2004-047187 04130/2004 10:48:53 AM RECORDING REQUESTED BY D-OW C111•1 tltr.22 I REV) $1 0200-00-Tom•*222.00 FIDELITY NATIONAL TITLE COMPANY OF OREGON I 1111111111111 VIII liiit 111111111�I I I I GRANTOR'S NAME ( 3.00$0.03 1.00 ROGER GER P.BOENNIGHAUSEN, TRUSTEE 00575199200400471870010018 , Boennighausen Living Trust Agreement dated January 12, I,Jerry Harden Dincterof mentandT•e.11on ya and Ee-0Tcio County Clore for Wlhmplon County, I 1993 Oregon.do h.nby o.nf y ted M.*11010 m.vmn.n Of wndng twit neeorod and recorded In tho book of •r•• '. ,�..•� I neerds of tid county \^`�,' {j. ,tOw .4` ': \ GRANTEE'S NAME Jerry R.Hen.en,DlreotorbF4.,,,tm.nt end T•x.dan. Y,dyOV Brian L. Frank and Kent B. Krafve E.Dnde County Clerk ` �S 0 END TAX STATEMENTS TO: Brian L. Frank and Kent B. Krafve 7275 SW -lermoso Way Tigard, OR 97223 ;,,7tt• AFTER RECORDING RETURN TO: WASHINGTON COUNTY Brian L. Frank and Kent B. Krafve '� REAL PROPER TY TRANSFER TAX .1* $�DFE 1.1-'3 21578 SW 91st Avenue FEE PAID DATE Tualatin, OR 97062 t'' -- :.. , .. . ... - 5 C.C. STATUTORY WARRANTY DEED 9: Roger 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, O Lot 2, HERMOSO PARK, in the City of Tigard, Washington County, Oregon 8 w Subject to and excepting: F=- 4I City liens in favor of the City of Tigard, none as of recording; Pending assessment for the Sanitary Sewer z Reimbursement District Na. 15, as recorded September 3, 1999, Recorder's No. 99103238; existing leases and Q tenants. 4 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $200,000.00(See ORS 93.0301 DATED: April 8, 2004 Boennighausen Living Trust Agr-•ment dated January 12, 1993 BY'118 j 4.......„,......l...4.44.! Rog/ P. Bo, ' ighaus f! Successor Trustee STATE OF CA OR A tr-41I COUNTY OF .1 .r. ;•emrwor-4/ u--1(.. fy) RF GSA)R R Mo RRTsaN This instrument was acknowledged before me on REGINA R.MORRtSON April c --i , 2004 .�!�,��� Commr ,ton!1382432 ,')(D 9 3a by Roger P.Boennighausen _�ti ;'l Notary publ;c-Canfomi. y as Successor Trustee �� San Dsevo county (Porn 14 \ My Comm.DORIS Jun 25,2008 of Boennighausen Living Trust Agreement dated Januar 12 1993 NOTAR PUBLIC FOR CALIFORNIA -• MISSION EXPIRE ({/1-1---267,,2-6-ti / FORD-313 (Rev 2/96) STATUTORY WARRANTY DEED KEYWAY OFFICE STORMWATER REPORT & CALCULATION' 7275 Hermoso Way Tigard, Oregon 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: crai gh a,aaieng.com RECEIVED Nov 1 3 nut; CITY OF TIGARD PLANNIttlG/ENGINEERING T 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 1 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 1,084SF. The total site area is 14,500SF, with 4,500SF 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. 0.463D%SY 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(1,831SF). 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 CatchBasin 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 0.041 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 121/ft. _ 0.36in.x 1,831 ft.2 12in. P. Water Quality Volume = 54.93 ft' The Water Quality Flow is the expected design flow from the water quality storm. Water Quality Flow (WQF) _ WQV _ 54.93 ft.3 14,400 sec. 14,400 sec. 3 Water Quality Flow (WQF) = 0.004ft sec=0.004cfs KEYWAY OFFICE Total Filter Calculations CB1 ( 449 gpm Number of Filters, flow areal N = /fs cart gpm/ Qcart = 7.5 cart. 449 gpm ■\ N = 0.004c{s �fs flow ,/ =0.24 7.5 gpm cart. A total of 1 Contech Stormwater Solutions StormFilters 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 IE in IE out Flow Flow Callout (in) (%) (cfs) (cfs) A 235.140 234.97 6" 0.3% 0.148 0.29 Please see attached calculations to verify adequacy of conveyance system. Project Name: Keyway Office Design Frequency: 25yr Designed By: NWS Date: 10/30/08 Sheet: 1 oft Project#: A08175.11 Checked By: CNH Date: 10/30/08 Time of Total Total Time Average Min. Capacity Velocity Index Runoff Equiv. Content. Design Pipe Flow Pipe Area Drainage of Rainfall IE(in) IE(out) Invert Pipe Size Flowing Flowing Area Coeff. Area Time Area Or Flow Concept. Intensity Discharge Length Slope Full Full 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 0.042 0.90 0.038 0.038 5.0 5.0 3.90 0.148 235.14 234.97 64.73 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 I 0.90 5.0 5.0 3.90 0.90 5.0 5.0 3.90 I 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 III- 0.90 5.0 5.0 3.90 ■ 0.90 1 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 I I i I I I a I TAX LOT 1200 I e_CV I 6` Vr. \ I I � I �{ 1111 /// , ,i • ej, . 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 1,084Sf of impervious area to our site. At the 25- year design storm intensity this will increase the downstream flow by 0.087cfs. 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 0 v v OUTLET STUB (SEE NOTES 445) —10" G" — OVERLAP WEIR WALL P ..r..� e ./.....\\\\\\ Qr\ a A 1. P 1 `\ 4" SCUM BAFFLE ` `' L 1 P i I P P 1 �-• D P I i _4 P po REINFORCING BARS INLET STUB (SEE NOTE G) (OPTIONAL) (SEE NOTES 445) 1 1-CARTRIDGE CATCHBASIN - PLAN VIEW 0 4"0 ACCESS COVER INLET GRATE OPENING I 2 I/2" _ I CONCRETE COLLAR OUTLET STUB \ (SEE NOTE 6) (SEE NOTES 445) • \ STORMFILTER 4O / r,� I����•�+ CARTRIDGE (1W) CLEANOUT ACCESS (SEE NOTE 2) PLUG ON WEIR WALL MIL UNDERDRAIN MANIFOLD 2'-4" I 2' INSIDE INSIDE 4-4 3/4" OUTSIDE THE STORMWATER MANAGEMENT 1-CARTRIDGE CATCHBASIN - SECTION VIEW A Stormnitcr® U.5.PATENT No.5,322,629, 1 No.5,707,527,No.6,027,639 No.6,649,046,No.5,624,576, AND OTHER U.S.AND FOREIGN ®2006 CONTECH Stormwater Solutions PATENTS PENDING ■..11■ITCALI® STEEL CATCHBASIN STORMFILTER DRAWING 1111.3%1101111111 ill eif rli PLAN AND SECTION VIEWS 1 STORNIWATER SOLUTIONS.. STANDARD DETAIL - 1 CARTRIDGE UNIT 1/3 contechstormwater.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 ELEVATION eiszscrzuvrirmaa 5 1/4" I' • VARIES 2'-3 5/8" = 2'-3 5/8" MAX. 5" r 5 -� I I I I OUTLET STUB INLET STUB (SEE NOTES 4E 5) 2' (OPTIONAL) INSIDE (SEE NOTES 44 5) 2"0 OUTLET PIPE 2_D I/2" FROM UNDERDRAIN F`—OUTSIDE 1-CARTRIDGE CATCHBASIN - SECTION VIEW B 2 LIFTING EYE (TYP OF 4) F / \ PERMANENT 3'-9" / \ POOL ELEVATION o .Iii. 'Irr4� CARTRIDGE l'-6" SUPPORT (TYP) 1-CARTRIDGE CATCHBASIN - SECTION VIEW THE STORMWATER MANAGEMENT StormFater® U.S.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 02006 CONTECH Stormwater Solutions PATENTS PENDING STEEL CATCHBASIN STORMFILTER DRAWING NEU'' SECTION VIEWS 2 STORMWATER SOLUTIONS.. STANDARD DETAIL - 1 CARTRIDGE UNIT 2/3 contechstormweter.com DATE:11/01/05 I SCALE:NONE I FILE NAME:CBSF1-S-DTL I DRAWN:MJW I CHECKED:ARG GENERAL NOTES I) STORMFILTER BY CONTECH STORMWATER SOLUTIONS; PORTLAND, OR(800) 548-4667; SCARBOROUGH, ME (877) 907-8676; LINTHICUM, MD(866) 740-3318. 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 BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. 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 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 CATCHBASIN STORMFILTER DATA STRUCTURE ID CD I WATER QUALITY FLOW RATE (cfs) 0.004cfs PEAK FLOW RATE (<1 cfs) 0.04 I cfs RETURN PERIOD OF PEAK FLOW(yrs) 25yrs CARTRIDGE FLOW RATE (1 5 OR 7.5 qpm) 7.5c1pm MEDIA TYPE (CSF, PERLITE, ZPG) PERLITE RIM ELEVATION 237.44' PIPE DATA: I.E. DIAMETER INLET STUD OUTLET STUD 235.14 6" CONFIGURATION OUTLET' . OUTLET I■OI O■ INLET' ' INLET SLOPED LID NO SOLID COVER NO NOTES/SPECIAL REQUIREMENTS: INLET GRATE ACCESS COVER r. ter--------n •••• •111.frj���`�y���1 r- I�♦�♦�♦�♦�♦�i s 2. ..• 4 ♦ ♦ INSIDE RIM v I 4 2'-4" 2'-4" INSIDE RIM INSIDE RIM THE STORMWATER MANAGEMENT 4'-8 3/4" 5tormFJter® OUTSIDE RIM U.S.PATENT No. 5,322,629, 1-CARTRIDGE CATCHBASIN - TOP VIEW No.5,7o7,s27,No. 7,576,639 2 No.6,649,048,No. 5.62 5.6 AND OTHER U.5.AND FOREIGN ©2006 CONTECH Stormwater Solutions PATENTS PENDING ag. tuiusrleiam..r STEEL CATCHBASIN STORMFILTER DRAWING V% r 1 TOP VIEW, NOTES AND DATA 3 STORMWATER SOLUTIONS STANDARD DETAIL - 1 CARTRIDGE UNIT 3/3 contechstormwater.com DATE:11/01/05 I SCALE:NONE I FILE NAME:CBSF1-S-DTL I DRAWN:MJW I CHECKED:ARG . KEYWAY OFFICE VI. Operations and Maintenance Storm Filters and Catchbasins '%1,1TE LI® ��'�►`�� Mits =� Operation and Maintenance STORmwio SOLUTIONS- CatchBasin Sto rm F i Ite rTM 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 ct, 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 http://www.summitchemical.com/mos_ctrl/d abatement measures can be taken. 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/ managingmosquitoesstormwater8125.pdf growth cycle. ©2006 CONTECH Stormwater Solutions Toll-free:800.548.4667 3 of 3 contechstormwater.com CatchBasin StormFilter Operation and Maintenance Guidelines 44 " `mow STORMINAr�R SOLUTIONS,. StormFilter Inspection and Maintenance Procedures - .0.i.,;,*0 ,. ._, I 0 . , vN k•F N� .' _ 4i I� i7 1 Ito 4,Ic n;,W.--ltpr l.1J.liejr.ffffl! StormFilter. 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 StormFilter'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/ full efficiency and effectiveness. maintenance schedule depending on the actual operating 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 options, we believe the following procedure is efficient and A properly functioning system will remove solids from water by can be implemented using common equipment and existing trapping particulates in the porous structure of the filter media maintenance protocols. A two step inside the cartridges.The flow through the system will naturally p p 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 ' After major storms 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 initial frequency for inspection is one time per year. StormFilter • � ' "' '� .•�^� units should be inspected after major storms.•• . ..1`/ Its t.: 2 C 6 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 M , will be present and very little flow will be discharged from the Ley It, drainage pipes. If this is the case,then maintenance is warranted and the cartridges need to be replaced. I Warning: In the case of a spill,the worker should abort - I— ._ _ inspection activities until the proper guidance is obtained. 1 1 ,"Notify the local hazard control agency and CONTECH I Stormwater Solutions immediately. To conduct an inspection: ft 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 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. �. f', ` 2.Sediment loading on top of the cartridge. A' f _:yl a. If>1/4"of accumulation,maintenance is required. - — 3.Submerged cartridges. fi r,,!-...E Wit.1 , a. If>4"of static water in the cartridge bay for more••, ,u r�°� that 24 hours after end of rain event, maintenance is ig);� r`: ;�rs� r._y Ev required.• ,, '' r .. 5,� is` ' r- ')e , �. e t'E ''-' __ 4. Plugged media. a. If pore space between media granules is absent, .1-1-- a. is required. 4,4 — _' ..---- - 5. Bypass condition. ;',-,.; a. If inspection is conducted during an average rain fall 66'.6,66, +x event and StormFilter remains in bypass condition iti rt„s'.r SYh 1 +firs• iii,-.,'-; �� (water over the internal outlet baffle wall or submerged �/ 3", cartridges), maintenance is required. . Yr++i Ay CJN4 "d e., , 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 o • Assumptions q • No rainfall for 24 hours or more • , not into StormFilter) •'_ •4 .