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SDR2007-00007 SDR2007 00007 ARNELL OFFICE BUILDING , e • NOTICE OF TYPE II DECISION 1, SITE DEVELOPMENT REVIEW(SDR) 2007-00007 ARNELL OFFICE BUILDING (Includes a 40-day extension) 120 DAYS = 5/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: ARNELL OFFICE BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00007 Adjustment(VAR) VAR2007-00027 APPLICANT/ APPLICANT'S OWNER Charles Arnell REP: William C Cox/Gary Shepherd, 12405 SE 18th Avenue Attorneys at Law Portland,OR 97222 Attn: Gary Shepherd 0244 SW California Street Portland,OR 97219 PROPOSAL: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5 710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway, Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and 1-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1 support alternative modes of transportation to the greatest extent possible; and 2 encourage a mix of uses to facilitate intra-district pedestrian and transit trips even or those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby iven that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 1 OF 32 • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO DEMOLITION PERMITS: Submit the following to the City Arborist(Todd Prager, (503) 718-2700) and include a cover letter indicating where in Idle submittal the condition has been satisfied: 1. Prior to any site work, the applicant shall submit a tree protection,plan per the project arborist's recommendations. The tree protection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arborist. 2. Prior to any site work, if it is determined by the project arborist that tree #35 requires protection,the applicant shall install five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing. adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arbonst may require changes pnor to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a s nary report certif-ling that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 3. From initial tree protection zone (TPZ) fencing installation through the building construction phases the applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated.If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit the following to the City Arborist(Todd Prager, (503) 718-2700) and include a cover letter indicating where in Hie submittal the condition has been satisfied: 4. Prior to site/building ermits,the applicant shall revise the landscape plan to note that the trees in the landscaping along SW 68th Parkway shall be a minimum of 3 1 caliper inches and all other required trees (street and lgandscaping) shall be at least 2 '/ caliper inches. 5. Prior to site/building permits, the applicant shall revise plans to indicate a columnar street tree type approved by the City Arborist alon SW 68t` Parkway. Street trees shall be a minimum 2 1 caliper inches and spaced at a minimum ofg22 feet and a maximum of 28 feet on center. The applicant may note on the street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISAI tree planting Gguidelines as well as the standards set forth in the American Institute of Architects Architectural raphic Standards, 10th edition. In the Architectural Graphic Standards there are ilidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 2 OF 32 6. Prior to site/building permits, the applicant shall submit a separate tree mitigation plan for the City Arborist's review and approval that details mitigation tree location, size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2 caliper. 7. Prior to site/building permits, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (88 caliper inches x$125 x 100% mitigation = $11,000). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D will be credited against the assurance two years after all of the trees are planted per the approved'Free Mitigation Plan. After the plan is approved and the trees are.planted, the project arbonst shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment penod. After the two year establishment period,the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arbonst in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Submit the following to the Current Planning Division (Emily Eng, (503) 718-2712) and include a cover letter indicating where in the submittal the condition has been satisfied: 8. Prior to site/building permits, the applicant shall revise the site plan to indicate the type of screening around the refuse containers. The applicant shall also indicate any service facilities onsite. Refuse containers or service facilities that would be otherwise visible from the public right-of-way,parking lot or another property, they shall be screened by a solid wood fence or masonry wall between 5 and 8 feet high. The gate opening shall be at least 10 feet wide and comply with Pride Disposal requirements stated in their letter dated 6/13/2007. 9. Prior to site/building permits, the applicant shall revise the site plan to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public right-of-way. 10. Prior to site/building ermits, the applicant shall provide a landscaping calculation (total landscaped area over total site area) that excludes any vehicle overhang area. 11. Prior to site/building permits,the applicant shall revise the site plan to show that the access aisle will be marked with arrows indicating the flow of traffic. 12. Prior to site/building permits, the applicant shall revise plans to decrease the number of parking spaces to no more than 20 (excluding the disabled accessible space) to comply with the maximum permitted. 13. Prior to site/building permits, the applicant shall revise plans to satisfy the visual clearance area standards. 14. Prior to site/building permits, the applicant shall submit a drawing of the east elevation to verify the window to ground fflloor wall area ratio. 15. Prior to site/building permits,the applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 16. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PH)permit plans shall conform to City of Tigard-Public Improvement Design Standards,which are availabl at City Hall and the City's web page (www.tigard-or.gov). NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 3 OF 32 17. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 18. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 19. The applicant shall restrict construction and contractor vehicle parking to their site and local streets west of 68th Parkway. 20. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 21. Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,Engineering). 22. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they construct a half-street improvement along the frontage of 68th Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 44 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; G concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 13 foot concrete sidewalk with street trees,4'x 4'tree wells and metal tree grates; F. street trees in a raised,planted center median per 18.620 TDC requirements; G. street striping; H streetlight layout by applicant's engineer,to be approved by City Engineer, I. underground utilities; street signs (if applicable); driveway apron(if applicable);and L. adjustments in vertical and/or horizontal alignment to construct SW 68`h Parkway in a safe manner,as approved by the Engineering Department. 23. A profile of 68th Parkway shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 24. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 25. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 26. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of alllots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where theloack onions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage fines shall be provided to sufficiently contain and convey runoff from each lot. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 4 OF 32 27. The applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. 28. The applicant shall provide the City Engineering Department with TVF&R approval of the hydrant number and placement and fire flow demand calculations. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit the following to the City Arborist(Todd Prager, (503) 718-2700): 29. Prior to a final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were Project and that all remaining trees on the site are healthy, stable,and viable in their modified growing environment. Contact the Current Planning Division(Emily Eng, (503) 718-2712) to satisfy the following: 30. Prior to a final building inspection, a member of the planning staff shall walk through the site to ensure that the development is consistent with this decision. Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 31. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 32. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 nil mylar, 2) a diskette of the as-buiks in "DWG" format , if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 33. Additional right-of-way shall be dedicated to the Public along the frontage of 68th Parkway to increase the right-of-way to 35 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 34. Prior to a final building inspection, the applicant shall install bike striping and other pertinent pavement markings. If bike striping was not installed with the LID in front of the adjacent property to the south the applicant shall pay$662.00 to the City for the striping of the bike lane. 35. The applicant shall place the existing overhead utility lines along SW 68th Parkway underground as a part of this project. 36. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant shall provide a signed copy of the Maintenance agreement to the Engineering Department. 37. Prior to a final building inspection, the applicant's engineer shall submit a final sight distance certification for the access onto 68th Parkway. 38. Prior to a final building inspection,the applicant shall pay$3,636.36 to the 72nd Avenue/Dartmouth Street signal fund. 39. Prior to a final building inspection,the applicant shall pay$2,533.33 to the 68th Parkway/Dartmouth Street signal fund. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 5 OF 32 THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History: The proposed office site is 0.34 acre located in the Tigard Triangle on SW 68th Parkway,south of SW Baylor Street and north of SW Clinton Street in the Mixed-Use Employment (MUE) zone. The area is comprised of newer commercial development and existing ingle-family homes. A single-family home currently exists on the proposed site. The newly constructed-Tigard Triangle Commons (occupied by the Oregon Health Care Association) is across the street on SW 68th Parkway. The recently approved One Dartmouth office site borders the south and west boundary of the subject site. Specifically a parking structure will be constructed south of the subject site and a parking lot will be constructed west of the subject site. An existing office site is located just north of the subject site. A portion of the site's west boundary abuts a lot with a single-family home. Proposal Description: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 scuare foot) site. The existing single-family home will be removed and the applicant proposes to remove al_ existing trees. In addition, the applicant requests approval for an adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff sent public notice to interested parties and property owners within 500 feet of the site and received one comment. Oregon Health Care Association (OHCA) wrote and requested that: 1) OHCA's parking not be used by employees working at the Arnell Office Building. 2) During construction, no construction equipment will use the on-street parking on SW 67`h Avenue north of SW Clinton Street and south of-SW Baylor Street. 3) Employees of all construction companies and contractors for the Arnell Office Building not use the on-street parking indicated in#2. 4) The Arne-11 Office Building has secured sufficient parking to avoid excessive or frequent use of on- street parking on the same-block indicated in#2. RESPONSE: The applicant is required to submit a parking plan for the duration of construction and has been instructed to not use OHCA's parking. Parking related to the construction of the Arnell Office Building will be restricted to the site and focal streets west of SW 68th Parking. The OHCA site is east of SW 68th Parkway. To address #4 above, the applicant is required to provide the minimum parking required by the code. It is assumed that the minimum parking requirement will satisfy the needs of the proposed 5,710-square foot building. However, the City can not and will not restrict the public from using on-street parking, including those who may be users of the Arnell Office Building and OHCA. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 6 OF 32 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Commercial Zoning Districts 18.520 B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solid Waste and Recyclable Storage 18.765 Off-Street Parking and Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific Tigard Triangle Approval Criteria 18.620 D. Specific SDR Approval Criteria 18.360 E. Variances/Adjustments 18.370 F. Impact Study 18.390 Impact Study G. Street and Utility Improvement Standards 18.810 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District Section 18.520.020 Lists the description of the Commercial Zoning Districts. The proposed site is in the Mixed Use Employment (MUE) zone. The proposed use, office, is permitted in the zone. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in the following Table 18.520.2: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size - None 14,815 sq ft Minimum Lot Width 50 ft _ 149.94 ft Minimum Setbacks - Front yard 0 ft 2 ft - Side yard Oft 5 ft,69 ft - Rear yard 0 ft 45 ft - Side or rear yard abutting more restrictive zoning district _ 20 ft N/A Maximum Height 45 ft 31 ft 6 in Maximum Site Coverage 85% 77% Minimum Landscape Requirement 15% 20% Maximum Floor Area Ratio(FAR) 0.40 0.40 FINDING: The applicant has shown that the proposed development meets all development standards in the MUE zone. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 7 OF 32 B. APPLICABLE DEVELOPMENT CODE STANDARDS Access,Egress and Circulation(18.705): Public Street Access (18.705.030.D): All vehicular access and egress as required in Sections 18.705.030H and 18.705.030(I) shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed site has direct access to SW 68th Parkway,a public street. Therefore,this criterion is met. Walkways (18.705.030.F): On-site pedestrian walkways comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shalle constructed between new and existing developments and neighboring developments; The entrance to the proposed building is located in the parking lot and connected to the public right-of-way by a pedestrian walkway. The proposed 13-foot sidewalk will provide a convenient connection to the neighboring commercial sites to the north and south. Therefore,this criterion is met. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed ) or a minimum 3-foot horizontal separation, except that pedestrian crossings 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; The required walkway is along the south and west sides of the building and does not cross through the parking lot or an access driveway. The walkway is 6 feet wide, meeting the Tigard Triangle standard. The three parking spaces include wheel stops that allow for 3 feet of overhang; therefore, the walkway excludes any vehicle overhang. There are no obstructions in the walkway, which will be paved with concrete and include a ramp from the ADA parking space. Therefore,these criteria are met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The required walkway is paved with concrete,thereby meeting the criterion. Section 18.705.020.G.3 states that in no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed driveway would not facilitate the backward movement or other vehicular maneuvering onto SW 68th Parkway. Any maneuvering would happen within the parking lot. Therefore,this criterion is met. Access Management(18.705.030.H): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 8 OF 32 • Lancaster Engineering submitted a Transportation Report,dated May 4,2007,for the proposed development. Included in the report is a preliminary sight distance analysis. The posted speed on SW-68th Parkway is 40 mph, requiring a minimum sight distance of 445 feet in each direction. The engineer states that the proposed driveway is approximately 22 feet north of the south property line and sight distance could not be measured at this location due to on-site vegetation. The sight distance was measured from a point approximately 50 feet north of the southern roperty line. At this location the sight distance was measured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south was restricted by vegetation along the frontage. The engineer states that with removal of the vegetation the sight distance will be increased to 490 feet to the south. The applicant shall remove the vegetation that restricts sight distance to the south. The applicant's engineer shall submit a final sight distance certification, from the actual driveway location upon completion of the frontage improvements. The final sight distance certification shall be submitted prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The pproposed driveway is approximately 160 feet north of the intersection of 68th Parkway,a Collector street, and Hinton Street, which is classified as a local street. The driveway is also over 250 feet south of the intersection of 68th Parkway and Baylor Street. This criterion is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. 68th Parkway.is classified as a Collector on the City of Tigard's Transportation System Plan (TSP), which requires a minimum spacing of 200 feet. The applicant has proposed a driveway approximately 160 feet north of-SW Clinton Street and 60 feet south of the driveway on the east side of 68th Parkway. There is also a driveway approximately 200 feet north of this development on the same side of the street. The proposed driveway does not meet the minimum spacing standard and the applicant has requested an adjustment to the spacing standard in accordance with 18.370. The engineer states the offset of the proposed driveway with the driveway on the east side of 68th Parkway does not impact the major street left-turning movements at either driveway. However, the City's Local Improvement District (LID) design that is currently before City Council includes a raised center median in this area,which will prevent left-turn conflicts. The planted center median is also a required design element of 68th Parkway, as shown in the Tigard Triangle Standards of 18.620-15. The applicant has opted not to participate in the LID and has agreed to construct the entire median as designed for the LID. With the construction of the planted median the adjustment request can be approved. Minimum Access Requirements for Commercial and Industrial Use (18.705.030.J): Vehicular access,egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3. Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. The required access width for developments with 100+ parking spaces is one 50-foot access with 40 feet of pavement or two 30- foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 9 OF 32 The proposed driveway is paved 24 feet wide, meeting the pavement width standard. With 149.96 feet of frontage,the site's access exceeds the requirement of 30 feet in width. FINDING: All access,egress and circulation standards have not been met. CONDITIONS: • Prior to site/building permits,the applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. • Prior to a final inspection, the applicant shall submit a final sight distance certification for the access onto 68th Parkway. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use, office, does not typically generate noise, visible emissions, vibrations, odors, glare, heat, insects and rodents. The applicant has acknowledged the environmental performance standards. It is the responsibility of the property owner to comply with the standards and any violations will be enforced through the City's Code Enforcement Program. For the purposes of this land use review,this criterion is met. Landscaping and Screening(18.745): General Provisions (18.745.030): Obligation to maintain. Unless otherwise provided by the lease agreement, the owner,tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall jointly maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary,and shall be kept free from refuse and debris. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 10 OF 32 • The property owner is responsible for the maintenance of the landscaping. Lack of maintenance may be enforced-through the City's Code Enforcement Program. 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). The applicant is not proposing to retain any on-site vegetation due to grading and site development demands. There is an off-site tree (a 19-caliper inch Oregon White Oak, #35 in the inventory) that should be protected; however, the applicant has not provided protection methods for the tree and plans do not show tree protection fencing. The applicant has been required to provide a protection plan as a condition of approval (see discussion for Chapter 18.790,Tree Removal). Street Trees (18.745.040): 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. The applicant has proposed to plant street trees along the site's frontage,thereby meeting this criterion. Street tree planting list (18.745.040.B): 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. The applicant proposes to plant street trees along the site's SW 68th Parkway frontage, but has not indicated the species. Per the Tigard Triangle landscaping and street standards, the applicant shall choose a columnar tree type along SW 68th Parkway to be reviewed and approved by the City Arbonst. Size and spacing of street trees (18.745.040.C): Street trees shall be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small,medium or large). Plans show that the trees are spaced approximately 40 feet on center. Per the Tigard Triangle standards,street trees along SW 68th Parkway shall be a columnar type and spaced at a minimum of 22 feet on center and at a maximum of 28 feet on center. The size of the street trees is also not indicated. The applicant shall revise Tans to show that street trees are at least 2 '/ caliper inches,columnar in type and spaced at a minimum of 22 plans and a maximum of 28 feet on center. The City Arborist notes that it would be acceptable for the applicant to note on the street tree plan that slight variations in placement may be required due to driveways,utilities,etc.,but every attempt will be made to keep the same net number of street trees that are shown on the plans. Screening of Parking and Loading Areas (18.745.050.E.1): Screening f parking and loading areas is required. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis or one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped areas include a balance of ground cover shrubs and four types of trees, providing a balance between low lying and vertical shrubbery and trees. The applicant proposes a total of 12 trees in the parking lot to be distributed evenly with a ratio of 1 tree per 1.8 parking spaces. The landscape stnp along the south and west boundaries of the site have depths of 6.5 feet. The landscape strips along SW 68"' Parkway to the north and south of the proposed access have depths of 5 feet and 6.5 feet, respectively. Landscape areas within the parkin lot have the following dimensions: 8.3 x 16 feet;20.5 x 23 feet; and 24.5 x 19.5 feet. The Landscape strip along the north boundary is 6.5 feet deep. Plans show that a curb will protect the landscaping from vehicular damage; however, the applicant shall exclude the overhang area from the site's landscaping calculation and will he conditioned to provide a final landscaping calculation (see Off-Street Parking an Loading section). These criteria are met. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 11 OF 32 Screening Of Service Facilities (18.745.050.E.2): 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; The applicant does not indicate whether there will be service facilities onsite such as gas meters and air conditioners and whether they would require screening. The applicant shall revise plans to indicate any service facilities onsite. If they would be otherwise visible from the public right-of-way,parking h lot or another property,they shall be screened by a solid wood fence or masonry wall between 5 and 8 feet hig . Screening of refuse containers (18.745.050.E.4): 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 ark shall be screened or yp enclosed from view by placement of a solid wood fence, masonry wall-or evergreen hedge. All refuse shall be contained within the screened area. The plans and narrative indicate that the refuse containers, which would be visible from the parking lot, will be within a screened area. However, the applicant does not specify what type of screening. The applicant shall revise the site plan to indicate the type ofpscreening around the refuse containers. FINDING: Landscaping and screening requirements have not fully been met. CONDITIONS: Prior to site/building permits, the applicant shall revise plans to indicate a columnar tree e approved by the City Arborist along SW 68th Parkway. Street trees shall a nununum 2 '/ caliper inches, spaced at a minimum of 22 feet and a maximum of 28 feet on center. The applicant may note on the street tree plan that slight variations in placement may be required due to driveways utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting_and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Prior to site/building permits, the applicant shall revise plans to indicate the type of screening around the refuse containers. The applicant shall also indicate any service facilities onsite. Refuse containers or service facilities that would be otherwise visible from the public right-of-way, parking lot or another property,they shall be screened by a solid wood fence or masonry wall between 5 and 8 feet high. The gate opening shall beat least 10 feet wide and comply with Pride Disposal requirements stated in their letter dated 6/13/2007. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 12 OF 32 The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen,the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen the Minimum Standard method to demonstrate that the proposed waste storage area complies with the code. Minimum Standard Specific Requirements (18.755.040.C): Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4 square feet/1,000 square feet gross floor area (GFA). The required story a area shall be at least 33 square feet for the proposed building using the following formula: 10 feet +5,710 square feet x.4/ 1,000 square feet). The proposed waste storage area shown on the plans is 240 square eet,thereby exceeding the criterion. Location Standards. To encourage its use the storage area for source-separated recyclables shall be co-located with the storage area for residual mixed-solid waste; Indoor and outdoor storage areas shall comply,with Uniform Building and Fire Code requirements- Storage area space requirements can be satisfied with a single location or multiple locations, and can combine Both interior and exterior locations; Exterior storage areas can be Located within interior side and or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at feast the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according. o the provisions in 18.755.050 C, design standards; The storage area shall be accessible for coection 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. While the applicant's narrative indicates they will provide screening around the waste storage area, including gate openings, the lans do not indicate the e of screening. A condition of approval has already been required to revise plans to show this screening(See Landscaping and Screening section). Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof-materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearlylabeled to indicate the type of materials accepted. The applicant has been required to screen the waste storage area with a fence 5 to 8 feet high. The gate opening shall be at least 10 feet wide (See Landscaping and Screening) as well as comply with Pride Disposal requirements. Tualatin Valley Fire and Rescue (TVF&R) did not have concerns about the storage containers. The applicant has provided a letter from Pride Disposal approving the location of the waste storage area with certain stipulations. Note: Based on the proposed area,Pride Disposal is requiring the gate opening to be 20 feet wide. Access Standards. 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. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 13 OF 32 • The applicant has not indicated screening around the proposed waste storage area. As shown on the site plan, there is adequate space within the parking lot so that a collection vehicle would not have to back out on the street. Therefore,this criterion is met. FINDING: Mixed solid waste and recyclables storage criteria have not been met, but can be met through conditions of approval already required elsewhere in this decision. Off-Street Parking and Loading(18.765): Location of vehicle arking (18.765.030.B)): Off-street parking spaces for single-family and duplex dwellings and singe-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. Off-street parking spaces are located in the parking lot adjacent to and within the same site as the building, thereby meeting the criterion. Joint Parking (18.765.030.C): Owners of two or more uses structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: I) The size of-the joint parkin facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. The applicant has not proposed joint parking, nor has it been determined necessary. Therefore,this criterion does not apply. Preferential Long-Term Carpool/Vanpool Parking (18.765.030.F): Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long- term parking spaces shall be reserved for carpool/vanpool use. Preferential parking fr carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will not provide more than 20 parking spaces; therefore, this standard does not apply. Disabled-Accessible Parking (18.765.030.G): 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. The Building Code requires 1 disabled-accessible parking space for parking lots with up to 25 spaces. One disabled-accessible space is provided,thereby meeting the standard. Access drives (18.765.040.B): 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 safetyor 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 permanently 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 or concrete NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 14 OF 32 surface; 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. The proposal meets the criteria, as shown in the following: 1. The proposed access with the adjustment will be designed for maximum pedestrian and vehicle safety, 2. One 30-foot access with 24 feet of adjustment is required and one access with 24 feet of pavement and more than 30 feet of access is proposed, thereby meeting the criterion; 3. The proposed dnveway will be permanently marked by a curb cut and curbs; 4. The proposed access will meet visual clearance area standards once plans are revised per the condition of approval; 5. The access drive will be improved with asphalt; and 6. The proposed access will not facilitate backing movements or maneuvering within a street or other public right-of-way. Parking Lot Landscaping (18.765.040.G): Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. As shown in the findings for Chapter 18.745 and landscaping standards in Chapter 18.620 of this decision, parking lot landscaping requirements are met. Parking Lot Striping (18.745.040.I); Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked and all interior drives and access aisles shall be clearly marked and signed-to show direction of flow and maintain vehicular and pedestrian safety. The plans and narrative indicate that the proposed parking spaces will be striped. However,the plans do not show that the access aisle is marked to show the direction of traffic flow. Therefore,the applicant shall revise the site plan to show that the access aisle will be marked with arrows indicating the flow of traffic. Parking Lot Surfacing (18.745.040.H.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, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces. The proposed parking lot will be paved with asphalt,thereby meeting the standard. Wheel Stops (18.765.040.J): 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. While the plans and narrative indicate a three foot overhang into the landscaping along the south and west boundaries of the site, the applicant does not indicate whether the overhang area was excluded from the landscaping calculations. The applicant shall provide a landscaping calculation (total landscaped area over total site area) that excludes any vehicle overhang area. Drainage (18.765.040.K): Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. The applicant has proposed an underground stormwater detention system comprised of a CWS water quality manhole at the upstream end of a 36-inch pipe and a stormwater management manhole at the downstream end. After detention and treatment, the stormwater will be released to the public storm sewer system in SW 68th Parkway. The Engineering Department has found this proposal suitable. The drainage system for the site will drain the off-street parking and loading facilities to avoid flow of water across the proposed public sidewalk Signs (18.765.040.M): Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 15 OF 32 The applican permit indicates that they will apply for a sign peit at the time they are ready to install a sign. Signs in the MUE zone shall comply with the sign regulations in the GP zone. Space and Aisle Dimensions (18.765.040.N): Except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. Standard spaces are 9 and 10 feet wide by 18.5 feet long, including_a 3-foot overhang. Compact spaces are 8 and 8.5 feet wide by 16.5 feet long including a 3-foot overhang. The east-west drive aisle �4 feet wide and the north-south aisle is 26 feet wide, both accommodating 2 directions of traffic. Eight of the required 16 spaces will be compact (50%). Therefore,parking space and aisle dimensional standards are met. Bicycle Parking Location and Access (18.765.050.A): Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings andlor the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The bicycle parking area is approximately 10 feet from the building entrance, located outside away from parking aisles landscaped areas and pedestrian ways. However,the bicycle parking would not be visible from the public right-of-way. Therefore,the applicant shall revise plans to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public right-of-way. Bicycle Parking Design Requirements (18.765.050.C): The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle patiiing spaces shall be at least 21 feet by six feet long, and when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parkin are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Three bicycle spaces are required and three are shown on the plans. Each space is 2.5 x 6 feet and uncovered. One can roll their bike right into a space, making the spaces accessible without moving another bicycle. The bicycle parking spaces are reserved for bicycle parking only there is no room to park anything vehicle other than a non-motorized bicycle. Therefore,bicycle parking design requirements are met. Paving (18.765.050.D): Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The bicycle parking area is paved with concrete and will remain well-drained along with the overall drainage of the site,thereby meeting the standard. Minimum Bicycle Parking Requirements 08.765.050.E): The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. The bicycle parking requirement for office use is 0.5 space per 1,000 square feet of floor area. The 5,710 square foot building win require three bicycle parking spaces. Three spaces are provided, as indicated in the plans and narrative. Therefore,this standard is met. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 16 OF 32 Minimum Off Street Parking (18.765.070.H): The minimum and maximum parking shall be as required in Table 18.765.2. The minimum parking requirement for office use is 2.7 spaces per 1,000 square feet of floor area. The site is in Parking Zone A, which requires a maximum of 3.4 spaces per 1,000 square feet. The minimum spaces required for a 5,710 square foot office building is 16 spaces and the maximum is 20 spaces. The site plan and narrative indicate the applicant is proposing 21 spaces and one disabled accessible space. To comply with the maximum spaces permitted, the applicant shall decrease the number of spaces to no more than 20 spaces (excluding the disabled accessible space). Off Street Loading Spaces (18.765.080.A): Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. An off-street loading space is not required because the proposed building is less than 10,000 square feet. The applicant also does not propose to provide a loading space. Therefore,this criterion does not apply. FINDING: The off-street parking and loading criteria have not fully been met. CONDITIONS: • Prior to site/building permits,the applicant shall revise plans to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public right-of-way. • Prior to site/building permits, the applicant shall provide a landscaping calculation (total landscaped area over total site area) that excludes any vehicle overhang area. • Prior to site/building permits, the applicant shall revise plans to decrease the number of parking spaces to no more than 20 (excluding the disabled accessible space) to comply with the maximum permitted. • Prior to site/building permits, the applicant shall revise the site plan to show that the access aisle be marked with arrows indicating the flow of traffic. Tree Removal(18.790): Tree plan required (18.790.030. A): 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. The applicant has provided a tree inventory and map prepared by Raymond Myer, a certified arborist (# PN 0160). The applicant has proposed removing all trees and protecting a 19 carper inch Oregon White Oak offsite (near the western boundary of the north portion of the site). The applicant has not provided a protection program for the White Oak; therefore, the applicant shall address its protection as a condition of approval. Plan Requirements. 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; The inventory and map shows the location, size, species and condition of existing trees on and off site. Therefore,this criterion is met. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 17 OF 32 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 shallbe exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; • Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant plans on removing 4 of 4 trees over 12" on site. This represents a 0% retention rate, so the applicant must mitigate for 100% of the 88 caliper inches removed. Therefore, a cash assurance for the amount of(88 caliper inches x$125 x 100%) $11,000 is due. The applicant's narrative mentioned that parking lot and buffer trees will be used for mitigation, but did not provide a plan detailing the size of mitigation trees and mitigation totals. The applicant shall submit a separate tree mitigation plan for the City Arborlst's review and approval that details mitigation tree location size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. Identification of all trees which are proposed to be removed; This requirement has been met on sheet 2 and 4 of the plans. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant did not submit an arborist report with a tree protection plan. While all trees on site will be removed,tree#35,a 19" Oregon White Oak in good condition on the neighborin g property to the west,may impacted by the development. The applicant has proposed to protect this tree. The pplicant shall submit a tree protection plan per the project arborist's recommendations. The tree protection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arborist. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. There has been no evidence of trees being removed within one year of this development application. FINDING: The tree removal criteria have not fully been met. CONDITIONS: • Prior to site/building permits, the applicant shall submit a separate tree mitigation plan for the City Arbonst s review and approval that details mitigation tree location, size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. • Prior to site/building permits, the applicant shall submit a cash assurance (letter of credit or cash(leposit) for the equivalent value of mitigation required (88 caliper inches x$125 x 100% mitigation = $11,000). Any trees successfully planted-on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 18 OF 32 properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mit ganon Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. • Prior to any site work,the applicant shall submit a tree protection plan per the project arborist's recommendations. The tree protection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arbonst. • Prior to any site work, if it is determined by the project arborist that tree #35 requires _protection, the applicant shall install five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arbonst to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and-the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before. proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • From initial tree protection zone (TPZ) fencing installation through the building construction phases, the applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arbonst, at least once every two weeks, as the Project Arborist monitors the construction activities. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arbonst. • Prior to a final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 19 OF 32 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3)_feet in height. The code provides that obstructions that may be located in this area shall-be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight 8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two(2 ), 30-foot distance points with a straight line. A clear vision area as shown in Figure 18.795.1 is required. The applicant is required to maintain clear vision within the triangular area formed by measuring along the public right-of-way 30 feet north and south from the centerline of the driveway and 30 feet west along the centerline of the driveway. Staff finds that the vision clearance areas on the site plan are drawn incorrectly. When drawn correctly (according to the code), it is apparent that the visual clearance area passes through four parking spaces, which would cause the area to be obstructed by parked vehicles. Chapter 18.795 states that clear vision areas shall "contain no vehicle... exceeding three feet in height." The applicant's narrative does not address the visual clearance area code specifically. Staff finds that visual clearance area standards have not been met. The applicant shall revise plans to comply with the visual clearance area standards. FINDING: Visual clearance area standards have not been met. CONDITION: Prior to site/building permits, the applicant shall revise plans to comply with the visual clearance area standards. D. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The following sections have been discussed elsewhere in this decision and,therefore,will not be addressed in this section: 18.360.090.A.4 (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090Al2. (L.arndsca ing); 18.360.090.A.13 (Parking); 18.360.090.A.15(Drainage); and 18.360.090A14 (Provision for the Disabled Relationship to the Natural and Physical Environment (18.360.090.A.2): Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The proposed building will be located in the general area occupied by the existing building, which is the highest point on the property The four largest trees (12 caliper inches and over) are in the middle of the site. Because of the amount of fill needed (about 4 feet) to develop the site and provide adequate storm drainage, these trees cannot be saved. The remaining five trees onsite are all less than 10 caliper inches and will not be saved because of the building placement or grading demands. The applicant has proposed to pay a fee and mitigate for the trees over 12 caliper inches removed,as required by Chapter 18.780. There will be no ground slumping or sliding. When filled and graded, the site will gently slope. The location of the building in the northern portion of the property is also the location that achieve the maximum amount of light, air and circulation between the proposed building and the future three-story parking structure approved for the property to the south. The building is oriented toward SW 68t Parkway, as required by the code. However, the location also maximizes the south and west facing elevations to the sun,which is desirable to the applicant and encouraged by the code. Therefore,these building placement standards are met. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 20 OF 32 Demarcation of Public, Semi-public and Private Spaces for Crime Prevention(18.360.090.A.9): 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. Landscaping and a change in the texture of path materials demarcate the site from the public right-of-way. Landscaping is proposed in the 2-foot setback area between the proposed building and sidewalk The pedestnan pathway will gently slope down from the street level. Therefore,this standard is met. Crime Prevention and Safety(18.360.090.A.10): 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. The proposed building will have windows along the ground floor wall and second story wall. As shown by the lighting plan,the parking lot and building area will be adequately lit with eight 250:watt metal halide lamps on 30 foot poles spaced around the perimeter and within the site. The exterior lighting will be oriented toward the parking lot, pedestrian path and trash and recycling center. Crime prevention and safety requirements are met. Public Transit (18.360.090.A.11): Provisions within the plan shall be included for providing for transit if the development roposal is adjacent to or within 500 feet of existing or proposed transit route. 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. The following facilities may be required after City and Tn-Met review: (1)Bus stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters. There is a bus line along SW 68th Parkway and a bus stop next to the property to the north and directly across the street. Tri-Met was notified of this proposal but did not comment. Therefore, public transit provisions are not required. FINDING: Site Development Review standards have been met. D.TIGARD TRIANGLE The following sections either do not apply or have been discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.620.060 (Entry Portals); 18.620.070 (Landscaping and Screening); and 18.620.080 (Street and Accessway Standards). Site Design Standards (18.620.030.A): 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. The proposed building is not on a major or minor arterial. Therefore,this criterion does not apply. However, the building occupies 47% of the street frontage. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 21 OF 32 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. The proposed building is set back 2 feet from the property line,meeting the standard. 3. Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. The planting plan shows landscaping between the building and public right-of-way. Hard-surfaced areas, mainly the pedestrian path, will be paved with scored concrete. Because parking is located at the side of the building, the proposed landscaping (crimson pygmy landscaping) along this portion of the site's frontage is required to be developed to an L-1 standard,as explained in 5 below. 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. The proposed walkway connecting the building entrance to the street is 6 feet wide and paved with scored concrete,meeting the standard. 5. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard. Parking is located to the side and rear of the building and limited to 42% of the street frontage, meeting the standard. Landscaping along this portion of the frontage has a depth of 6.5 feet,satisfying the requirement of 5 feet. The trees in the intenor side and rear yard landscaping within the parking lot are appropnatelr spaced per the L-2 standard requirement of no more than 28 feet apart•however the required tree size of 21 caliper should be noted on the landscape plan (sheet L1). As a condition of approval, the applicant shall note on sheet Ll that all trees shall be a minimum of 2 1/ caliper inches. Building Design Standards (18.620.040.A): 1. Ground floor windows - All street-facin 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 Ievel. 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. The applicant states that the elevation along the street has a window to ground floor wall area ratio of 51.8% and refers to Exhibit 16, an elevation drawing prepared by John Hasenberg Architects. Per the drawing, the total window area on the ground floor wall is 233.5 square feet. The ground floor wall area is 450.3 square feet. While this percentage meets the standard,the drawing is labeled "West Elevation" and the street-facing elevation should-be the east elevation. Therefore,the applicant shall submit a drawing of the east elevation to verify the window to ground floor wall area ratio. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 22 OF 32 • 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 materials; 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. The street facing elevation will be comprised of three distinct facades, each of which will be 24 feet. The middle plane will be offset 2 feet out from the planes to its north and south. The middle plane will also be higher and of a different material than the other planes,thereby varying the height and building material every 24 feet. Therefore, the proposed building includes more than one o the features above. n addition, the building facade extends 71.5 feet,not requiring a pedestrian connection through the building. 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 note back lit. The narrative states that the proposed building provides weather protection at the entrance, as shown on the site plans; however, it is not clear from the plans whether there is any weather protection, such as an awning. The applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. 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. The proposed building will be constructed with brick veneer and slate. None of the prohibited building materials are proposed. The applicant indicates that the foundation material will not be revealed for more than 2 feet. 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. The proposed roof has been designed as an extension of the primary materials. The applicant indicates that it will not be a false roof. 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. The applicant does not propose any roof-mounted equipment at this time. Signs (18.620.050.A): The applicant acknowledges that non-residential development in the MUE zone shall meet the sign requirements of the GP zone, as stated in Chapter 18.780. The applicant proposes to obtain a sign permit at the time they are ready to install a sign. Therefore ,it is the applicant's responsibility to apply for a sign permit prior to erecting a sign. Landcaping(18.620.070): 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.Nigher standards may be substituted as long as all height limitations are met. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 23 OF 32 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. The applicant has proposed Acer rubrum `Bowhall' in the 5' setback between the parking lot and 68th Parkway. Because SWp68t Parkway is designated a minor arterial on the Tigard Triangle Plan, trees in this setback shall be a minimum of 3'/" caliper,which should be noted on the landscape plan (sheet Ll). 2. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots,local collectors and local streets,planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-' 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. These standards have been addressed in the Landcaping and Screening section of this decision. FINDING: Tigard Triangle standards are not fully met. CONDITIONS: • Prior to site/building permits,the applicant shall submit a drawing of the east elevation to verify the window to ground floor wall area ratio. • Prior to site/building permits,the applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. • Prior to site/building permits, the applicant shall revise the landscape plan to note that the trees in the landscaping along SW 68th Parkway shall be a minimum of 3 '/ caliper inches. The applicant shall also note that all other required trees (street and landscaping) shall be at least 2 '/z caliper inches. E. VARIANCES/ADJUSTMENTS Section 18.370 provides the criteria for an adjustment to access and egress standards in Chapter 18.705: The applicant is requesting an adjustment to the 200 foot spacing standard for driveways on a collector. 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; The office site to the north is developed with the existing building acting is a barrier between the site's access and the proposed access. The property to the south has been approved for a new parking structure, the accesses or which will be on SW 69th Avenue. A detention and water quality pond on the property to the west (part of the same site as the future parking structure), along with topographical challenges, would prevent the proposed site from using the access on SW 69th Avenue. There}ore, it's not possible to share access. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 24 OF 32 (2) There are no other alternative access points on the street in question or from another street; As shown in (1) above,there are no alternative access points on the street in question or from another street. (3) The access separation requirements cannot be met; SW 68th Parkway is a collector,which requires driveways and streets to be spaced at least 200 feet apart. The proposed access is located approximately 205 feet away from access of the neighboring site to the north, meeting the standard. However, the proposed access is approximately 160 feet from the SW Clinton Street and SW 68th Avenue intersection to the south and offset by approximately 35 feet with the access serving the office site across the street on SW 68th Avenue. While the proposed access is placed as far as possible from existing accesses and streets,the access separation requirements cannot be met. (4) The request is the minimum adjustment required to provide adequate access; The applicant is not proposing_more than one access and has placed the access as far as possible from existing accesses and streets. The applicant has provided an analysis of alternative locations along SW 68th Parkway. Alternative locations, including an alignment with the driveway across the street, would not bring the proposed access any closer in conformance with the separation standards and may result in an overall site design that would violate other code and site design standards. Concerning the separation standard, the proposed location allows for the proposed access to at least meet the standard with the access to the north, while not meeting it for the other two accesses in the vicinity. Therefore, 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 The proposed access is 160 feet away from the intersection of SW Clinton Street and SW 68th Parkway, outside the influence area (within 150 feet). The preliminary site distance certification states that with the removal of on-site vegetation, the proposed access will have intersection site distance of 490 feet in both directions,meeting the requirement of 445 feet. The applicant's engineer states that the offset of the proposed driveway with the driveway on the east side of 68th Parkway will not impact the major street lefts-turning movements at either driveway but does not address the raised center median required by the Tigard Tnangle standards in 18.620-15. The City's Local Improvement District (LID) design that is currently-before City Council includes a raised center median in this area, which will prevent left-turn conflicts. With the construction of the planted median, the proposed access will be a safe access and can be approved. The applicant shall construct the planted median, as designed by the LID, as part of their frontage improvements. This stipulation has been included in the conditions of approval. (6) The visual clearance requirements of Chapter 18.795 will be met. As shown in staff's findings for Chapter 18.795, visual clearance area standards have not been met. The applicant has been required to revise plans to meet the visual clearance area standards as a condition of approval. FINDING: The adjustment requirements have not been met, but can be met by satisfying the conditions of approval. F. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shill be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 25 OF 32 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 70-foot right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utihties, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW 68th Avenue is currently-partially improved. In order to mitigate the impact from this development,the applicant should construct ha.f-street improvements,in accordance with the typical section for 68th Avenue shown on 18.62-15 of the MC, and the full width and length of the center median shown on the LID plans. The applicant's plans show the new curb constructed 22 feet from centerline, as required, which will match the curb to the south that will be constructed by the LID. In addition, there may some pavement repair along the face of the new curb. The extent of pavement repair will be determined in the field. SW 68th Avenue is included on the Washington County list of Collector Streets that are eligible for TIF Credits. A portion of the half-street improvements proposed by the applicant and required-by code are eligible for TIF credits in accordance with the Washington County TIF Credit rocedure. The improvements that are eligible do not typically include the center 28 feet of road work, which would mean the median is not eligible for credits. However, the City and applicant have agreed that the intent of the median is to reduce left-turn conflicts, providing,additional safety, and this also provides increased capacity. Therefore, the applicant will receive TIF credits for construction of the center median. Upon completion of the work the applicant shall submit actual costs to the Engineering staff for review and approval. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15°I0 for distances of no greater than 250 feet). Centerline radii of curves shall be as determinedby the City Engineer. The grade at centerline of 68th Parkway is less than 5%,thereby meeting this criterion. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 13 foot sidewalk along their site frontage,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will connect to the public sewer line in 68th Parkway via a 6-inch sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 26 OF 32 • Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The engineer has submitteed��plans and calculations for an underground stormwater detention system. This system is co pprised of a C water quality manhole at the upstream end of a 36-inch pipe and a Stormwater Management1Manhole at the downstream end. After detention and treatment the stormwater is released to the public storm sewer system in 68th Parkway. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 68th Parkway is a designated bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is expected to install the bicycle striping and other pertinent pavement markings. If the LID does not install bicycle striping in front of the adjacent property to the south the applicant shall pay the fee in-lieu of striping. The amount of the striping would be as follows: • 150 feet of 8-inch white stripe,at$2.50/1f $375.00 • 3 Mono-directional reflective markers @ $4.00/ea $ 12.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows Cad $100/ea $100.00 $662.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 27 OF 32 • • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway (on the side of the development). The applicant is expected to place the utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated May 4, 2007. Lancaster Engineering analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of$20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle,.and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Lancaster Engineering report shows that this project will generate approximately 5 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.2%. Therefore, based on simple proportions, the project contribution to this intersection is $3,636.36. Likewise, the Lancaster Engineering report shows that the project will generate approximately 5 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles,the impact from this development is approximately 0.19%. Therefore,based on the same proportion used in the Babies R Us development,the project contribution to this intersection is $2,533.33. Funds for both intersections must be paid to the City prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 28 OF 32 Fire and Life Safety: The comments from Tualatin Valley Fire &Rescue are included with this land use decision. TVF&R Deputy Fire Marshal II,John Dalby, has noted that fire hydrants must be on the west side of 68th Parkway to be considered for compliance with the hydrant number and distribution criterion. The applicant shall provide TVF&R with additional hydrant location information along with fire flow demand calculations for approval. The nearest hydrant that is in compliance for location must be flow tested and the results forwarded to TVF&R. These requirements must be met prior to issuance of the Site Permit. Tualatin Valley Fire and Rescue's comments are below: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC,Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) 2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of any site development permits. 