• .'' •:• • No upstream detention (at least o draining ) t • Structure is online •••••.r- °•""'.. • Outlet pipe is clear of obstruction ", • - - • Construction bypass is plugged "1. ! ' 1 Maintenance - .. r Depending on the configuration of the particular system, I" - r I • •maintenance personnel will be required to enter the vault to '' .' perform the maintenance. I Important: If vault entry is required,OSHA rules for confined " space entry must be followed. i Filter cartridge replacement should occur during dry weather. r— a psi �I, • �• : It may be necessary to plug the filter inlet pipe if base flows is occurring. l �+-^,".Y i Replacement cartridges can be delivered to the site or customers - �i, facility. Information concerning how to obtain the replacement *� cartridges is available from CONTECH Stormwater Solutions. - ' Warning: In the case of a spill,the maintenance personnel '" �-e ..........L+ice• II should abort maintenance activities until the proper guidance is obtained.Notify the local hazard control — =. agency and CONTECH Stormwater Solutions immediately. 'd i To conduct cartridge replacement and sediment removal `'''�"`., /., 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 Stormwater Solutions. D. Empty the cartridge onto the vault floor. Reassemble the empty cartridge. E. Set the empty, used cartridge aside or load onto the 'o`-14' hauling truck. F. Continue steps a through e until all cartridges have been removed. Rk vv a , . 4. t:I r ` it „svlr'ri'P I 11 99 r. . 1 t __ .. .t., v,,,I.' .,., ,',-7-7.,-,;,,-_,.- ,..,•:-..,.,,,40,tici t a A'._.-......_- - - . ''': t ' - i-4"{-fit .yy -x 4. , S 1 '-. IMI lifiri., 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 ,-.. K,{ vault and the condition of the connectors.The connectors "` k- ti ,• ,9 are short sections of 2-inch schedule 40 PVC,or threaded . schedule 80 PVC that should protrude about 1"above the - 3''`Y • • floor of the vault. Lightly wash down the vault interior. f f iY V a. If desired,apply a light coating of FDA approved r'•' silicon tube to the outside of the exposed portion of - the connectors.This ensures a watertight connection it- . 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. R • Related Maintenance Activities - Material Disposal Performed on an as-needed basis The accumulated sediment found in stormwater treatment StormFilter 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 39lSWMN04TBS Qltl11DN5. 800.925.5240 contechstormwater.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 ❑ 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: ❑ Minor Structural Repairs: ❑ 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 n 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 ❑ No ❑ Source: Sediment 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 ❑ Details: Sediment Removed: Yes ❑ No ❑ Details: Quantity of Sediment Removed(estimate?): Minor Structural Repairs: Yes ❑ No ❑ Details: Residuals(debris,sediment)Disposal Methods: Notes: Please accept the following additional information, to meet the requirements for a complete Site Design Review application submittal. NARRATIVE •'• Exterior lighting ♦ 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. ❖ Adjustments It is our understanding that an Adjustment is not needed for the access driveway spacing if we can show that no alternative location is feasible. The justification for the driveway placement is discussed below. 18.705.030 H. Access Management 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. 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 72"d 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 72"d Avenue is not expected to extend beyond the site access. An Adjustment is requested for the portion of curb tight sidewalk. The following criteria are addressed below. 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, 1 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. + Walkway connection • 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. 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; 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 2 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. 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. ❖ Off-street parking 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. 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; 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 locate 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 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. 3 PUBLIC FACILITY PLAN COMPLETENESS CHECKLIST v Street Issues • An Adjustment is requested for the portion of curb tight sidewalk. The following criteria are addressed below. 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. 1. Driveway: 18.705.030 H. Access Management 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. 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 72"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 4 operational concerns, as queuing at the intersection of Hermosa Way at 72" Avenue is not expected to extend beyond the site access. 2. Curb tight planter strip: • Water Issues: Fire Hydrant: The distance to the closest hydrant is approximately 240-feet. ❖ Storm Drainage and Water Quality Issues: Extension of public utilities: The development directly west of this site was allowed to pay a proportionate share of a future storm sewer extension. This amount was calculated to be $3,125.00. Therefore, the applicant proposes payment of$3,125.00 as the proportional share for this project. 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; 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: A.1.The storm water drainage system will be separate and independent of any sanitary systems. A.2. The on-site storm water inlet is placed at the lowest elevation of the proposed parking lot. This ensures that all the on-site runoff will flow to the inlet. A.3. Surface water drainage patterns are shown by the contour lines as well as spot elevations. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). RESPONSE: There is no contributing upstream drainage to the site, therefore no additional runoff has been analyzed. 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). 5 RESPONSE: The additional impervious area will contribute a net increase of 0.082 cfs, at the 25-year storm event, to the downstream system (flow down the curb in Hermosa Way to an existing catch basin). Considering the existing contributing impervious areas, (roadways and sidewalks). This additional flow is negligible and will not cause any adverse effects to downstream elements. Detention: As stated in the Pre-application Conference notes, detention is not required when net, new impervious surface area is less than 5000 square feet. This project proposes 1,031 sf of new impervious surface; therefore detention is not required on the site. 6 LAND USE APPLICATION Project: 5DRa005 -oczDoa. Date: (0 3D- 08 COMPLETENESS REVIEW COMPLETED Fl INCOMPLETE STANDARD INFORMATION: �Deed/Title/Proof of Ownership "Neighborhood Mtg.Affidavits, Minutes, List of Attendees Impact Study(18.390) [r]' USA Service Provider Letter ❑ Construction Cost Estimate L Envelopes with Postage(Verify Count) ❑ #Sets Of Application Materials/Plans-"Paper Copies" '❑ 1Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" c�':4 qoir I n cic.c ci e E N6 n o-k-s PROJECT STATISTICS: g Building Footprint Size %of Landscaping On Site %of Building Impervious Surface On Site 2'. Lot Square Footage PLANS DIMENSIONED: � ✓(3uild ,/ing Footprint LK Parking Space Dimensions(Include Accessible&Bike Parking)lick Truck Loading Space Where Applicable [ Building Height Kr Access Approach and Aisle 0' Visual Clearance Triangle Shown ADDITIONAL PLANS: y� [''- Vicinity Map I'v Architectural Plan KY Tree Inventory Existing Conditions Plan Land .8' 'Ian 2---Site Plan ighting Plan TREE PLAN/MITIGATION PLAN: ADDITIONAL REPORTS: (list any special reports) 0' 'ri d2 `)ispos a SPl_ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) 18.630 Washin ton Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) `- 18.705(Access/Egress1Circulation) l Et 18.780(Signs) • :.3 I • .,,-. rr- -..ment ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) 4I 18.360(Site Development Review) ❑ 18.715(Density Computations) [ 18.790(Tree Removal) a 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) 2' 18.795(Visual Clearance Areas) 18.380(Zoning Map/Texxt Amendments) Er 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) El- 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) 21' 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) R. 18.520(Commercial Zoning Districts) Er 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) Noneuntul,,,;,,y Situotio 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • TIGARD July 15, 2008 Michele Simantel Alpha Community Development 9200 SW Nimbus Ave. Beaverton, OR 97008 RE: Completeness Key Way Office Conversion Case File No. SDR2008-00002 Dear Ms. Simantel: The City has received your application for Site Development Review (SDR2008-00002) to convert an existing single-family residence to office space. The development site is located at 7275 SW Hermoso Way. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address the following code sections: • 18.360.090.A.10 — Site Development Review, Crime Prevention. Please address what type of lighting is being proposed. Show the locations and areas to be lit on the site plan. ♦ 18.370 —Variances and Adjustments. An adjustment to the access spacing standard is not required for driveways near an arterial or collector, as long as the applicant can show that no other alternative placement or shared access is possible. An adjustment is necessary for the curb-tight sidewalk. Please address section 18.370.020.C.11, adjustments to street improvement requirements. Show that public benefits outweigh the potential adverse impacts. No new fees are required. • 18.620.030.A.4 — Tigard Triangle site design standards and 18.705.030.F.1 — Access, Egress and Circulation. Show a walkway connection from the building entrance to the street. If one cannot be provided, then please apply for a variance under 18.370.010. Fee is $307.50 . ♦ 18.765.030, 18.765.050 — Off-Street Parking. State how minimum parking requirements are met. Show calculations. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 r'I' Is. 2. Pre-application Notes. Please also include Engineering notes from Kim McMillan. 3. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Associate Planner c: SDR2008-00002 Land Use File Kent Krafve,Key Way Corporation • PUBLIC FACILITY PLAN Project: Keyway Office COMPLETENESS CHECKLIST Date: 7/14/08 GRADING ❑ Existing and proposed contours shown. Show proposed contours and/or spot grades _ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. TI Street profiles shown. Provide profile of proposed curb plus 300 feet each direction n Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ ! Street/ROW widths dimensioned and appropriate? Provide dimensions on the plan view for existing and proposed ROW and curb widths n Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Driveway, 2) Curb tight sidewalk 1) Does not require an adjustment to 18.705.030.H.2. Applicant must provide narrative to support location as the ft.rthe. t possible from the area of influence of the Arterial intersection. 2) The elimination of the planter strip to save the tree requires an adjustment to 18.810.070.0 Planter strip requirements. SANITARY SEWER ISSUES - ❑ Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? Show existing meter size ❑ Existing/proposed fire hydrants shown? Indicate location of nearest hydrant ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES �J Existing/proposed lines shown? The standards require the extension of public utilities. The development directly west of this site was allowed to pay a proportionate share of a future storm sewer extension. The applicant should obtain a REVISED: 07/14/08 . ✓ • copy of that land use decision and propose the same OR extend the line which currently terminates at the north end of the Luby Office Building. This needs to be addressed in the narrative. ❑ Preliminary sizing calcs for water quality/detention Detention must be provided. Fee-in-lieu will provided? not be accepted. ❑ Water quality/detention facility shown on plans? Show on plans with rim and invert elevations ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed [' COMPLETE E INCOMPLETE By: Date: 7/14/08 • • REVISED: 07/14/08 Key Way Office Conversion Completeness Item Met Not Met N/A _Comments 18.745.030: X General Provisions 18.745.040: X -There is 100' of frontage at this Street Trees property,therefore at least two large stature street trees are required. If the existing Doug.-fir is accepted a street tree,they need to plant a large stature street tree (instead of Japanese Lilac) in order to meet the street tree standards. I am OK with them using the Doug.-fir as a street tree, but check with Kim to see if she agrees. 18.745.050: X -In my opinion,there is room for small Buffering and stature trees that could screen the Screening parking lot view from and not conflict with other trees. Possible choices include vine maple or star magnolia. The trees could be placed in the landscape strip between the sidewalk and parking lot. Please consider having the applicant choose trees that will meet the parking lot screening requirement while not interfering with existing and future trees. 18.745.060: X Re-vegetation 18.790.030: X -Please have the applicant show the tree Tree Plan protection fencing type and location to Requirement 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. 18.790.050: X Permit Applicability Todd Prager City Arborist June 30, 2008 Pv iAA i I afghan associates,inc. ENGINEERING Fipemg,„.... Nov N 1 3 2098 CfE v { .. November 12, 2008 PC A .r„. t I *s D City of Tigard,Planning Department 13125 SW Hall Blvd. Tigard, Oregon 97223 Attention: Ms. Cheryl Caines, Associate Planner RE: Completeness;Key Way Office Conversion Case File No. SDR2008-00002 • Dear Cheryl, Please accept this submittal package which addresses all of the incomplete items as indicated in your July15, 2008 letter, for the above referenced project. This submittal is comprised of the following: Revised drawings, 3 sets Additional narrative sections, 3 copies Pre-application conference notes, 3 copies Please fee free to call with any questions or concerns regarding this application. I can be reached at 503-620-3030, or you can also speak with Andrew Barrett at the same number. We look forward to working with you. Sincerely, Beth Zauner Enclosures 4875 SW Griffith Drive I Suite 300 I Beaverton,OR I 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 • 13 12 5 SW Hall Blvd. • Tigard, OR 97223 • . . T I GARD December 10,2008 Andrew Barrett Afghan Associates, Inc. 4875 SW Griffith Dr. Beaverton, OR 97005 RE: Completeness Key Way Office Conversion Case File No. SDR2008-00002 Dear Mr. Barrett: The City has received your application for Site Development Review (SDR2008-00002) to convert an existing single-family residence to office space. The development site is located at 7275 SW Hermoso Way. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address the following code sections: ♦ 18.360.090.A.10 — Site Development Review, Crime Prevention. Please address what type of lighting is being proposed. Show the locations and areas to be lit on the site plan. The revised narrative states that an Exterior Lighting Plan has been provided, but no plan was included in the re-submittal Please describe the types of lights being proposed ♦ 18.370 —Variances and Adjustments. An adjustment to the access spacing standard is not required for driveways near an arterial or collector, as long as the applicant can show that no other alternative placement or shared access is possible. An adjustment is necessary for the curb-tight sidewalk. Please address section 18.370.020.C.11, adjustments to street improvement requirements. Show that public benefits outweigh the potential adverse impacts. No new fees are required. The revised narrative addresses the special adjustment criteria under 18.370.020.C.1. The criteria under C.11 are the criteria that must be addressed for an adjustment to the street improvement standards. Please revise. ♦ 18.620.030.A.4 — Tigard Triangle site design standards and 18.705.030.F.1 —Access, Egress and Circulation. Show a walkway connection from the building entrance to the street. If one cannot be provided, then please apply for a variance under 18.370.010. Fee is $307.50 . The revised narrative states that a sidewalk is proposed, but one is not shown on the site plan. It may be possible to provide a pedestrian access across the parking lot. See the standards under 18.705.030.F. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 a a • 18.765.030, 18.765.050 — Off-Street Parking. State how minimum parking requirements are met. Show calculations. Based on the 1,504 square feet, 4.08 spaces are needed Fractional space requirements shall be counted as a whole space under 18.765.070.C. The applicant shall provide the minimum of 5 parking spaces or request a variance/adjustment under 18.370. Fees are due upon application. The bicycle parking design requirements were not addressed. Bicycle parking location was labeled on the old plans, but not on the new plans. 2. Pre-application Notes. Please also include Engineering notes from Kim McMillan. 3. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, 61ALLA.dt, Ca Cheryl Gaines Associate Planner c: SDR2008-00002 Land Use File Kent Krafve,Key Way Corporation 251 OtP PUBLIC FACILITY PLAN Project: Keyway Office (2--0O COMPLETENESS CHECKLIST Date: 7/14/08 GRADING gi Existing and proposed contours shown. Show proposed contours and/or spot grades ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. • Existing/proposed curb or edge of pavement shown. ly1 Street profiles shown. Provide profile of proposed curb plus 300 feet each direction ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ❑ Street grades compliant? IX Street/ROW widths dimensioned and appropriate? Provide dimensions on the plan view for existing and proposed ROW and curb widths ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Driveway, 2) Curb tight sidewalk 1) Does not require an adjustment to 18.705.030.H.2. Applicant must provide narrative to support location as the furthest possible from the area of influence of the Arterial intersection. 2)The elimination of the planter strip to save the tree requires an adjustment to 18.810.070.0 Planter strip requirements. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES jz Existing/proposed lines w/ sizes noted? Show existing meter size D'' Existing/proposed fire hydrants shown? Indicate location of nearest hydrant E Proposed meter location and size shown? rr& 77-1-e f-NO,4.1-41T 0 2. ❑ Proposed fire protection system shown? (N O i c Te THE Dl 5 A-A STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? The standards require the extension of LtST A OD 1:3 Tt+15 I Al 77-IC public utilities. The development directly lU x72- 1-7106 I l GOD E west of this site was allowed to pay a -.l.(�Olv I�• °C) extension. share of a future storm sewer extension. The applicant should obtain a ND CAL--CULATE Ttte K2-- REVISED: 07/14/08 42.4P0 -7/OA.JA r& 5 H _c t3AseD O pJ 1O,26-v i 6l(s A PP'44 vAc-s. copy of that land use decision and propose the same OR extend the line which currently terminates at the north end of the Luby Office Building. This needs to be addressed in the narrative. _"° �. ___ _ - ❑ Preliminary sizing calcs for water quality/detention Detention must be provided. Fee-in-lieu will provided? not be accepted. _-.Water quality/detention facility shown on plans? Show on plans with rim and invert elevations ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal i,hereby deemed ❑ COMPLETE El INCOMPLETE By: Date: 7/14/08 (5/I() REVISED: 07/14/08 !..AA ENGINEERING LETTER OF TRANSMITTAL DATE: January 14, 2009 PROJECT NO.: A08175.11 PROJECT NAME: Keyway Office Building ATTENTION: TO: City of Tigard ENCLOSED: ® Plans ❑ Copy of Letter ❑ Calculations ❑ Specifications I Shop Drawings ® Other NO. OF COPIES: DESCRIPTION: 3 Full size plans 3 Pre-App Conference Notes (Engineer) 3 Pre-App Conference Notes 3 Incompleteness item letter from City 3 Incompleteness item addressed in narrative addendum ❑ For your approval n For your review ® For your use Ii As you requested REMARKS: Please call us if you have any questions. COPY TO: SIGNED: Carol Merrill for Craig Harris Delivered Via: ❑ Courier Li 90 min. ❑ 3 hr. ❑ Same day ❑ Fed Ex ❑ Priority ❑ Standard ❑ Mail ❑ To be picked up 4875 SW Griffith Drive I Suite 300 I Beaverton,OR l 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. • Tigard, OR 97223 'U • NI r � - January 28, 2009 VT I CARD Andrew Barrett Afghan Associates, Inc. 4875 SW Griffith Dr. Beaverton, OR 97005 RE: Completeness Key Way Office Conversion Case File No. SDR2008-00002/VAR2008-00013/VAR2008-00014 Dear Mr. Barrett: The City has received your application for Site Development Review (SDR2008-00002) to convert an existing residence into a commercial office building. The development site is located at 7275 SW Hermoso Way. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: • Submit 9 copies of complete application packets. This includes plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 8 additional copies of plan sets. These may be reduced copies (11" x 17") provided they are legible. One set must be 8.5" x 11". • Submit two sets of pre-stamped, pre-addressed envelopes. Property owner list must be produced by Patty Lunsford in the Planning Department, 503-639-4171, ext. 2438. I have included a copy of the request form for your convenience. • 1 compact disc with all materials in a searchable format (PDF for example). Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, G a. C_ Cheryl Caines Associate Planner c: SDR2008-00002 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: Keyway Office I COMPLETENESS CHECKLIST Date: 7/14/08 GRADING Existing and proposed contours shown. Show proposed contours and/or spot grades ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. [ Street profiles shown. Provide profile of proposed curb plus 300 feet each direction ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ❑ Street grades compliant? cgc Street/ROW widths dimensioned and appropriate? Provide dimensions on the plan view for existing and proposed ROW and curb widths ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Driveway, 2) Curb tight sidewalk 1) Does not require an adjustment to 18.705.030.H.2. Applicant must provide narrative to support location as the furthest possible from the area of influence of the Arterial intersection. a elimination of the planter strip to save the tree requires an adjustment to 18.810.070.0 Planter strip requirements. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES xisting/proposed lines w/ sizes noted? Show existing meter size ►' Existing/proposed fire hydrants shown? Indicate location of nearest hydrant -- • Proposed meter location and size shown? S Hu -rife-4c€02A-t.TT d a- ❑ Proposed fire protection system shown? IV 0 I 1 e DI 5Thitice- STORM DRAINAGE AND WATER QUALITY ISSUES )' Existing/proposed lines shown? The standards require the extension of 1-41,1.%r A j , S "Tt+'5 I Al HH public utilities. The development directly I f. f .OD S west of this site was allowed to pay a . I�� proportionate share of a future storm sewer .G`1 1 0h) /6. extension. The applicant should obtain a APJI REVISED: 07/14/08 p poiez r (Ar& 5t 7-. -� e C j- Pfrie&-V I OU S A Pi'k-1"t(- -. copy of that land use decision and propose the same OR extend the line which currently terminates at the north end of the Luby Office Building. This needs to be addressed in the narrative. ❑ Preliminary sizing calcs for water quality/detention Detention must be provided. Fee-in-lieu will provided? not be accepted. Water quality/detention facility shown on plans? Show on plans with rim and invert elevations ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? _ 1 -0?8-05pc - lcs61\ The submittal i hereby deemed 'COMPLETE ®1COMPLETE By: S> j " ' Date: 7/14/08 [ z.f( o/O � REVISED: 07/14/08 14• MEMORANDUM TIGARD TO: File SDR2008-00002,VAR2008-00013,VAR2008-00014 FROM: Cheryl Gaines, Associate Planner !AU RE: Application Expiration DA'T'E: 2/17/09 A complete application was not received within the 180 days required by ORS 227.178; therefore the above referenced application is void. The applicant submitted copies on February 4, 2009 and requested that these copies be considered a new application. Please see new file numbers SDR2009-00001,VAR2009-00001, and VAR2009-00002. 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, cP1174) 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 PRE - APPLICATION CONFERENCE NOTES t_ . ty6 I p qu i F •.: Ztxtiyu+�t i>; I,u ?iC 3,Viterjl r• ' r t , 1;esil is I f �irl� "}{,E'E� ' .i �i 11 Fr t'it`s { �f 4 t rMr G I aSli 1; , 14;:4101,1; I h i s ���,c �`�� r � >. � STI,R ;�t�;I OF� Tl,G�A�R�Dr �� ����` �S ��>;��y� t ��, j t`7 y i -�''.+1 4—,p ;'4 its," r t 4,!.,i:/,'54,m. c A�4' rD ,,r r , . 6 �;;�,uY ��'lt�l. 1 • '` n`�''rctu;!! ! 'w,"'+l't+'4' �,�,�r-.r.��l'e(�1"F��iy'��• i.? I`� 'i,i .,}.t 74' .3 y1,+�to� t,.�+ri 4j;�k'!1'� � Ike s rt'�Ilj F i -, , is i i,.l'� :L} . .r I ,hic1 i 1 s Y .is vI '1 1r i'' ' L'''IAI 1 ; �� , R; r:. alp ;t :II 1 ;1t0 S�,C,41 n; NBC E l 10T k5 p I��f ,� " t -I 4. S�r- J y l; ,r, i, ,. 3-1 , . „: i , r4 '3�1°3�t. 'v �*ail y p ,'� ,j7jyli -7' j1'lf i*, „ . 071"4";764 ntn . V"k n S 'qt ,.q T J�. It' , 'tSr � t{ 1� ,?y� i'U ML, s .S�la e t ' rz -nyi -' Rr'- n i"a of114 eting o s e arid. i ►Months}' � d i ' • Akr 'Ir; , p, 'rAite•1 , +ed.,lflMlr}'¢� Ss}I s m` NON-RESIDENTIAL owe e SIEFATI=E6R Gt'/,NT/'Of APPLICANT: (3r" Fl I{ k AAFFF AGENT: Phone:(co)) 68 `1' 5/46 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 72 75— 544" //el?oil , 0.47 TAX MAP(S)/LOT #(S): 2 S 10 1 4 S - a/2.O o NECESSARY APPLICATIONS: S D R. PROPOSAL DESCRIPTION: oFF(CE /r'' �t`(Sr 7- i2Est,0 c&- G-e-&' rk. Gayv7lnGrzac III COMPREHENSIVE PLAN MAP DESIGNATION: ill i7' L e.) EMOLdyi k-pv% • ZONING MAP DESIGNATION: MO - CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: sr- ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5,2 D l • ,�;�, , zzTbR � MINIMUM LOT SIZE: -t sq. ft. Average Min. lot width: -13 ft. Max. building height: Zoe ft. Setbacks: Front 'e' ft. Side 'o" ft. Rear_ e- ft. Corner es- ft. from street. MAXIMUM SITE COVERAGE: FS—% Minimum landscaped or natural vegetation area: r S— %. NI' 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 THE CITY OF TIGARD PLANNING DIVISJON 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. 0 * 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-Residenial Application/Planning Division Section • ['; NARRATIVE [Refer to Code Chapter 18.3901 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 Code 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. k ACCESS [Refer to Chapters 18305 and 18365) Minimum number of accesses: I - Minimum access width: 3 v Minimum pavement width: L.9 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 18.705.0301 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. U SPECIAL SETBACKS [Refer to Code Chapter 18.7301 D STREETS: feet from the centerline of D LOWER INTENSITY ZONES: feet, along the site's boundary. D FLAG LOT: 10-FOOT SIDE YARD SETBACK. f l SPECIAL BUILDING HEIGHT PROVISIONS Meier 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: D A maximum building floor area to site area ratio (FAR)of 1.5 to 1 will exist; D All actual building setbacks will be at least half('/z) of the building's height; and D The structure will not abut a residential zoned district. BUFFERING AND SCREENING [Refer to Code Chapter 18.1451 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 NON-Recidanlial Annlicationh'lannino Division Section The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. G `/O1(6 ,5 feet along east boundary. feet along south boundary. • ( feet along west boundary_ IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIR D ALONG: LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 183051 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 [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. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING [Refer to Code Section 18.765.040) REQUIRED parking for this type of use: 2.,7//e90-0 SF 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 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, 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 si}aIl be located in areas protected from automobile traffic and in convenient locations. , r / e roo s F 01 J 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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Applicalion/Planning Division Section • 41 BICYCLE RACKS [Refer to Code Section 18.7651 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. j SENSITIVE LANDS [Helene Code Chapter 10.7151 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.onsibilit of the a..licant. Areas meeting the definitions of sensitive lands must be c early indicated on p ans submitted with the development application. Chapter 18775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. — STEEP STEEP SLOPES [Refer to Code Section 18.715.080.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.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. CLEANWATER SERVICES[CWS)BUFFER STANDARDS (Refer to R&0 96-44/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: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 T-•!'"'n""K'� ,.v�G.xy, v c�[n���.-�T -S�i''�a 4 F Fit' { ... � ' Y""eiti' • Sly "'ofEF;�• J•�10� `v,,411;����w' q;'„ LO,P ADJgG�)s 1LD.; n,© A ©. *I I a t ii'7O SENSI IV R r ors ; a iR° pg P -R: ;x. ', '..1 ta' ' _ �. E;A,,E+,A.� R S1D ♦ Streams with intermittent flow draining: <25% * 10 to <50 acres 15 feet 1 >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 <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' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring `Ioundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 vet 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 Aoolicalion&Plannina 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 I'AL 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&O 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. 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.) 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 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: 4 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; 4 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 18.790.060.04- # 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.; I 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. P►! MITIGATION [Refer to Code Section 18390.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: 0 ➢ 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•Residenlial Applcabon,Planning Division Sec one D e ➢ 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: 1 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. ►2, CLEAR VISION AREA (Refer to Code Chapter111.7951 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. n ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Meier to Code Section 18.8]0.060) 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 1 5-foot wide access easement. 10 The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330(Conditional Use) 6218.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loadsg Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) L.---"18.705(Access/Egress/Circulation) :ff.18.780(signs) j/'18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) 18.715(Density Computations) "t 18.790(Tree Removal) - 18.380(Zoning Map/TextAmendments) 18.720(Design Compatibility Standards) _,✓18.795(Visual Clearance Areas) - 18.385(tvtiscelaneous Permits) ✓ 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) i----18.390(Decision Making Proceduresllmpactt Study) 18.730(Exceptions To Development Standards) 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) ._jC 18.745(Landscaping&Screening Standards) 18.510{Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) �L�8.520(Commercial Zoning Districts) P-18.755(Noted Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residenial Application/Planning Division Sectiior. • •r ADDITIONAL CONCERNS OR 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-Residrnlial AnnIir lirn Aannino 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 protracted issues or requiring review by other jurisdictions may ta<e 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 ile.4i.4.4 , Sift,— . A basic flow chart which illustrates the review process is available 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). . • , 1• : le con erence an. notes cannot cover a o•e requirements an. aspects re a e• 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: /!