3) The nearest public fire hydrant must be flow tested and the results of such tests forwarded to this office prior to site development. If the hydrant has been flow tested within the last five years,the test results may be considered valid for this purpose. 4) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. 5) Considerations for placing fire hydrants may be as follows: Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. 6) The plans note a fire hydrant within 166 feet north of the subject property but do not identify the location. Fire hydrants considered for compliance with this requirement must be on the west side of SW 68th Parkway since it is a heavily travelled collector street. 7) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways.and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. IIFC 1410.1 & 1412.1) 8) KNOX BOX A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality The City has agreed to enforce Surface Water Management SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards ((adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction,the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 29 OF 32 The proposed unit from Stormwater Management is acceptable provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required-to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of and. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall submit an erosion control plan with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. G. IMPACT STUDY Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has submitted an impact study, which shows that there will be adequate facilities to serve the proposed partition,as indicated below: Sewer: There is an existing 8-inch sewer line in SW 68th Parkway. The applicant indicates they will connect to this line through a 6-inch lateral. Water: The site is in the Tualatin Valley Water District (TVWD), which serves the existing single-family house. The applicant proposes to connect the proposed development to an existing 3/4 inch water meter. The City has required the applicant to submit plans to TVWD for approval. Storm Drainage: The applicant has proposed a storm water drainage system in which storm water will be collected in a series of catch basins and roof drains and thereafter directed into a network of pipes sized to carry the storm water. The proposed system will collect, detain,treat and disperse the storm water from the site. Discharge will be first conveyed to an underground storm water quality facility in the southern portion of the site, which then ties into an existing storm line in SW 68th Parkway. The applicant is required to meet CWS design standards. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 30 OF 32 Parks: The applicant will be required to pay a parks system development charge at the time of building permits, as do all applicants of new development in Tigard. Transportation: The applicant submitted a traffic impact study, addressing average daily vehicle trips to and from the site and trips generated from the site that would be passing through two major intersections. To mitigate traffic impacts, the applicant has proposed dedication of right-of-way and hall-street improvements comprised of sidewalk,trees and tree grates, curb and bike striping. No pavement widening is necessary. As discussed in the Streets and Utility Improvements section of this decision the proposed site is in the area that Council is currently considering for a new LID. Because the applicant has elected to not participate in the LID, the applicant will construct a landscaped median, a design element specified on the LID plan and required by the Tigard Trian le Plan. In addition, the applicant will contribute toward the signalization funds for two major intersections. astly,the applicant will pay a Washington County Traffic Impact Fee (TIF). In exchange for constructing the median, the applicant is eigible to receive TIF credits. However, because the credits will be based on actual construction costs,the amount of credits has not yet been determined. The TIF will be paid at the time of building permits and is a mitigation measure required for new development. Based on Washington County figures,TIF's are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Street system. The TIF for the proposed development at this time is $24,402. The TIF will increase every July is. Based on the estimate that TIF fees cover 20% of the impact on major street improvements citywide, a fee that would cover 100% of this project's traffic impact is $122 010 ($24,402 =0.20). The difference between the TIF paid and the full impact is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $97,608 ($122,010 - $24,402). The applicant will be required to mitigate some impacts as shown below: Mitigated Costs (Estimate) Dedicate Additional Right-of-Way(750 se... ... ... ... ... ... ... .... ... ... .....$11,250 Half Street Improvements ($113 x 150 ft)... ... ... ... ... ... ... ...... ... ..... .$ 16,950 Center Median(SW 68th Parkway)... ... ... ... ... ... ... ... ... ... ... ... ... ... $43,900 BikeStriping... ...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... Signalization Fund 72nd/Dartmouth) . ... ... ... ... ... ... ... ... ... ... ... ... ..$3,636 Signalization Fund 68th/Dartmouth)... ... ... ... ... ... ... ... ... ... ... ... ... .$2,533 Total Mitigated Costs... ... ... ... ... ... ...... ... ... ... ... ... ... ... ... ... ... ... ...$78,931 Based on the analysis below, the mitigated costs do not exceed the estimated value of the impacts. Therefore,the required improvements meet the rough proportionality test. Rough Proportionality Fullmact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .. .. . $122,010 . . ... ... ..... Less '11 'Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .$24,402 Less Mitigated Costs__ ... ... . ._ ... ... ... ... ... ... ... ... ... ... ... 931 Estimated Value of Unmitigate Impacts $18,677 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal has no objections. The City of Tigard Engineering Department has reviewed the proposal. Comments are included in the Access, Egress and Circulation section and Streets and Utility Improvements section of this decision. Engineering requirements are included in the conditions of approval. Full comments are in the land use file. The City of Tigard Arborist has reviewed the proposal. Comments are included in the Landscaping and Screening section and Tree Removal section of this decision. The City Arborist's requirements have-been included rn the conditions of approval. Full comments are in the land use file. The City of Tigard Police Department has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 31 OF 32 SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal. Comments are included in the "Fire, Life and y Safety" section of this decision. The Engineering Department has conditioned the applicant to receive TVF&R approval prior to site/building permits. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 25,2008 AND BECOMES EFFECTIVE ON MARCH 11,2008 UNLESS AN APPEAL IS FILED. eal The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development (erode which provides that a written appeal together with the required fee shill be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON MARCH 10,2008. estions: If you have any questions, please call the City of Tigard Current Planning Division at (503) 639-4171 or visit the Permit Center at Tigard City Hall, 13125 SW Hall Boulevard,Tigard,OR 97223. P'f' ' ' 111 : c 11 • Eng 2/25/2008 Assist. t Planner REVIE D BY: Richard Bewersdorff 2/25/2008 Planning Manager NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 32 OF 32 ,,1 I I I — ---- -__"^ / ---j P CITY of TIGARD Ii\ I ' I GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP j 1 \ii__ _ SDR2007—00007 VAR2007-00027 i .ARNELL OFFI Min- -m am , ST sm. BUILDING i it ( 4111 I —.-- MI L ■ BAYLOR ST J LEGEND: ■ j SUBJECT Qw <111 � a / SITE j 0, • it:, i � r ! 1.k2s rE = s.w.sours IVlew til FED" III A to xi. oS € CLINTON 3 .1 I VT Re , nGN1lA AD, . • 1 I` B=EF...,RO ( uJHFAM RD ' (�O oJii ' Tigard Area a Map • / 0 80 160 240 320 400 Feet S.W. DOUGLAS �"=� DARTMOUT■ — 1"=323 feel III S DOUGLAS DR SW ;TtGARi.?�. Zil RIP , Ill Ill IIIIW 1 Information on this map is for general location only and > . should be verified with the Development Services Division. Q 13125 SW Hall Blvd ■ Tigard,OR 97223 �� (503)639-4171 -__i- _-- I httpalwww.ci.tigard.or.us Community Development Plot date:Dec 7,2007;C:\magic\MAGIC03.APR • • C b .I I O' REMOVE AND REP+ACE EXIST. I c EXISTING 422�CIIRB AlTO Li STA 1+52, BATO aM 00 iT LT PG i BUILDING 5.0' RW DEOICAtION (VARIES) L7., yYATaJ3�2ppc�SwSsr.wee az.ROM c[NmMC „ AREA CALCULATIONS: I I g_. ! 310.0' I 'I I TAT S SRF 4 N 74.20'ST I I IfI� NET SOT AREA AFTER RON.06D. 1..101 Si OA NW COINER OF WALL __� END 5'SW E5'5041 1i2 NWM PL I (IIPFRV11Ut SURFAFF p.6')70 a RE51 PROP o I W ' 1 1l C+IFIUOR PMRN6 AREA 7.195 Y 5 0.6 MUIM a NWM TL1A 3LNC - ----+ 94.66' I I OFFEROR POEMNA AREA 654 SF 3 B.O W.106 0 5' ' BuIDR.c PAO AKA ].1 M SF<22.1” 5 "' 450 MD Lob R[1ACNIL NIL O 11 TOTAL ONSITE IMPERVIOUS SURFACE: 10,9745F<77;> A LOT 2800 40' I a I _EA zz.o' T.& R. CENTER '� I LANDSCAPE AREA PEONET 230 Mr ° ^ lANOSUPE nRG PERINEIEN 2.615 SF IJ g DO HALL �+ P I TOTAL LAN05CAPE AREA. 2.845 Si 420%, Ill JII pARKwr.ARfe O G T.F.G.313.9 • • O i PARING SOUL5: 20 SPACE A I RFC.375.00 4 • 0 (, FEET PA ONC: 0 SPACES - ° PROPOSED IRREE WELL LOCATt)NS (4) s worwPPm P.nu�c ma - BRE P NO(3)-.....'-01 W. 4 1 » I ■ nwswo F.00R AKA 6,050 Sr O I U 6 _• 5 I w TAX MAP 1S-1W-3601., 7 .it 0.00' I 35' µ\ I 2 Lo-"-`� ' EX. ROW EX. 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J T.0W.314.0 SIT CORNER a wAU u 6.o.W.3oe.o II J o e ut ra swTM1r1 Nmkg. O » I A 6 W H J IOW.]14.0 .• I » i �9 z ,m e.o.W.Joao 0.5' FOOT PUBLIC SIDEWALK EASEME Au �asr amino FT IT ALONG ENTIRE FRONTAGE 'i < d C S 1.7' RW DEDICATION (VARIES I o a I ",. ".,,. ".n„v, TAX LOT 3001 G I �E'••' p AS .3 uRR e NOTICE OF TYPE II DECISION Er! SITE DEVELOPMENT REVIEW(SDR) 2007-00007 ARNELL OFFICE BUILDING (Includes a 40-day extension) 120 DAYS = 5/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: ARNELL OFFICE BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00007 Adjustment (VAR) VAR2007-00027 APPLICANT/ APPLICANT'S OWNER: Charles Arnell REP: William C. Cox/Gary Shepherd, 12405 SE 18th Avenue Attorneys at Law Portland, OR 97222 Attn: Gary Shepherd 0244 SW California Street Portland, OR 97219 PROPOSAL: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5 710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway Adjustment not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway, Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including_ major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions medical centers schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 25, 2008 AND BECOMES EFFECTIVE ON MARCH 11, 2008 UNLESS AN APPEAL IS FILED. A eal: The Diirector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 10, 2008. stions: For information lease contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW Hall-BBoulevard,Tigard, Oregon 97223. 1\ I 1 'VICINITY MAP SDR 00.--0000" VAR200"-0002- 1 / .," ARNELL OFFICE �rn„w-n sT . BLTLDNG U 1 — [El hill a li 1.7 1111111111111111 A SITE 11 — •• �/ 3:- d fjii No- L ill d DARTMOUTH ST r I I I � ro' iir iiii ' i -.1%.11..18*.1.....rn........, ...... 011y O..ebeme. •01• .:D..7,3007;CY6ep.`MAGIC03.APH Juan' — --"----;,,-. ----- _ 4".71. .......i_n; sw.s s.m. .0 LOT zeo. 1 I k SIM rail 4....owl .e,. la' 1 .1 � I 1 ; pp I - TAX MAP 1-fW- . I ... _y. — —T— t "�mkt. . I ,.,,y —qL$ 1 1 Q I H: . .�.w.. 1 1 Y �'- 1 d I 'S6615 PAA�A7a 11—1 II�� 'Al j iS=AX: 1 10 •`a.'S...r"4". Z •.° 1 ! ...7s u. `I '.. I d� 2 ✓ariallS a 4 1 I WV g assn &4xE°YA"KOr..X au sA.p4...a..a IS TAX LOT 3001 I 1 NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: December 7,2007 FILE NUMBERS: SITE DEVELOPMENT REVIEW(SDR) 2007-00007 (Type II Land Use Application) ADJUSTMENT (VAR) 2007-00027 FILE NAME: ARNELL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre _(14;815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway,Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle,a regional mixed-use employment district bounded by Pacific Highway(Hwy.99),Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density o? 