/�e,ht-i CITY OF TIGAR PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-7297 E-MAIL (Sims fiat name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: WWw.ci.tigard.or.ns 0 H:lpattyUnasters\Pre-App Notes Cornmercial.doc Updated: 3-Oct-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 :PRE-APPLICATION CONFERENCE NOTES . :?air ➢; ENGINEERING SECTION Q Community Tigard,° °>ent Shaping.0 Metter Community PUBLIC FACILITIES Tax Mats): 2S101A8 Tax Lot[sl: 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 n 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 ® street trees spaced per TDC • street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 DI 6 Engineering DepartnentSeclon ,r r I I street improvements will be necessary along SW , to include: n feet of pavement _ n concrete curb n storm sewers and other underground utilities r -foot concrete sidewalk ❑ street trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb n 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 ❑ concrete curb n storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: n 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 OFTImop Pre-AAplicatlon Conference Notes Page 2 of 6 Englneeting Department Section f 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 for 'fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF MARC Pre-Application Conference Hues Pape 3 of 6 EnglneerIne!Moment Section NI proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. 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. IT 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. 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-itolicatfon Conference Notes Page 4 of 6 .nglaeerJng Department Section ,, permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the T1F. 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 PH 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 PH 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 Preplica!ion Conference Hates Page 5 of 6 Engineering Department Section . permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: , 3 'o I E' NEER G DEPARTMENT STAFF DATE Phone: [503)639-4171 Fax [503)624-0752 document2 Revised: September 2,2003 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engf aeering Department Section ADDITIONAL DOCUMENTS a a COMMUNITY DEVELOPMENT TO: Kim McMillan, City of Tigard FROM: Garry Truyens PROJECT: Keyway Corp. office building DATE: June 16, 2008 Project Overview The proposed Keyway Corp. office building parking improvements are located at 7275 SW Hermoso Way in the City of Tigard. 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 onto SW Hermoso Way. Water Quality Design Water quality treatment will be provided with a Contech filter catch basin. The water quality facility was designed to treat the entire flow delivered to it during a design storm of 0.36" of rainfall within a 4-hour period. The resulting flow is 0.014 cfs during this event. One filter cartridges will be required in order to meet treatment requirements. 0.36" x 6,534 SF./12 = 196.02 CF. 196.02 CF /14,400 O%TDATED MAT end O end of = 0.014 CFS. (Can be .Tossed decision) N= 0.014 CFS. X (449/15GPM) appeal PeYtiod of frn after co = 0.40 cartridges, therefore use 1. Detention A fee in lieu of detention is proposed for the increased run-off produced by the new parking area. Storm Drainage Conveyance Sizing The on-site storm system will be privately owned and will be designed to meet all applicable plumbing requirements. A 6" storm line is proposed to convey the treated storm water to the weep hole in the SW Hermoso Way curb. 1 • , _____.4.__„ _...._ KEYWAY OFFICE BUILDING PLANNING DOCUMENTS alpha p COMMUNITY DEVELOPMENT TOWNSHIP 2 SOUTH, RANGE 1 WEST, SECTION 01AB , WM. TAX LOT 1200, CITY OF TIGARD, OREGON 9200 SW Nimbus Ave. Beaverton,Or 97008 SW c..,na,M Si m 5O3-452.8003[9503-452-8)43 www.olphacommunity.com I T -- _ ^' DATE: I 1 - _ n , r REVISIONS I -1 I I 1 I I NO. DATE DESCRIPTION I I I \11\ I ' I:: PROJECT AREA sw c R-.c.,s, i i ,,, \ I 1 _ I I 1 ' I I 1 i 1 ,1 I �, 1 ' ra`� I ^A 1 > 1 1 h I 1 I ' � 4W8•tir,OWU'" sw9"�,eRn _ / / SW aYwna sl ' --�__J y I I h—-.4o1gE11il- ati 1p u D ____ _ , / — — 3111NE, o�WAY ,_��:'� VICINITY MAP KEYWAY -1-------______ , dr NOT TO SCALE — / 1 OFFICE BLDG I 1 SHEET INDEX I / , , / 1. TITLE SHEET SITE PLAN 2. EXISTING CONDITIONS PLAN 3. SITE &PLAN 4. COMP UTILITY AND LANDSCAPE PLAN PROJECT TEAM: TITLE SHr-T APPLICANT'S REPRESENTATIVE UTILITIES & SERVICES BENCHMARK: ALPHA COMMUNITY DEVELOPMENT WATER: CITY OF TIGARD SITE BENCH MARK SPIKE IN UTILITY POLE p MNI°"No 9200 SW NIMBUS AVE STORM: CITY OF TIGARD BEAVERTON, OR 97008 SEWER: CITY OF TIGARD AT SOUTHEAST PROPERTY CORNER N1E end PH: (503)452-8003 POWER: PORTLAND GENERAL ELECTRIC ELEVATION 239.73 O aft FAX: (503)452-8043 GAS: NORTHWEST NATURAL �� a Ip55ed er de �'S+onl CONTACT: MICHELE SIMANTEL FIRE: TUALATIN VALLEY FIRE & RESCUE ELEVATION DATUM BASED ON CITY OF lCan b Per of final APPLICANT POLICE: CITY OF TIGARD POLICE DEPT. TIGARD BENCH MARK, INDEX NO. 252 we P SCHOOL: TIGARD SCHOOL DISTRICT ELEVATION 222.84' (BRASS DISC IN CURB KEYWAY CORP. PARKS: CITY OF TIGARD ^a I p h a 7275 SW HERMOSO WAY SE CORNER OF 72ND & HAMPTON STREET TIGARD, OR 97223 COMMUNITY DEVELOPMENT PH: (503) 684-5100 SITE INFO: CONTACT: KENT KRAFVE ADDRESS: 7275 SW HERMOSO WAY PROJECT NO.: 981-001 TIGARD, OR 97223 TYPE: PLANNING ACRES: 0.34 ACRES co.- REVIEWED BY: iV110 SCALE Q 15 U 30 3U ,G 1 INCH= 30 FEET . 1 1 N:\proj\981.001\dwg\Planning\S5ee,s\981001-PII1Ldwg -SHEET:22x34 Jun.19.08-4:53PM gmf LEGEND —xss— EX SANITARY SEWER —xw— EX WATER LINE —2C EX GAS LINE alpha --xori— EX OVERHEAD POWER UNE �i Ex SANITARY MANHOLE EX STORM MANHOLE COMMUNITY r 2 EX CATCH BASIN DEVELOPMENT o EX FIRE HYDRANT �.. — �— — s EX WATER METER f. a Ex WATER VALVE ' 9200 SW Nimbus Ave. - - �_ — _ 1 EX POWER RISER _ _ -�1_ _ EXISTING FENCE Beaverton.Or 97008 100,00• {- _ (TI 503-452-8003 (F]503-452-8043 / X4'26"oo C r _ — Ex CONCRETE CURB �.r,,,v,olphocommunity.com III / I \ - - - _ _ _ �— Ex GAS UNE / \ \ I I EX GAS METER n (! T fl . 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PAVING Beaverton,Or 97008 iii I c I ,l PROPOSED SIDEWALK m 503-452-8003[F[503-452.8043 I www.alphacommunITy.com I I I I I I DATE: I , I i i REVISIONS I NO. DATE DESCRIPTION I I 1 I I I I , r I BUILDING I y(ISTNG I E I I 1 1 \ I / I .. BICYCLE PARKING. I ! I \(1 - - - _ �- �� 1 6 I - CLEAR VISION AREA. TYP. / / -- - _.. MI - - �' - 24.00' I ----- -- rage- - �L� \ W = KEYWAY I — __ SWHERMOSOWAY 41 --- - - ! c OFFICE R < I - - - / h. BLDG I / , r lI I i !I / I 1 � / SITE I I / I / ! PLAN 1 il 1 i I / I I I I 1 I / / R/W R/W a l p h a r 55.0' 1 32.0' 14.0' CA 78.0' I I COMMUNITY DEVELOPMENT I I •.5. 0.5' 3.5' PLANTE- 8.0' PROJECT NO.: 981-001 STRIP 2",1 TYPE: PLANNING 2:.‘ VARIES7. __2.57 _ 2.D7. 2 I REVIEWED BY: CURB AND ■ W SCALE GUTTER 21 0 10 20 1. 0 SECTION A-A: HERMOSO WAY NCH=20 Feel 3 NOT TO SCALE N:\poj\981-001\dwg\Plonnino\Sheen\981001-PSITE.tlwg -SHEET:22x34 Jun.19,O8-4:54 PM gRd b - — _ LEGEND , 4—A4r T - - _ —s-s,— PROPOSED SANITARY SEWER 1 - - - alpha _�_ _ —xss-- E% SANITARY SEWER ' i � -- �-� - —SD>— PROPOSED STORM DRAIN I - - —xsc--- EX STORM DRAIN �., i I - _ — —W— PROPOSED WATER LINE I ---XW-- EX WATER LINE COMMUNITY 1 - T I c EX GAS LINE DEVELOPMENT I I I Q PROPOSED SANITARY MANHOLE I I EX SANITARY MANHOLE ! I I • PROPOSED STORM MANHOLE 9200 SW Nimbus Ave. I [ N I I EX STORM MANHOLE i p I I ■ PROPOSED CATCH BASIN Beaverton,Or 97008 I o n I I - EX CATCH BASIN [1]5034528003 [F]503-452-8043 I m I www.alphOCOmmunity.com PROPOSED FIRE HYDRANT I I EX FIRE HYDRANT I x PROPOSED WATER METER DATE: I EX WATER METER 1 I I PROPOSED WATER VALVE REVISIONS 1 I EX WATER VALVE I I .4 PROPOSED BLOW-OFF NO. DATE DESCRIPTION i I I I f I LYNCH CATCH BASIN RIM ELEV= 233.55 \I I EpgTNG BUILDING I iE OUT ELEV = 232.5 IN I I I 1 \\\ K I r 1 i //,,�� I I I I "�/.i1 1 BICYCLE PARKING. I ,` PVC IE OUT-231.05' I 1 A- - - ( I illIL: I � "I,`�, CLEAR VISION AREA. TYP. 1- : 24 00' I w I x5-- s X / 4/_____ _ __ - _ Yh-- xw ---- KEYWAY I - - _ _--f4__ I ii SW HERMOSO W i -- - _ j OFFICE I SANITARY SE R MANHOLE - - \ nN BLDG I i RIM EL.v = 238.86' - 10 OUT(W) EI�V= 231.03' \ , I I I I\I I I i 1 I / I I I i COMP i / UTILITY & I I LANDSCAPE I PLAN I I / . I I I 1 PLANT SCHEDULE , STREET TREES QY SIZE SPACING BOTANICAL NAME -COMMON NAME -- 7 alpha : C.) COMMUNITY DEVELOPMENT 11 2"CAL. AS 51-1OWN SYRINGA RETICULATA JAPANESE LILAC PROJECT NO.: 981-001 TYPE: PLANNING - SNRUSS $ REVIEWED BY: GROUNDCOVER QTY SIZE SPACING BOTANICAL NAME COMMON NAME SCALE PENNISETUM ALOPECUROIDES 20 0 10 20 0 © II 2 SAL AS SNOUIN 14AMELN' POINT REl'ES CEANOTHUS ,_ _ 1 INCH= 20 FEET \\�`\\ IS 2 GAL 30"O.C. CEANOTHUS GLOR105U5 DWARF FOUNTAIN GRASS 4 N:\prof\981-0OI\dwg\Planning\Sheers\981001-COMP.awg -SHEET:2264 Jun.19.08-4:52 PM grnt Please accept the following additional information, as requested, to meet the requirements for a complete Site Design Review application submittal. 18.360.090 Approval Criteria A. Approval criteria. 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. RESPONSE: No alterations to the building are proposed; therefore, therefore, locating them to specifically address this concern is not possible. There are no laundry or service areas or group mailboxes proposed. Every effort has been made to supply exterior lighting to the site in a manner,which will also ensure the safety of the tenants. Please refer to the included Exterior Lighting Plan for specific fixture heights and light patterns. 18.370.020 Adjustments C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; b. The adjustment is necessary for the proper design or function of the subdivision; c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship,which would result from strict compliance with the regulations of this title. 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 Sctbmi+t-et OUTDATED MATERIAL (Can be Tossed after end of appeal period of final decision) 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. Please note that this action was requested by the Arborist to further ensure the survival of the tree. 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. 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 walkway has been provided between the building entrance and the sidewalk adjacent to SW Hermoso Way. 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 4 parking spaces. (3 standard 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 4 parking spaces are required. (2.7 spaces/1,000 SF). 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; 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 locate 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 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). On the PUBLIC FACILITY PLAN COMPLETENESS CHECKLIST, a question regarding the extension of public utilities is presented. It is the intent of the applicant to follow the example set by the neighbor to the west, and request permission to pay a proportionate share of a future storm sewer extension. . O OFFICE it TIGARD, OREGON TO2S, R1W, SECT. O1AB W.M. TAX LOT 1200 Z i SW DARTMOUTH /� WASHINGTON COUNTY, OREGON I cr 8 a. LL,1i z i{ SITE z 1 SW ELMHURST w ii m 7i \%S4\ OSO / w 3 o N SW BEVELAND KEYWAY CORP. OWNR/APPLICANT CONTACT: KENT KRAFVE R E L E A S E S GONZAGA 7275 S.W. HERMOSO WAY TIGARD, OREGON 97223 PH: (503) 684-5100 FAX: (360) 750-9895 Z HAMPTON �pL iIRE gEkT H AAI ENGINEERING CIVIL eNCaINeEA • • O.I Emilio C U 8• cl.o mE ruw CONTACT: CRAIG HARRIS • C28 .Doom 11oL AND VRm PIAN 4875 SW GRIFFITH DRIVE, SUITE 300 • C2.1 EROBcI•SOWN CONTROL NOTES NO WTMS BEAVERTON, OREGON 97005 • cao snE/cML CMS I"'I PH: 503-620-3030 r FAX: 503-620-5539 • VICINITY MAP - a1 ■a N N.T.S. r, 0 c• BENCHMARK: 0 O 0 SITE BENCHMARK SPIKE IN UTILITY POLE �•/ M 0 • AT SOUTHEAST PROPERTY CORNER Yr-i •w cr Lu ELEVATION 239.73 9CERCROUID 91 ALERT W = O ELEVATION DATUM BASED ON CITY OF TIGARD 018-04L Rye r 0 BENCHMARK, INDEX 252 In� V, ELEVATION 22.84' (BRASS DISK IN CURB 1-800-424-5555 O 6 SE CORNER OF 72ND & HAMPTON STREET) r1 "�we WO nt C7 N H 1 1- I I I yy w I is I TAY LOT 8 I LI.Y 1 MTO I I 1 0v TITILE SHEET I 1 18 i yuos0 d `�.td STORY R,piNG AT 7275 2J98 DATE: 10/28/08 I' I t•94V Pt00R Fes- .I DRAWN: NWS I I CIQCK I CNH Ii�� PI F 8175.11000 REVIBIONB: I I --- ..._ __ — - - RECEIVED 0.1...... _ �•�00'8 esmr�NI MD MI MI. It UM a ia,mmII MI WWII%MI.1.1 M 111011 SITE MAP NOV 1 3 2008aµMINEY ® N.T.S OUTDATED MATERIAL eE>:T (Can be Tossed after end of CITY OF TIGARD O.O appeal period of final decision) PL��NI`IN"sU/cAIGI^:ECRItiG C JOB NUMBER: A08175.11 11/13/08—DESIGN REVIEW s -- - - - - ws -- - - -- - - --�-- - - 100.00' -- — 584'26'00"E --� - -- zfi II 1 / }6 It 1 1 LEGEND §A 1 coNTWR__t TO!FOOT INTERYUS ��_—x5s---- CONTOUR__5 FOOT INTERVALS _ � x% SANITARY SEWER UNE xn �.' ,I WATER UNE - %�- OgdESTG --%6 ELECTRIC LINE UNE � I NATURAL I CURE UNE G I _ SIDEWALK s' 'I I y 1 a F '-+ TAX LOT TAX LOT w TAX LOT DEaouolis TREE a 1300 1 1200 -. of 1100 \; 4 I . 3 N 1 `' r CD D ', O 1. , EVERGREEN TREE .,. W O o zI (3 U io I. w to aA�D GNc�GRAp„G s o I' • ZTMC aY AGAPE LAND �,+ N°cc 4 Nhj I O Nt- i a I / 1 l'"0 ',, -1 aR� Boa©SR�ao ,: 0, W I gUWLD NA c-LOO • I 11t }, I EXISTING CONDITIONS 1' 1111111''' 1 �J \\J- 238-\ 1 ' , : \ CpIH cHscuak �, ( 8175,11C01 i"f \. FIR an>t 42„ i, N ,� 00.00 _ - - - - -- - - --,to xc xa xC. x xc KG c7----xc - ' '- ocs a ana GRAPHIC ' 1 1mD-10 ft 7fx55 x59 jYga x55 `x55 x35 x55 x55 x55 x55 xSS X46 X45 O S84'26'00"E - - - - - - - - - C 0 ■l -—t S PLAN TM EXISTING CONDITION ' .eA�t r.w JOB 110031, A08175.11 l 11 13 OS-DESIGN RESEW --r* - xw or 'xw xw xw- xw x«-- xw-----4% xw- K,c xw .�uv— xw ir; r. PRoPo•m p01T110 -.-ADS-�-� LEGEND _,m- -.-7---10°2 t TO i FOOT INTER _._...--4----°-4.7-. -1;•�- �. CONTOUR--5 FOOT INTERVALS Vµ5 f - CONTWR__ x SEDIMENT FENCE UNE -- _ -_T� SANITARY SEWER -..------4------- ___E.— STORM SEWER UNE -�` J -J0� �. DOMESTIC WATER UNE -' -- Z 61 LINE - ELEEPHONE 1 —— —— tc1 NASAL LINE UNE -`_ w 14 100.00' -- - S84'26'00"E -- -- —�I - - - - - - - - - PARKING STRIPING II SO II I I RIGHT of t� ASPHALT PAVEMENT TCH BASIN Z ft i T-CART FILTERED CA w#s a s 1 SITE N°1„----:0-------_ PNi AHD ' I I OTAgLLiEE�T 01.0 FOR pETAK. /� NEW ASPHALT PAVEMENT. I `l t \/ SHEET 03.0 FOR OETAR. CURB. <>� t I Q3 EE S$ C 0 FOR OET CATCH sEE --1 TECH STORMFlL rK I N �F'1("], a)6): INSTALLSHEET 03.0 FOR R A1L. `J L'k16::.,,S., /. �, �' BASIN. p pyE11EHT5 t'7 I ) ,``\ ' ��� � C_S 4 PROPOSED OFF-SITE STTE /�j���+ f 1 �S�' IMPROVEMENT FOUR MORE 0JF ^ INPROVa� D F.-1 rn TAX LOT TAX LOT wl TAX LOT ra�+ 1300 1200 0l 1100 I �1 N to PCZ ol f:kr-In a,Io Z U Ci° \ .-In I 3a I Z 0 Na 1 Y 1 1 r wQ°°" ..1 Eg14\0 01 w o 1 S�QA� 12'5 Ev 239.9 I al • co gVi�*P �LOQR �\ SITE PLAN — 23,-- § 9-• i'l DAM 10I28I08 1 1e 2 1 Al, \ ' 1 8175.11010 iii © ,= -- "rr 11 $ tOl+a ' ',,N,..'4.2,_ y R3.00 I �..1 R3,00 1 - ao -- !Y.•! --- GRAPHIC SCALE ,.,rte" I , MX W����M IN / —_ 1 d- BNBBT 884'26'00"E f•:, 66016114 SITE PLAN C Ct0 SW HERMOSO WAY '°"`_'-'0' JOB NUMBER: A08175.11 T '""`_ }} 13 08-DESIGN REVIEW___-—T_ . ,, • „,. 1 .. 1,___ F LEGEND ti EXISTING CONTOUR--1 TO 4 FOOT INTERVALS - — -1y3--- 1 00.00' -- EXISTING CONTOUR--5 FOOT INTERVALS �— 9 � _ NEW CONTOUR--1 TO 4 FOOT INTERVALS 584.26 - - _ NEW CONTOUR--S FOOT INTERVALS 100 I TOO„E SEDIMENT FENCE • • • '�� �_ _ _ _ _ TREE PROTECTION FENCE � - SANITARY SEWER UNE �S-- STORM SEWER UNE I%': I DOMESTIC WATER UNE 1`•, TELEPHONE LINE T — —T— z I ELECTRIC UNE --E - -- L-- --- d z ii NATURAL CAS UNE G _._-.. --_G_ _...._ x ¢ -r BR _el Ii w I CATCH BASIN RIM ELEVATION CATCH BASIN l• ii J! 1 /RIM-100.00 Z al • i SPOT ELEVATION )OO.00 I TOP FACE OF CURB ELEVATION TC W I ASPHALT ELEVATION AC-I I GRADE TAXI LOT I ) DOOR JAMB DJ 1300 I 10 I -(C1/1/3 EXISTING (E) I TAX LOT TTT I INVERT ELEVATION E-100.00 I 1200 I 1-CART FILTERED CATCH BASIN ON I W I.LI 0 S0 TAX LOT GENERAL NOTES I o ZI I 11 00 1. AU.WORK SHALL CONFORM TO THE REQUIREMENTS OF THE CURRENT EDITION OF THE UNIFORM t--A I'7I PLUMBING CODE.INTERNATIONAL BUILDING CODE.AND THE UNIFORM FIRE CODE. WORK SHALL ALSO CONFORM TO THE STANDARDS OF THE JURISDICTION AND TO THE PROJECT SPECIFICATIONS. f 0 /Z 2. THE CONTRACTOR SHALL HAVE A FULL SET OF THE CURRENT APPROVED CONSTRUCTION 14 M Z I DOCUMENTS INCLUDING ADDENDA ON THE PRO SCT SITE AT ALL TIMES r■ •FI J I , I 3. THE CONTRACTOR SHALL COMPLY WITH ORS 757.541 TO 757.571 REQUIRING NOTIFICATION OF I I INTENDED EXCAVATION TO UTIUTY PROVIDERS. >- / 4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE UTIUTIES SUCH AS GAS, <<NI I TELEPHONE,POWER,CABLE TELEVISION,ETC. CONFIRM VAULT LOCATIONS WITH ENGINEER. • [74 O I 5. THE CONTRACTOR SHALL KEEP THE ENGINEER AND JURISDICTION INFORMED OF CONSTRUCTION UT Z I / I PROGRESS TO FACIUTATE SITE OBSERVATIONS AT REQUIRED INTERVALS. 24-HOUR NOTICE U 0 O / /; / IS REQUIRED. I- 4 Cr W /i I _ w ¢ I U 6. THIS PLAN IS GENERALLY DIAGRAMMATIC. IT DOES NOT SHOW EVERY JOINT,BEND.FITTING,OR 1••1••1 = O ACCESSORY REQUIRED FOR CONSTRUCTION. 0 Opp-FRAME RI 0 3 7. CLEAN OUTS SHALL BE INSTALLED IN CONFORMANCE NTH UPC CHAPTER SEVEN.SECTION 707 t/J ¢ 1 O 1 STC)RY W 7 SW HERMpSO I AND SECTION 718. NOT ALL REQUIRED CLEAN DOTS ARE SHOWN. O n 0 CD ``t �',1� A'; 7 2!5 B. EXISTING CONDITIONS BASED ON TOPOGRAPHIC BOUNDARY AND UTU7Y SURVEY PREPARED BY ›'..4 BUILDING i FLOOR El- V= `,, AGAPE LAND SURVEY COMPANY.• •UU VVYY t B. THE CONTRACTOR SHALL VERIFY AND CONFIRM DOSING CONDITIONS. NOTIFY ENGINEER OF•n ','ll • I VARIATIONS IN CONDITIONS SHOWN ON THE PLANS. POINTS OF CONNECTION TO EXISTING �` 38.15 A UTUTES AND LOCATIONS WHERE NEW UTIUTES WILL CROSS EXISTING UTILITIES SHALL BE VERIFIED PER DETAIL ON SHEET 0. •• I POTiO1UNG PRIOR TO CONSTRUCTION OR ORDERING MATERIALS. IT IS THE CONTRACTORS•H I RESPONSIBILITY TO SCHEDULE PREPARE MODIFIED SUCH THAT IF AND ARE ENCOUNTERED, SUFFICIENT TIME EXISTS TO PREPARE MOdFlED DESIGNS AND HAVE THE MODIFICATIONS >1 •1 APPROVED BY THE JURISDICTION WITHOUT IMPACTING THE PROJECT SCHEDULE. T • L1 1,.: n I I '” ;FL •7. i` "A`- � _ q U. - PEA OETAtI co SHEET CZ1 10. STORM DRAIN FITTINGS ARE TO BE ECCENTRIC. 4•SANITARY LATERAL I PEN OETAR ON SHEET C2. ,r i` hY�•1' I 230 - Ix. 11. SITE RUNOFF HAS BEEN QUANTIFIED USING RATIONAL METHOD ANALYSIS. PIPE SIZING IS BASED 1.� fl' T x, ON MANNING'S FORMULA WITH N-0.013. IF THE CONTRACTOR DESIRES TO SUBSTITUTE MATERIAL I aI � " •I WITH A DIFFERENT N-VALUE,REVISION OF CALCULATIONS YALL BE NECESSARY. THE CONTRACTOR //�'{, � MAY CONTACT THE ENGINEER FOR 7HE REVISIONS. / �,V�,jG� • I _ - 1 12.CHANGES IN DIRECTION OF DRAINAGE PIPING SHALL BE MADE BY THE APPROPRIATE USE OF L APPROVED FITTINGS AND SHALL BE OF THE ANGLES PRESENTED BY ONE-SIXTEENTH BEND, Q 23 70 • 237.44 AC ONE-EIGHTH BEND,ONE-SIXTH BEND OR OTHER APPROVED FlTTINCS OF EQUIVALENT SWEEP. 1 < �� - R;I L I GRADING, EROSION - e G T,-F� • 11I 2 � 13.CONTRACTOR TO LOCATE AND CONNECT TO EXISTING SANITARY SEWER LATERAL CONTROL AND _.31,, ;�� r„ _• �1 m < i '`{ �_ „II,11.` f •1- II ` 14.FINISH GRADES ARE TO BE BROUGHT TO WITHIN 0.08 FT IN 10 FT OF THE GRADES SHOWN AT UTILITY PLAN , ' 1111 SUBdRADE AND TO WITHIN 0.03 FT IN 10 FT AT FINISH GRADE. CONTRACTOR TO ALLOW FOR - , •�-- -_ � U �, 7 PLACEMENT OF REQUIRED TOPSOIL IN ROUGH GRADING. -xc -_ -"�._ "`rxa `F DAT& 10/28/08 ---;`� ��—�_- -.7-.111.11E.1 .410," _ 15.GRADING ELEVATIONS AS SHOWN ON 97E AND LANDSCAPE PLANS ARE FINISHED GRADE WNICH eft—PROTECT OFF-SITE CATEMASINS --��XO NW;�� f •EFT • — •1 INCLUDES SUBGRAOE SQL,TOPSOL,SOIL AMENDMENTS,ROCKERY AND RUNOFF PROTECTION DRAWN: NWS AS NEEDED PER DETNL ON xc xc , .•1 CONTRACTOR IS RESPONSIBLE TO COORDINATE GRADING WITH BOTH EXCAVATOR AND THE SHEET C2.1 .......--r------_ xc � ' '—_ LANDSCAPE CONTRACTOR. CNHCIL� CNN G.- xc—_ r -—— FILM 8175.11C20 xss--- _T ----X6 — xss i •• .1••: stator —"�—xc ®ice 3I —- C(- SIMMONS I. _ __• It S84.26'00 E zss-- xss-__�� xss y 1 GRAPHIC SCALE • 0 �...o minegmeimmilimme Jo 5 le ..IN .I M 1 / _ — (IR PUT) .e,ro■Is e.la.oeim. I rn�wraN µl.rl•11 1 1mn- 10 2 IMMO.° • ! — _____xW_=- _xW , — SRN HELM xW---xW_�__ OS O WAY NORTH n - --- _ x '"�� GRADING, EROSION CONTROL AND UTILITY PLAN 1 O ..;_______,„. " 0 I _— __— __ ,r7.,..________ SCALE r ,a v• � \ JOB NUMBER: A08175.11 11/13/08-DESIGN REVIEW I I YNE tE USED SHORT TEAM A, 4 re I ANGLE FILTER FABRIC • w/CATTY WORK ANO W/ _ r I FENCE TO ASSURE SOIL IS TRAPPED PHASING CF CEVELOPMENT 'N E_L3.;;.. • I T R{{{ 1yr' +�q„ , k ', • ,,. . .,.,. • 1 . • FLOW 2 1 ii I ' I ICI 1111 1111) mill l lI III 1111. - ` 1DnII �+ 1•RCRAR FOR BAG RLMWAL ILL U,i 'i_Y{1�4Ai)r II,�.I, ♦ \ ♦ 11�lIRE∎I ' 14.fh EN 5F-R 1 ,l:_ r1,1,'iE° CATCH BASIN ORATE ■ ■■ •• ■■ • y1, �1 N. �`1'Q� 'iP.. {RlNIAT�ItT{FiIR■ � ,c. A�_P.y('1,. INTERLOCKED '11 _ IR1'�- S }1 aE�pY 2�z 2• POSTS / 1!F iGrV>(t rr r �f -_ __--___ AND ATTACH PLAN VIEW :1= t.?i.:- s`° ty'• L_, Z I NTS AREA DRAIN 1111111111111111111111111111111 z_ $ -mi 60" -- CATCH : '.. �N ��0��4�ONIp��O�p��O� { SE STITCHED LOOPS CATCH BASIN '4'4',4.4•I 4*, EXPANSION RrSTTtMNT I w 0 3'minimum OVER 2•x 2' POSTS NOTES: "^It IP,,t I�I`4+4 4�+4 4 Z 65 TrOn toe Elope.' F -• COI`COI`��!/`�'ti l7 g T. BURY BOTTOM OF FILTER FABRIC e• �w ,,, ,,„ '`., iQ�ei_s��A-i VERTICALLY BELOW'FINISHED GRADE �'� LI III�I'I!.' - .j'.��I'�`I',� .•,....i. Z � •� 2- 7.2•F1R.PINE OR STEEL ```\ J' I R 1 !j E ,,. .�,�� :'A ..... AR •i FENCE POSTS. \ Hi{�( E 11 !1 ��IOI<N 3, POSTS TO BE INSTALLED GN , —- ( - E �.1=1i FLOW STORM PINE •�I :.j i� _ c _ UPHILL SIDE Of SLOPE. I /��\ - 11U111� 1 - 11'r1 •``s �� A. COMPACT 50111 SIDES OF HOER FABRIC �5, ,��II SI I n;+�{S;N; I ��•',r•• ----- I .�� TRENCH. I • ::!:i�I'L'_ •,:.. -y. -. 5. PANELS OUST BE PLACED .:4 .. 11 I 'hr Aj,-•; S, '•r• I 41,114. PROFILE ACCORDING TD SPCC ON „9'11.;I ETNL NO.940 DITCH INLET PLAN_SEW 1^i�� `; Ins liNi: 2•X2'X% RUBBER BLOCKS y /.�,o{./.. 4 6. overlap of Dogs POLYPROPLENE f b P, Y'+} T2.4•Tfh FILTER FABRI: MATERIAL •i NOTES; FILTER SACK(WOVEN) �--" 4.4.4`i.'% .P^ID.' ''.."'',.0,4.V,:-.: 1. ADDITIONAL MEASURES MUST BE Y/P' y�. ._y'�S" ''£. Qpyy' y 36• WIDE ROLLS CONSIDERED DEPENDING ON SOIL 'n ,H ;'t;:ryz?.:i.�Y•..'xrJt''''` • TYPES. 11--�� I .. � ".. WOVEN POLYPROPLENE SACK Z ik t `� ♦!' 2. BIO-FILTER BAGS SHOULD BE ^ STAKED WHERE APPLICABLE USING F� I II I I (2) 1•x2 WOODEN STAKES OR U - G'MAXIMUM SPACING U FOR FURTHER INFORMATION APPROVED EOUAL PER BAG- NOTE' I■ ON DESIGN CRITERIA SEE FOR FURTHER INFORMATION FOR FURTHER INFORMATION Imp FRONT VI EW CH TEN• CLEAN WATER 3. WHEN USING 3O 810-BAGS TO CC OH DESIGN CPT ENA SEE CHAPTER RECESSED CURB INLET CATCH BASINS ON DESIGN CRMJOA SEE SEANCES EROSION PREVENTION PROTECT A CATCH BASIN YOU MUST CHAPTER A GE CLEAN WATER MUST BE BLOCKED WHEN USING FILTER CHAPTER a DE CLEAN WATER 1� AND SEDMEND CONTROL SEANCES EROSION PREVENTION FABRIC INLET SACKS. SIZE OF FILTER SERVICES EROSION PREVENTION NTS HAVE A BAGS AND THEY SHALL BE PLANNING AND DESIGN MANUAL AND SEDIMENT CONTROL OVERLAPPED BY B�. PLANNING AND DESIGN MANUAL. FABRIC INLET SACKS TO BE DETERMINED AND SEDIMENT CONTROL Q ccsf BY MANUFACTURER. PLANNING AND oES1GN VERNAL N INLET PROTECTION INLET PROTECTION W o tr z SEDIMENT FENCE CleanWater Services TYPE 4 CleanWater Services TYPE 5 CJeanWaher Services Q o0 • DRAWING NO. 875 RENgn 12-06 B.r commitment is/IN,. •,u cemmilmcel i.cie.r. Our w...11nc.1 N e1ur. ~ _ DRAWING NO. 915 REVISED 12-06 DRAWING NO. 920 REVISED 12-06 w O 4.1 O t TIE■: O En CC Q La (7 L WIEN RAMER IRO RU101ESNoE DALY ERECTIONS N THE EROSION .MOMS T COMMA ANDD61MaE O ITALLRMST SE PROVE= NN SY WIEWEIGIDNEDT'ENILE NO EXENEHGED N TIE PRNOPLES.MIMIC EE.INSTAWATTOM MD MAMRFNMILE OF EROSDN AND SEDWEM N H CONTROLS WHO WORM FOR 1TE KNZRIEF M, N.- I ODIETRICTTONALTINTES NIWTAVODOI MN41DE DCAVATON A.MEAT.&SALE ERIN W RIDE OCT..T THRO(SI MAT 31 EACH YEAR /}�yl E. ORUHOYAT WFI.TNER PSEUDO.IBP'O MY BTASUUTION R THE SITE MUST 00.11 AT TIE EEO A EACH WORK My �L L. SED T CONTROLS MUSTBE INSTALLED.)MAPRASED ON ALL DOWN GRADIENT SIESN THE DESTRUCT.SITE AT ALI TRESORW WNQTNIOTKN TIM MIST REMAIN.RACE UNTIL PERMANENTAEOETATTON HOMER PERMMEM WIERNO N ETOOSEOSOHL IS FSTARSN O.. S. ALL ACTNE INLETS NUM HIM4 ASSENT CONTROLS.STALLED NOMNMMED AT ALL TIMES WAN CO$BTRUCTION.MISS OTHERWISE APPROVED.A SURFACE MOUNTED AOARAOMRE U414RO FILTER EM IS REQUIRED FORAtL CURS IEET CATCH MS?e 'ml S. MEET.AsouNTB DT sionew 1NOIWVES TEE MTE MUST SE CLEANED...FINN 14 MERRSA.RACED ILA.A THE BRE AAP WADER. r, OR marERLY 4!N1}t.THE CAUSE N THE SEDREIT IMAM MUST SE FOUND IND PREVENTED FRCS CALMED A RECURRENCE CP THE W OSCAN.P m THE SLASH HOURE.ANT METREAM CLEAN w OF SEDML3rt SNELL BE'REFONI..CO eDING TOTE OREGON D VARMENT of STATELA/OS TEWRED TILE ROME F. SEOMB4T MOST HOT EE NRERWMALLY WASHED MOSTORI MAWS.CINEMA WAIN.OR WATER NCO'ES. U KOWEM MUST E REMOVED FROM NEED ALL SEDMENTCOMROL MEASURES NEMITKM EAC DAIEMONTOflTROTHESPARER MONT, - 5' BEYOND EDGE OF R❑❑T ZONE MD PRIOR TO THE CONTROL LEASAO REMOVAL S arANINUNALLe rEUDRRESven ElVN.EN,RTOOCURVAW1mB FONE RRrTENTIONCNACTRWSEENIEC..SyNOWANDAT DORP ETBN OE NO.ECT. EDGE OF ROOT ZONE �• 1R AMY USE Of TONIC OWOREE W,ZNWOLK SMTERAIS MAT INCLUDE PROPER STORAGE.APr•1CAT ION,FIN DIWOWAL . II THE PERMTEE MKT PROPERTY uNwOE HAEMOOLS wAS,fl,Urn NA.ODNTAATNNTEO LOLS.WNOPETE WASTE.MMRAAY WASTE.LIONO SITE/CIVIL WAST{OR OTHER RAC NASTANCE9 OSCOARED OR GENERATED NRW OM OtwJCTTO• a 111E APPLIGTION RATE OF FERTILIZERS WED TO REERTAIMPIVWTETATCN MKT FOLLOWWNDFACTURERS REEMMENDAT ONE 1� DETAILS 1ARNENY RELEASES FROM FERTILIZER TO EWAUC WATER■MAT SE MEOWED.1 EE NUAA rEATLASfl MOLD E USED AM CARE SIOLLD EE MACE•mrucATOI of FERRIffiC WmIN AMY val.WAY RPMWN[DIE la OMEN N OFSM ATFD PERSON SHALL SE Ramps RLE HA PROPER RBTALLATIoN NA NA WM..N AIL EROROM AND EAMENT comma 1� IRAs...WAayRDANCE NMawtBR OAAN WAILRERWNE WANDA.MO STATE FM WARN IEaAATIO. OAT& 10/28/08 M FREED TO ANY LAID DISTV01ND A.CTNTE:•THE WAIVE=WE OE CLEMWLIMR.YECETATTD DUMAS.MID MY R STTVE NEM SHOWN ON THE RAN SHALL RE CLEARLY DOJIEATR D Pt TIC TWO.U MCA oTERW SE APPR•TR.W OSNNUAAE•PEAMITTR MAW THE EF.MN°UNITS THE OIRPRERTPTTEL MUST MENTHE TIE DawEATON FOR THE DURATION.Of PROJECT A' ORANGE FENCE COLORED FLAGS DRAWN: NWS IOTT.VEGETATED WRRODRe TOME OSSEATE)WYU ORNDE CONSTRUCT.FENCE OSAwHwmEDLW EVERY (5) LF M RMOR IO MT LMD DIETJWAS ACTNTTEN.THE SINE THAT FAST SE SWELLED ME NAVEL CDISTNICTON ENTRANCE PERIMETERSEDREEE CrI�•i �D CASH cam..MD INLET PROTECTEK MESS SIPS MAT SE MMONNED TOR TIE S ATOIN THE FlaWl. I j PILE 8175.11 C21 M F AOFTATNE SEED AGES NM SPECEED,RIM.NUR TAKE RACE W INTER THAN REAMER IR,TE TYPE MO NRCEIT.EI N SEEO I1 • } ME MIA ME AS ITEREED ON DS RNM.IAE BA AS"RTE ARM MOWER REVISIONS E. WATER-ECM TEE.MISTee IMO TD TRAMPC RT SATURATED MA FROM TIECANSTRUCTOH ME MAPAIOVEO EOINALESR M TO OREN • , - 111EEOLONelTEATA DESIGNATED LDGTIONUSINGNR•RaPRNTE■RS;Tot It KNI.T®LUfFCIBRLYFN MINIMAL SPSLACL O 1 � , --- . NIP.RPPD aF EMIAERT LADEN WATER NAT E OSONAGEGZNFT M LNIEST1EO,MN ERNE YYEOETATEO AREA ANDMROFDN A Souse I v. ___ OOMN0.BAs 0 FLIER EM) TI. THE ESC P.M MMR E CUT ONerTE ALL MEANDRES NHOA2I ON Ts PLAN MAT BE INRNIED PRNBEY ID ENSURE TINT SOLENT LADEN WATFJI ��� 1-I --- DOES IDTENTE R NSW/PACE WATER SYSTEM.ROPOWNT.OR OMEA PR..TEE u IA ESC MEASURES MONHMEwa RAY NE THE MM NW REDUIRERENTs iNANHOPAT l STE CONDITIONS DURIW ME CONSTRUCTION U u ID MAXIMUM SPACING U U QD �I Ewa,® PENOAMESE IEAAUES SWLL E LPORADED 49 NEEDED TO MANIAAI OAR AAA NTH ALL REDAAT ON9 LI NM MMEIY W M Rg1E1T 21. WRITTEN ESC LOOSAg SUGGESTED MMNTAN®ONe11EAW AVAAABIE TO DISTRICTIMPEC TO UPON REf}1EDT EP AN ER REARM SO MOM HEAVEY 12 GAUGE WIRE TO BE STRUNG BETWEEN w TO E Mr a lumen N a NAREN LIKrECr ro wND EROMDR,MEDNwTE sus MUREUEOwHIt TMAVIwDOE TTEA.mu[ATiw NOTE VUIER BNNW.NAIWITC O 2 INTO GROUND EDEN BETWEEN EACH POST AND ATTACHED TO THE TOP NTTTMTrTNS.°Iol d MM°1 • SLEETED wIOIND•OR OTTER APPRovDNEA•ures I AND MIDPOINT OF EACH POST NEMSIlle NM 77. ALL UPOSEO SIN.!MUREE CCMMED DLR.wET wEATER PERIM SHEET (U TREE PROTECTION FENCE E C NOT 70 SCALE 2.1 STANDARD EROSION CONTROL NOTES FOR SITES LESS THAN 1 ACRE C1eanWaher Services C?A:51NC P.�. 9.... P'.1 F:12-05 ON nmmilmnl i.el..T. ]OH NUMBER: A08175.11 ' 11/13/08—DESIGN REVIEW SIGN AND POST((0 MEET HANDICAP COOE REQUIREMENTS). CONTRACTOR TO COORDINATE HWDCN PARKING SIGNS-Tsp. 3' 1 SPECIFIC REQUIREMENTS W/JURISDICTION. • VAN ACCESSIBLE SGN-SOH SHALL WTIIN STREET/PAWING LANDSCAPE AREA ONLY ACCESSIBLE'HIGH LLEIElNS:VAN INSTALL SIGN POST PER MANUFACTURER'S RESURFACING TO MATCH EXISTING PANIC RECOMMENOATONS SAVICUT EXIST ACA SECTION. SAW CUT AT LOCATION OF JOINT 6. DIMING 4�WIDE WHIT SET PLASTIC 815E I!EP01(Y BED PER SECTION CONCRETE W/U GHT BROOM FINISH MANUFACNRER'S REC011MENOIATIONS AT 1/2 RADIOS NP. PNNIED STRIPES CONCRETE SIDEWALX a 8 PARTIED WHTIE-'M.P. Q O Z i t �M GRADE•HICK OF CURB dd1 APPROVED EMBEDDED POST PER = w EI HAM MCNEILL 1 1/2--0-CRUSHED (COMPACTED) MANUFACTURER'S RECOMMEHOATIONS w 1 AGGREGATE MACNFlLL u I I AT PLANTER Z > (COMPACTED) - R la o LJ Qs •rt 2-0 Q Z c;PAVING E TYP.AT A ASHANDI W*N PANIC-TYP.AT All HANDICAP 0 4 iE;wi PARKING. PAINT WHITE_ VERIFY ID / PiZsueGRaOc--SEE PIPE ZONE CRUSHED ROCK jr BMW 2SHED 25'AT PR =ANA 3 4'-0 PIPE BEDDING 8-CRUSNEO AGGREGATE BASE la PIPE 20NE:TAX LOADING AREA-6'MN. PARKING STALL-B'M. 9' SEE PLANS VERIFY W/PI■NS COMPACTED SIIBGRADE SAND NOTE:IXPANSKkI JgNiS 0 IS'O.C.MA%. TRENCH BACKFILL DETAIL STANDARD CONCRETE CURB HANDICAP PARKING STALL HANDICAP PARKING EMBLEM AND SIGN ASPHALT SECTION Z N.T.6 N.T.11 N T.B NOT TO ScALE ti N.T.6. I7 HN m� g C GENERALNOTE5 3 N 2 Z I)5TORMFILTER BY CONTECH STORMWATCR SOLUTIONS;PORTLAND,OR(800)548-4667;SCARBOROUGH.ME(877) 0 Q, 4.0 OPENING 907-8676;UNTHICUM,MD(866)740-3318. Z OUTLET STUB 2)FILTERS TO BE SIPHON-ACTUATED MD SELF-CITANING. r, 0 o (SEE NOTES 415) PERMANENT POOL 3)STEEL STRUCTURE TO BE MANUFACTURED OF I/4 INCH STEEL PLATE. v M 0 ELEVATION 4)STORMfILTER REOUIRES 2.3 FEET OF DROP rROM RIM TO OUTLET.INLET SHOULD NOT BE LOWER THAN OUTLET.INLET(If N••ti Cr W NO 1' 1I APPLICABLE)AND OUTLET RING TO BE SPECIFIED BY ENGINEER AND PROVIDED BY CONTRACTOR. T W C= 5)5TUR 0,T N[0'MTH 4 INCH(APPROXIMATE)LONG STUBS FOR INLET(IF APPLICABLE)AND CONNECTION RING.STANDARD OUTLET -....fps. ' STUB 15 8 INCHES IN DIAMETER.MAXIMUM OUTLET STUB IS 15 INCHES IN DIAMETER. CONNECTION TO COLLECTION PIING 3 WEIR WALL - s- - ^- - •WI CAN BE MAO[USING FLEXIBLE COUPLING BY CONTRACTOR. (7• 1' ' 2-3 Sl8' _ VARIES 6)FOR H-20 CO LOAD T RATING,CONCRETE COLLAR IS REQUIRED.CONCRETE COLLAR WITH QUANTITY(2)A4 REINFORCING BARS TO O CE ��� - - 2'35/8'M . BE PROVIDED BY CONTRACTOR. 441 0 ;77\711‘.. 7)Al STORMFILTERS REQUIRE REGULAR MAINTENANCE. REFER TO OPERATION M D MAINTENANCE GUIDELINES TOR MORE r- 5' INFORMATION. N N `� ti .' � (� `1 Q L I , I-CARTRIDGE CATCHBASIN L ,`I 4- 0 • 5TORMFILTER DATA Q( ■SCUM BAFFLE +\ (iYP) OUTLET STUB INLET STUB WATER QUALITY FLOW RATE Ws) 0.004::5 (SEE NOTES 44 5) ■ 2 TTTT NOTES PEAK FLOW RATE(<I cis) 0.041 cis (� MSIOC (SEC NOTES 4I 5) RETURN PERIOD OF PEAK FLOW(y.$) 25TTS EL. 6 2.0 OUTLET PIPE CARTRIDGE FLOW RATE(I 5 OR 7.5 9PN) 7.546)44 W A - - FROM UNDERORNN �2'-0 I/2' I MEDIA TYPE(CSF.FERMATE.ZPG/ PERDU OUTSIDE RIM ELEVATION _ 237.44 PIPE DATA DIAMETER INLET STUB REINFORCING PAWL, 1-CARTRIDGE CATCHBASIN-SECTION VIEW OB OUT STUB (OPTIONAL) (SCE NOT[67 OUTLET STUB 235.14 6" DEE NOTES 415) 2 CONFIGURAT• OUTETAlik OUTLET 1-CARTRIDGE CATCHBASIN-PLAN VIEW E)7 I/ 1 1 INLET\r INLET LIFTING EYE SLOrEO LID NO 4(0 ACCESS COVER ■ MP OF 4) SOLID COVER NO SITE/CINL INLET GRATE OPENING ∎�■■■ NOTES/SPECIAL REQUIREMENTS. L 21/2 I nn G DETAILS G. -- V'S INLET GRATE ACCESS COVER IRE % \ DATE: 10/28/08 CONCRETE COLLAR I �\I PERMANENT DRAWN: NWS OUTLET STUB (SEE NOTE 61 3'9' POOL ELEVATION I1i:l!j: _ -- (5[E NOTES MST � ��� ��� I _:_ III ;: : t II II. CTRIDGE(TYP) C SUPPOR` (TV?) T I4O..►J.4A4414,04I 15CC NOTE 21 ODE CL[ANOVT ACCESS I IiiI1iVI ANSI i RIM 1L■V19E0?IPEIR WALL - 1-4•4•_;o�:1 MANIJOLO (' I 1 INSI4 DE-1-INS2 I DE 4'4 3/4' 1-CARTRIDGE CATCHBASIN-SECTION VIEW O O %T........... OUTSIDE new ammo Air OM TNC STCNAA•ATER TAANAG51.., Mt 57...T'RNAN.6tM[N' INSIDE KIM INSIDE RIM K STORMwAi[R AUNA6EN[Ni a.N�•In NO MO 1-CARTRIDGE CATCHBASIN-SECTION VIEW OA ^r' . S.e..e45 4-83)4' S. ..,O NOT TO IN MD ORIMMO=•l.NS.Mehl b�S.322.525. U.S.PAM".5.322.625. OUTSIDE RIM PATtNr N6.5.322.25. • INJlllnL OF MIN PRs 1 .707. .c. ,,637 No 5.707.527,o.6.022.35 Ne.5.2°2.521,Ne.6.027.635 •INwr 0 he o6.5.we.Ne.S.62.,576, Me 6..5.we.No 5.42..575. 1-CARTRIDGE CATCHBASIN-TOP VIEW E)1 5.°.R,Mo.5.2A.526. 6 AN Oh.U.S. N.ronm w Oir. 5 w0 OU.x w hlESWO POUwN 02006 CONTECI 6tm...•ier 6NIAIdn worts rem. 02008 CONTECH Sto mente4 BduSOm TAT U.S. s rtNaN6 02006 CONTECH slmm,Rnr BOMAIOrr 3 °P.nTn51[NPN6 CAak.krrrAkl.1* STEEL CATCHBASIN STORMFILTER '"6W` CeLI*=AUR STEEL CATCHBASIN STORMFILTER P" ° A \�TV1}�LJ' STEEL CATCHBASIN STORMFILTER Of%i aCl7 Ise%G G.. fPs-G& e7 DROMPC STOR)WWAIER PLAN AND SECTION VIEWS 1 STORARWATER SECTION VIEWS 2 TOP VIEW,NOTES AND DATA 3 STANDARD DETAIL-1 CARTRIDGE UNIT / STANDARD DETAIL-1 CARTRIDGE UNIT Al STANDARD DETAIL-1 CARTRIDGE UNIT - ` SOLUTIONS. ,o SOLUTIONS- >n SOLUTIONS- ' . u CATE'MOE I SCUE.NOIE IfNE N.M.callaon IoT.YA.me IowEONEO.ac 'tan.m oo I sr..a...4 iFRE NAMecunaon 1DRAWN,MA. 1000CREO.NC oe,..A..,r.....,s„ l,.1 'IOU.I5.LE-NONE i2RE N.5...1,14on ioans NM IcNEUEeWw ■0 JOB NUMBER: A08175.11 11/13/08—DESIGN REVIEW REY \ \ AY • FFICE : UILt ± Nc il TIGARD, OREGON TO2S, R1W, SECT. 01AB W.M. TAX LOT 1200 z II SW DARTMOUTH WASHINGTON COUNTY, OREGON of I w ai z 6's "a SITE1141 SW ELMHURST KEYWAY CORP. OWNER/APPLICANT w St m CONTACT: KENT KRAFVE E6 t ,o 7275 S.W. HERMOSO WAY SW HERMOSO / `o TIGARD, OREGON 97223 in PH: (503) 684-5100 3 FAX: (360) 750-9895 v) ,,•, SW BEVELAND SW BEVELAND AM ENGINEERING CIVIL ENGINEER vi' RELEASES CONTACT: CRAIG HARRIS SW GONZAGA 4875 SW GRIFFITH DRIVE, SUITE 300 A BEAVERTON, OREGON 97005 _` PH: 503-620-3030 C. 3 FAX: 503-620-5539 SW HAMPTON CIVIL 7-------/-________ ____.,..., cni l RI.0 WS CC • R1A WSW Cp10fIDN5 • R20 PUBLIC IMPROVEMENT CCINS BENCHMARK: SITE BENCHMARK SPIKE IN UTILITY POLE I—I AT SOUTHEAST PROPERTY CORNER ELEVATION 239.73 ELEVATION DATUM BASED ON CITY OF TIGARD ril Q ,,, VICINITY MAP BENCHMARK, INDEX 252 3 ELEVATION 22.84' (BRASS DISK IN CURB N.T.S. SE CORNER OF 72ND & HAMPTON STREET) W oz U mo UIDDDBOIRD SEEM ALEUT ^ = o ONE—CAu IRIEEEESI O I I • — — _ ;I-800-424-5555 Q �'CC T— MN 1A N i- i...— I I I I n I 1 i I I I T4, I I �� e jI 1 I ,,,. 1 W I I I I I I I e ' I I I u,. I ----r—_ - -1-----_ _ / / TI TILE SHEET • � - " —_I I — _e DATB 1o/28/08 _ — DRAWN: NWS CHIMED CNH I l�-- I / sw PD B 8175.11 COD I — J. — HER WAY I ar w I —'_ — _i_ _ / i 1SYIBIONB:... Mp I ra a --- I I I j r ,s,°` I @ AN r.,.m.`° I I I / / / "s°w°rw�� MOIRTY 1 I 1 MM.e�a,wm®• / // ..............,.....1r.........01.ITZIVIII MIR SHEET . ® SITE MAP N.T.S. R O•O JOB NUMBER: A08175.11 11/13/08—DESIGN REVIEW 280 280 LEGEND - - imimisommme■Iwommu■i■ - ....m.■ EXISTING CONTOUR--1 TO 4 FOOT INTERVALS - - -102-- -- -- - - EXISTING CONTOUR--5 FOOT INTERVALS --100-- --- 255 - 255 NEW CONTOUR--1 TO 4 FOOT INTERVALS 102 250� � � 250 NEW M SEWER UNE FOOT INTERVALS SEDIMENT FENCE • TREE PROTECTION FENCE -W - SANITARY SEWER UNE 245 ■■■�■■■ �■_ ®�� 245 STORM SEWER UNE _ t 1 DOMESTIC WATER LINE fi TELEPHONE UNE T -T- ELECTRIC UNE -- - � �_-- NATURAL GAS UNE G 240 ���w��i° �� 240 SPOT ELEVATION JDD.00 a ? j ■� ■ _ TOP FACE OF CURB ELEVATION TC £ Iw 3E 235 .Ng�����.∎���∎∎235 ASPHALT ELEVATION AC _ Z 3g: iii�i�i ir��._����� - 5,E GRADE Q � ����� ii� Q ,L 230 �� , 230 EXISTING (E) w ,' � �-�����!-_�___ INVERT ELEVATION IE-100.00 225 - M-A=��� ===226 1-CART FILTERED CATCH BASIN BBl •s 220 i Pull 220 11111■■�■■■ 215 �■■ E mi �U` ■■�215 GENEWRAL NOTES THE REQUIREMENTS OF THE JURISDICTION AND THE PROJECT MN .: �w��.•1��q t7e6R:1�_�_I_ SPECIFICATION. i11 l�11 210 _ i*ra■I■r4.-mieummiry lit L•S∎-i■210 2. THE CONTRACTOR SHALL HAVE A FULL SET OF NE CURRENT APPROVED CONSTRUCTION r l� ©InI rt.P,.i•∎E;�©;7�T".1��� DOCUMENTS INCLUDING ADDENDA ON THE PROJECT SITE AT ALL TIMES. `J 205 ■■i■■■i■■■■■■■■■■■205 3. THE INTENDED EXCAVATION TOCUIIUTY PROVIDERS. TO 757.571 REQUIRING NOTIFICATION OF Z -_ 4. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATION OF PRIVATE UTIUT1ES SUCH AS GAS, I2 200 - 200 TELEPHONE.POWER,CABLE TELEVISION,ETC. CONFIRM VAULT LOCATIONS WITH ENGINEER. 5. THE CONTRACTOR SHALL KEEP THE ENGINEER AND JURISDICTION INFORMED OF CONSTRUCTION 1■H 4+75 4+50 4+00 3+50 3+00 2+60 2+00 1+50 1+00 0+50 0+00 PROGRESS TO FAEIUTATE 91E OBSERVATIONS AT REOUIRED INTERVALS. 24-HOUR NOTICE F� IS REOUIRED. /ma�y•y'�/ • 6. EXISTING CONDITIONS BASED ON TOPOGRAPHIC BOUNDARY AND UTUTY SURVEY PREPARED BY W < c� HERMOSO WAY PROFILE 0+00.00 TO 4+75.00 AGAPE LAND SURVEY CO.. SCALE It f•8,0• V;T• 7. THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTING CONDITIONS. NOTIFY ENGINEER OF O ° VARIATIONS IN CONDITIONS SHOWN ON THE PLANS. POINTS OF CONNECTION TO EXISTING 1n Z UTUTIES AND LOCATIONS WHERE NEW UTUTES WILL CROSS EXISTING UNITES SHALL BE VERIFIED 0 O O • POTHOWNG PRIOR TO CONSTRUCTION OR ORDERING MATERIALS. IT IS THE CONTRACTORS RESPONSIBIUIY TO SCHEDULE POTHOWNG SUCH THAT IF CONFLICTS ARE ENCOUNTERED, ~ w CC O SUFFICIENT TIME EXISTS TO PREPARE MODIFIED DESIGNS AND HAVE THE MODIFICATIONS �L,I = APPROVED BY THE JURISDICTION WITHOUT IMPACTING THE PROJECT SCHEDULE. r' 3 Q �--- --T 58,26,0"I - - - - l 8. FINISH GRADES ARE TO BE BROUGHT TO WITHIN 0.08 FT IN 10 FT OF TIE GRADES SHOWN Al WO Cl) CC It I ( SUBGRADE AND TO WITHIN 0.03 FT IN 10 FT AT FINISH GRADE. CONTRACTOR TO ALLOW FOR PLACEMENT OF REQUIRD TOPSOL IN RWGN GRADING. 1 �•\ 9. GRADING EIEVATONS AS SHOWN ON SITE AND LANDSCAPE PLANS ME FINISHED GRADE WHICH �••1 r ~ INCLUDES SUBGRADE SOIL.TOPSOIL SOIL AMENDMENTS,ROCKERY AND RUNOFF PROTECTION • `i l'i, I CONTRACTOR IS RESPONSIBLE TO COORDINATE GRADING MTH BOTH EXCAVATOR AND THE • ' ,I 1 LANDSCAPE CONTRACTOR. I TAX Lo* I TAX i 1T TN LOT I w 1 1 y 1 ✓-' 1 1 W I a I V 1 KEY NOTES I ; I I I 1x.w 1 STA 1+01.22(14.25'RT) ii si T9w�' BEGIN 2'SAWCUT,(PER TIGARD STD.DETAIL 182) 'I Y7�,°y eW �� ` BEGIN EXISTING CURB DEMO I tv..ut um so:•-•" -� - A I ' BEGIN NEW CURB(PER TCARD STD DETAIL 125(MATCH EXISTING)) ssa>c 7/ BEGIN NEW CURB TAPER(14.25'RT TO 18'Rn 91.1¢0. essv• � I' I "twit) BEGIN NEW AC(PER TIGARD STD DETAIL 182(MATCH EXISTING)) HERMOSD WAY ury a.,E f 02 STA 1+09.32 PLAN & PROFILE F YM�L^ywr a Luv.n,.o ' I �x r(O DO_raaY we x -�® BEGIN 8'SIDEWALK WITN S'WRB TCHT PLANTER STRIP(22'Rn yT.m• tt END NEW CURB TAPER(18'RT) -_ _ _ _ ��1'a\L`�,. .I 1Yrir ,. __ __ N. STA 1+23.90(18'RT) I a��-_,��t,•-_.. :-��r�� j _ BEGIN DRIVEWAY(PER TIGARD STD.DETAIL 141) DATE 10/28/08 7 trsi:e�vl vrL,- DRAWN: NWS•1 i � "'r' Q STA 1+41.90(19'RT)(PER ) '"�--i-x9�--------R`=- XSS xss;�5 ��� CENTERLINE DRIVEWAY PER TIGARD STD.DETAIL 141 CHECKED: CNH dl) l�Sp�Ff I. `J P1 41 U - .. - .,� 05 STA 1+59.90(18'RT) �` �; . 't SW HERMOSO WAY( ']• END DRIVEWAY(PER TIGARD ST).DETAIL 141) FILE 8175.11C20 • -t ' J `� © STA 1+84.75(22'RT) REVISIONS: NW NW ,NW - xW xw SW xW xW I N g qN 8'SIDEWALK TRAN9TON WITH 0 SS WRB TCNTT9DEWALK STRIP ___ii,r--__ __ _- _ _ -_ __ _ _ I L-,. I s. r• yW1 w ra•wti t. / ■ --- E OU (F) Y•SXM 0 STA 1+'CU 11 RT) v-an.ot BEGIN 5'CURB TCHT SIDEWALK ''7 OB STA 1+98.09(18'RT)I i _ END 5'WRB TCHT SIDEWAIX I I Hew BEGIN TRAN9TON TO 8'SIDEWALK WTH 5'CURB TIGHT PLANTER STRIP I I l / j 09 STA 2+08.21(18'RT) �a��+o NOON FOOKIITI I I I END 2'SAWCUT,(PER TIGARD 5T0.DETAIL 182) 110,TO..- On END EXISTING CURB DEMO .N AN ^°' E ND NEW WRB(PER MGARD STD DETAIL 125(MATCH EXISTING))/I1I.._/_,_ ._ END NEW AC(PER TIGARD STD DETAIL 182(MATCH EXISTING)) 8I T 1 ® STA 2+09.44(22'RT) ( END 8'SIDEWALK WITH 5'CURB TIGHT PLANTER STRIP NORTH • • HERMOSO WAY PLAN 0+00.00 TO 4+75.00 GRAPHIC SCALE R 1.O O SCALE T•SO' (DI►ST) 110eb• 30 K JOB NUMBER: A081 75.11 1I/13/08-DESIGN REVIEW EXISTING DRIVEWAY- 6' MATCH MOTH&GRADE 3/4 RADIUSI 2 TO A R UNE CONSTRUCT DRNEWAY APRON CURB JOINT 3/4•R g•-.1 EOOE SEE NOTE 3 MIN. J'SAWCl1T AND I SEE NOTE 5 ROW I1 VERTICAL BRFNf IT SEE NOTE. , �� S. DRAINAGE BL(1CKWT 5' MIN SIDEWAUf onrnNG `e 3'I.D.PLASTIC ( // \ PAWNOR COMPACTED 5 'RAOEJ T / ryJJ)q PIPE W/COUPLING ,��,� C ' L-.2'OF 3/4'-0•BASEROCJC1�/UXI! i�. LAS APE LAND APE 2 CURB AND GUTTER AGGREGATE SEE NOTE 4 = z I ,� ci C' 30' Mrd I w {MOW SIDEWALK ADJACENT TO CURB , c> -.- 3,1_ 13/ 3%4F1'RADIUSILIP iO = w E T A 10'MN SAWCUT MIN 2' E. w R FROM FACE OF CURB z A 6 MN. ROW I CONSTRUCT DRIVEWAY APRON 5 6 B -+EI PLAN 6• w ��Hti 5 Z F2 ROAD Ffr3 f"y..: 3/4' OF CURS TED TOP 2x MAX °a w [.A MIIIIIIIIIIIIINIII 1 PAVEMENT ��2•OF]/1•-0•BASEROCC NOTES: STREET t �„ %� - �i�.4 SECTION is w ---FFF--- \ COMPACTED SUBORAOE �' r� `2.OF 3/4.-O.COMPACTED AGGREGATE 1. TRAVERSE EXPANSION JOINTS TO BE FRONDED AT EACH POINT OF TANGENCY I, •.•• SIDEWALK AWAY FROM CURB OF PIE CURB&AT OTHER LOCATIONS AS REQUIRED TO UMIT THE SPACING 8'%6 10 GA MESH SEE NOTE NO.4 STANDARD CURB NOTES: TO A E CURB OF 20 FT. 1. CONCRETE SHALL BE 3000 P.5.1.AFTER 28 DAYS,6 SACK MIX.SLUMP RANGE 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL OF AGGREGATE CF 1-1/Y TO 3•. WITH A MINUMUM THICKNESS OF 1/2. SECTION A-A (3(3/4•-D') ca►wAGTEn NOTES: 3. 1RAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART 1. SAWCUT THROUGH GUTTER PLATE SHALL BE MADE AS CLOSE 2. PANELS TO BE 5 FEET LONG. NOTES: TO CURB FACE AS POSSIBLE. MTH A DEPTH 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 P51 AFTER 2B DAYS. 2. COMPLETE CURB AND GUTTER SHALL NOT BE REMOVED UNLESS 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 2B DAYS. _ MITT VAULTS,WHEELCHAIR RAMPS,k AT SPACING NOT TO EXCEED 45 FEET. DIRECTED BY THE ENGINEER. (`/l 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MIN.OF 2 FEET 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 TNAE AS THE 3. WHEN STRAIGHT CURBS ME REMOVED,A MINIMUM OF 2 FEET CURB.THE JOINT BETWEEDI THEM SHALL BE A TROWELED JOINT WITH A MIN.1/2'RADIUS AND MAX.Of 3 FEET FROM PROPERTY LINES. OF PAVEMENT FROM THE FACE OF CURB SHOULD BE REMOVED J. EXPANSION&CONTRACTION JOINTS SHALL BE 1/2'PRENOIDED ASPHALT IMPREGNATED AND REPLACED. 5. SIDEWALK SHALL HAW A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE MATERIAL OR EOUAL EXTENDING FROM SUBGRADE TO FINISH GRADE F�1 CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. 4. WHEN ENTIRE GUTTER PLATE IS REMOVED THE EXISTING /'� OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. 4. 6'X 6'10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. PAVEMENT SHALL BE CUT BACK AND A 6'MONOLITHIC CONCRETE H BENCH SHALL BE CONSTRUCTED WITH THE NEW GUTTER TO PROVIDE B. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3'DIAMETER SUPPORT UNDER PAVEMENT. PLASTIC PIPE AT 2%SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. 5. AFTER CONCRETE HAS CURED,SEAL JOINT. M"'I ®�•®I+ '°'N Fw°°MW CONCRETE �,In ®tea P.„� ocxn EE STANDARD DRIVEWAY 6WC,,u F�� CURB KNOCKOUT Pwwn STANDARD CURB SIDEWALK r LANDSCAPE STRIPS � FOR DRIVEWAYS OTYI120 25 a TWO `a�..-,Z 141 '.:°s3..-,. 'M.�' 145 W o On U Oz . -_ ww FII = o w § o O ' Q 97 0 ...an �� N (- fIAWAn< J EXISTING PAVEMENT DIG OUT REPAIR SAW CUT OR GRINDING 1 I•AS 5 WWI=HNC WTDYL h MOM TM1L WO. 11.<�� m // /Ai,i i i_. 0 a 1 q t O p6 H R o AGGREGATE BASEROCK tl U ? 1 c; IW.M��'LI I COMPACTED SUBGRADE c W ? LOCAL STREETS: m = g '''j k' AC-6' CU ON SS.C.ASPHALTIC CONCRETE, H5 W AB-4' (1-1/2"-0')AGGREGATE BASEROCK O1�s rc OR PUBLIC IMPROVEMENT p AC-B'CUSS'C'ASPHALTIC CONCRETE DETAILS 6•MIN u 6'MIN n MINOR COLLECTOR STREETS: ROW r MIN=OM MDR \-�J AC-7•ASPHALTIC CONCRETE, 30' DA78 1 O/ZS�08 wT�,s n[Mlt AB-4'(1-1/2'-0')AGGREGATE BASEROCK DRAWN: NWS 8 OR le; B' 3s' e _ AC-B'CUSS'C'ASPHALTIC CONCRETE NEW CURB PET1 OE7M PLANTER "E' CHZC1CHD: CNH °�3 2 SAWCT T OE AL PILL 8175.11C 20 m(J mw MAJOR COLLECTOR STREETS: a l 8 AC-B' CLASS•C'ASPHALTIC CONCRETE. 2.0 5-- -2% iSYlB10NB: IT �> a\< AB-4•(1-I/2•-0')AGGREGATE BASEROO( `-� --- „> MM, M _■MM ___ NOTES: TNG 0 CONCRETE SDEW.LK ___ NOTE: 1. RANTS ID BE TACO AND SANDED. SECTION 3/4' ACTED UBGRAD ROCK COMPACTED SUBGRAOE 1. SURFACING OF PAVED AREAS SHALL COMPLY WITH STREET CUT STANDARD DRAWING. "CLASS C ASPHALT 2 ASPHALT PULED N MAX YAX 3'UM EACH COMPACTED TO 42[MM. 2'CLASS B ASPHALT ®,�".a.Au wen410. 2. JOINTS TO BE TACK AND SANDED. 3 SAWCIIT SHALL 8E TAC COATED MTN NIVIMIUS ASPHALT EM1ASICN. 12-AGGREGATE ((3/(I M BASE(I 1/2"NINTHS) MK oYww1II n'PROTINITT S. SANCUT SHALL BE TAG%COATED WITH BITUMINUS ASPHALT EMULSION. AA MMeiWe a PM A,� TYPICAL CROSS SECTION SW HERMOSO WAY • • OP TR II ® 9 scut NOT TO SCALE 4UT▪ °P ®�� � mum FA MOM TRENCH ' MG ,•,°„°"1°f W~..',.� PAVEMENT DIG-OUT O m. SHUT ��° � N,IIDIIM BACKFILL 180 an�TNAIO re ""p1"' AND REPAIR 182 ��� _.. �... R2.0 JOB NUMBER: A08175.11 11/13/08-DESIGN REVIEW