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application,you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON DECEMBER 21, 2007. All comments should be directed to Emily Eng, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to emily@tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCE SS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECIISION. A DECIISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 23, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECIISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: . Address the specific"Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; . Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; . Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACIE CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." U. -IIIIIIIIF is�� VU;INITY MAP / SDR?O0--O4JOO V_iR200"-0002- w!'-3RNELL OFFICE IT BITILDNG II _ Pd , ■ LEGEND ,I"", 111 .. ■ ///W4 SOBJFCT NUE in IIë5LY-P _, 4 , , DARTMOUTH ST • NI , REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 2/12/08 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engineer RE: SDR2007-00007 Arne!! Office Building Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Lancaster Engineering submitted a Transportation Report, dated May 4, 2007, for the proposed development. Included in the report is a preliminary sight distance analysis. The posted speed on 68th Parkway is 40 mph, requiring a minimum sight distance of 445 feet in each direction. The engineer states that the proposed driveway is approximately 22 feet north of the south property line and sight distance could not be measured at this location due to on-site vegetation. The sight distance was measured from a point approximately 50 feet north of the southern property line. At this location the sight distance was measured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south was restricted by vegetation along the frontage. The engineer states that with removal of the vegetation the sight distance will be increased to 490 feet to the south. The applicant shall remove the vegetation that restricts sight distance to the south. The applicant's engineer shall submit a final sight distance certification, from the actual driveway location, upon completion of the frontage improvements. The final sight distance certification shall be submitted prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 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 ENGINEERING COMMENTS SDR2007-00007 Arne II Office PAGE 1 S influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 160 feet north of the intersection of 68th Parkway, a Collector street, and Clinton Street, which is classified as a local street. The driveway is also over 250 feet south of the intersection of 68th Parkway and Baylor Street. This criterion is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. 68th Parkway is classified as a Collector on the City of Tigard's Transportation System Plan (TSP), which requires a minimum spacing of 200 feet. The applicant has proposed a driveway approximately 160 feet north of SW Clinton Street and 60 feet south of the driveway on the east side of 68th Parkway. There is also a driveway approximately 200 feet north of this development on the same side of the street. The proposed driveway does not meet the minimum spacing standard and the applicant has requested an adjustment to the spacing standard in accordance with 18.370. The engineer states the offset of the proposed driveway with the driveway on the east side of 68th Parkway does not impact the major street left-turning movements at either driveway. However, the City's Local Improvement District (LID) design that is currently before City Council includes a raised center median in this area, which will prevent left-turn conflicts. The planted center median is also a required design element of 68th Parkway, as shown in the Tigard Triangle Standards of 18.620-15. The applicant has opted not to participate in the LID and has agreed to construct the median as designed for the LID. With the construction of the planted median the adjustment request can be approved. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 2 S Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 70-foot right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW 68th Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements, in accordance with the typical section for 68th Avenue shown on 18.62-15 of the TDC, and the full width and length of the center median shown on the LID plans. The applicant's plans show the new curb constructed 22 feet from centerline, as required, which will match the curb to the south that will be constructed by the LID. In addition, there may some pavement repair along the face of the new curb. The extent of pavement repair will be determined in the field. SW 68th Avenue is included on the Washington County list of Collector Streets that are eligible for TIF Credits. A portion of the half-street improvements proposed by the applicant and required by code are eligible for TIF credits in accordance with the Washington County TIF Credit Procedure. The improvements that are eligible do not typically include the center 28 feet of road work, which would mean the median is not eligible for credits. However, the City and applicant have agreed that the intent of the median is to reduce left-turn conflicts, providing additional safety, and this also provides increased capacity. Therefore, the applicant will receive TIF credits for construction of the center median. Upon completion of the work the applicant shall submit actual costs to the Engineering staff for review and approval. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 3 S The grade at centerline of 68th Parkway is less than 5%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 4 Sidewa0 lks: meet C; ecti :, Z0n 18.810.070.A an �equires th walks residential antia streets.located to sidewalks be constructed site f opplicant,s vat srd ntage, thereby t ndicate th one sine a streets and f arter;a/ to Sanitary Sewers: meeting this he swill rconstruct a austral streets Sewers Y on' 13 foot sidewalk a installed to S along their existing serve each 18.810.090.A Construction mans in ach ne w adopted ins l o er eaa ch ne cQ welopmetreG'Uires that revisions Y C/ ds ith an at pla Standards ater for Sanitary the to ater connect e se nt( b Over-sizing: ments� and the as 996 and ace Water �n Design meats to shall o ;nc�Ude Section 18.810.090.0 opted policies d�n9 MY future and /Sated by the consideration scat of the comprehensive Parkway via applicant's plans indicate Comprehensive p/annal aeve/opn� used sewer a 6 inch sewer lat they will co eat within he areems Storm Drainage era/ connect to the public a as Genera/ sewer line in 68th a/p adequate rovisions. Accommodation Section n 18.810.100.A culvert°roother ion °f Upstream water aoequires developers S,Ac o he doff no f Ups ream Drainage. °a water 0 ° states to make Standards°f the f e d drainage is entire Y shall be Section 18 ender facility, ont. T upstre large 8101 Clean d5 for Sanitary Y, based° he City Engineer any drainage to 00.C state amendments).r Services and S proviios o sh9i areas Construction t a There are in 2000 and including M n Design approve the necessary °r Effect e no upstream drainage lading any m nt(as ade trUCt�on rY i anticipated rownstr a ainage ways that future reytsions or by e development the Citbrainage. Se at impact this development. ENGINEERING n existing drainage states that where COMMENTS age facility he 0 lting tr S�R2p�7.00p0? Director and Arnell Office PAGES S Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The engineer has submitted plans and calculations for an underground stormwater detention system. This system is comprised of a CWS water quality manhole at the upstream end of a 36-inch pipe and a Stormwater Management Manhole at the downstream end. After detention and treatment the stormwater is released to the public storm sewer system in 68th Parkway. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 68th Parkway is a designated bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is expected to install the bicycle striping and other pertinent pavement markings. If the LID does not install bicycle striping in front of the adjacent property to the south the applicant shall pay the fee-in-lieu of striping. The amount of the striping would be as follows: • 150 feet of 8-inch white stripe, at $2.50/If $375.00 • 3 Mono-directional reflective markers © $4.00/ea $12.00 • 1 Bike lane legends @ $175/ea $175.00 ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 6 S • 1 Directional mini-arrows @ $100/ea $100.00 $662.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway (on the side of the development). The applicant is expected to place the utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 7 S Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated May 4, 2007. Lancaster Engineering analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Lancaster Engineering report shows that this project will generate approximately 5 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.2%. Therefore, based on simple proportions, the project contribution to this intersection is $3636.36. Likewise, the Lancaster Engineering report shows that the project will generate approximately 5 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.19%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 2533.33. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 8 S Funds for both intersections must be paid to the City prior to a final building inspection. Fire and Life Safety: The comments from Tualatin Valley Fire & Rescue are included with this land use decision. TVF&R Deputy Fire Marshal II, John Dalby, has noted that fire hydrants must be on the west side of 68th Parkway to be considered for compliance with the hydrant number and distribution criterion. The applicant shall provide TVF&R with additional hydrant location information along with fire flow demand calculations for approval. The nearest hydrant that is in compliance for location must be flow tested and the results forwarded to TVF&R. These requirements must be met prior to issuance of the Site Permit. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 9 S Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall submit an erosion control plan with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 10 S person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant shall restrict construction and contractor vehicle parking to their site and local streets west of 68th Parkway. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 68th Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 44 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 13 foot concrete sidewalk with street trees, 4' x 4' tree wells and metal tree grates; F. street trees in a raised, planted center median per 18.620 TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 68th Parkway in a safe manner, as approved by the Engineering Department. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 11 A profile of 68th Parkway shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. The applicant shall provide the City Engineering Department with TVF&R approval of the hydrant number and placement and fire flow demand calculations. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 12 S hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Additional right-of-way shall be dedicated to the Public along the frontage of 68th Parkway to increase the right-of-way to 35 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. Prior to a final building inspection, the applicant shall install bike striping and other pertinent pavement markings. If bike striping was not installed with the LID in front of the adjacent property to the south the applicant shall pay $662.00 to the City for the striping of the bike lane. The applicant shall place the existing overhead utility lines along SW 68th Parkway underground as a part of this project. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant shall provide a signed copy of the Maintenance agreement to the Engineering Department. The applicant's engineer shall submit a final sight distance certification for the access onto 68th Parkway. Prior to a final building inspection, the applicant shall pay $3636.36 to the 72nd Avenue/Dartmouth Street signal fund. Prior to a final building inspection, the applicant shall pay $2533.33 to the 68th Parkway/Dartmouth Street signal fund. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 13 MEMORANDUM CITY OF TIGARD, OREGON DATE: 1/22/08 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engineer� � "" RE: SDR2007-00007 Arnell Office Building Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Lancaster Engineering submitted a Transportation Report, dated May 4, 2007, for the proposed development. Included in the report is a preliminary sight distance analysis. The posted speed on 68th Parkway is 40 mph, requiring a minimum sight distance of 445 feet in each direction. The engineer states that the proposed driveway is approximately 22 feet north of the south property line and sight distance could not be measured at this location due to on-site vegetation. The sight distance was measured from a point approximately 50 feet north of the southern property line. At this location the sight distance was measured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south was restricted by vegetation along the frontage. The engineer states that with removal of the vegetation the sight distance will be increased to 490 feet to the south. The applicant shall remove the vegetation that restricts sight distance to the south. The applicant's engineer shall submit a final sight distance certification, from the actual driveway location, upon completion of the frontage improvements. The final sight distance certification shall be submitted prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 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 ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 1 influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed driveway is approximately 160 feet north of the intersection of 68th Parkway, a Collector street, and Clinton Street, which is classified as a local street. The driveway is also over 250 feet south of the intersection of 68th Parkway and Baylor Street. This criterion is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. 68th Parkway is classified as a Collector on the City of Tigard's Transportation System Plan (TSP), which requires a minimum spacing of 200 feet. The applicant has proposed a driveway approximately 160 feet north of SW Clinton Street and 60 feet south of the driveway on the east side of 68th Parkway. There is also a driveway approximately 200 feet north of this development on the same side of the street. The proposed driveway does not meet the minimum spacing standard and the applicant has requested an adjustment to the spacing standard in accordance with 18.370. The engineer states the offset of the proposed driveway with the driveway on the east side of 68th Parkway do not impact the major street left-turning movements at either driveway. However, the City's Local Improvement District (LID) design that is currently before City Council includes a raised center median in this area, which will prevent left-turn conflicts. The planted center median is a required design element of 68th Parkway, as shown in the Tigard Triangle Standards of 18.620-15. With the construction of the planted median the adjustment request can be approved. If the LID is not approved by Council, the applicant must construct the planted median, as designed by the LID, as part of their frontage improvements. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 2 Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 70-foot right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 68th Parkway, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. This property has been included in the City's LID. The LID includes frontage improvements and the raised, planted median along the length of this Tax Lot. If the LID is not approved by City Council the applicant will be required to construct these improvements as designed by the LID engineers. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The grade at centerline of 68th Parkway is less than 5%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 3 Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 13 foot sidewalk along their site frontage, thereby meeting this criterion. Sanitary Sewers: ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 4 Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will connect to the public sewer line in 68th Parkway via a 6-inch sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 5 increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The engineer has submitted plans and calculations for an underground stormwater detention system. This system is comprised of a CWS water quality manhole at the upstream end of a 36-inch pipe and a Stormwater Management Manhole at the downstream end. After detention and treatment the stormwater is released to the public storm sewer system in 68th Parkway. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 68th Parkway is a designated bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. If the LID does not install bicycle striping the applicant shall pay the fee-in-lieu of striping. The amount of the striping would be as follows: • 150 feet of 8-inch white stripe, at $2.50/If $375.00 • 3 Mono-directional reflective markers @ $4.00/ea $12.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $662.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 6 facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway (on the side of the development). If the fee in-lieu is requested and approved by the City (Contact: Mike McCarthy), it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 150 lineal feet; therefore the fee would be $ 5250.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated May 4, 2007. Lancaster Engineering analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68th Parkway/SW Dartmouth Street ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 7 The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of $20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay $10,000.00. Using this same rationale, a proportionate share has been calculated for other projects in the Triangle, and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Babies R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Lancaster Engineering report shows that this project will generate approximately 5 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.2%. Therefore, based on simple proportions, the project contribution to this intersection is $3636.36. Likewise, the Lancaster Engineering report shows that the project will generate approximately 5 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles, the impact from this development is approximately 0.19%. Therefore, based on the same proportion used in the Babies R Us development, the project contribution to this intersection is $ 2533.33. Funds for both intersections must be paid to the City prior to a final building inspection. Fire and Life Safety: The comments from Tualatin Valley Fire & Rescue are included with this land use decision. TVF&R Deputy Fire Marshal II, John Dalby, has noted that fire hydrants must be on the west side of 68th Parkway to be considered for ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 8 compliance with the hydrant number and distribution criterion. The applicant shall provide TVF&R with additional hydrant location information along with fire flow demand calculations for approval. The nearest hydrant that is in compliance for location must be flow tested and the results forwarded to TVF&R. These requirements must be met prior to issuance of the Site Permit. Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The proposed unit from Stormwater Management is acceptable, provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 9 The applicant shall submit an erosion control plan with the PFI Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 10 The applicant shall restrict construction and contractor vehicle parking to their site and local streets west of 68th Parkway. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Prior to issuance of the site permit, the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, they must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart, Engineering). If the LID is not approved, the applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 68th Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 44 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 13 foot concrete sidewalk with street trees, 4' x 4' tree wells and metal tree grates; F. street trees in a raised, planted center median per 18.620 TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 68th Parkway in a safe manner, as approved by the Engineering Department. A profile of 68th Parkway shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 11 An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. The applicant shall provide the City Engineering Department with TVF&R approval of the hydrant number and placement and fire flow demand calculations. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Additional right-of-way shall be dedicated to the Public along the frontage of 68th Parkway to increase the right-of-way to 35 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The ENGINEERING COMMENTS SDR2007-00007 Arnell Office PAGE 12 dedication the Engineering Department ent shall b for to final b • ent sh be on City forms Instructions the the inspection, are available from 68 for t e striping applicant shall applicant lieu Parkway una�rgraher place t e frontage o shall $662.00 sting to ndershall and l a he existing Parkytay o the City the t h Mike McCarthy part of this g overhead utility lines be grow n The fee-in-lieu project utility lines the amount s and will ated b the City Engineering request they shall along SVV inspection nt will be 5250.00 5.Oa the lineal he Department t be submitted ethe fee Prior to and it shall be If hsite that s part n have entere�dahbuild;ng inspection, be paid so option is parallel the treatment Prirements company thnteanc the applic a final t te building agreement ant Maintenance facility. the Tmanu demonstrates they with shall den�onstra The a agreement applicant' for the ro an meet th r Management, or they the applicant's the Engineering provide onsite maintenance ;r/or aPark ll su partments�gned cawto a arkwbmit a final sight py of e Prior 2n Avenue/Dartmouth h inspection,t the distance certification for inspection, the Pay $3636.36 to the t signal fund.applicant shall pay $2533.33 to the ENGINEERING c OMMEN rs soR2 007,00007 Arne/1 Office PAGE 13 I MEMORANDUM TO: Emily Eng FROM: Todd Prager, City Arborist RE: Arnell Office Building DATE: December 17, 2007 As you requested I have provided comments on the "Arnell Office Building" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.620.070, Landscaping and Screening A. Applicable levels. Two levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. 1. L-1 Low Screen - For general landscaping of landscaped and screened areas within parking lots and along local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 3 % inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provided a 3 foot high screen and a 90% opacity within one year. Groundcover plants must fully cover the remainder of landscape area within two years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The applicant has proposed Acer rubrum `Bowhall' in the 5' setback between the parking lot and 69th Parkway. The required tree size of 3W caliper should be noted on the landscape plan (sheet L1). 2. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-% 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. The trees in the parking lot and buffer areas are appropriated spaced. However, the required tree size of 21/2" caliper should be noted on the landscape plan (sheet L1). Street trees along the 68th Parkway frontage are spaced approximately 40' apart. The maximum spacing indicated above is 28'. Therefore, the applicant should reposition street trees in order to meet the L-2 standard. Also, the Tigard Triangle Landscape Standards indicate that trees along 68th Parkway need to be 2W caliper and columnar. The applicant needs to choose a columnar tree type for 68th Parkway and note that they will be 21/2" caliper on their landscape plan (sheet L1). 18.745.030 General Provisions C, Installation Requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. The applicant plans on removing 4 of 4 trees over 12" on site. This represents a 0% retention rate, so the applicant must mitigate for 100% of the 88 caliper inches removed. Therefore, a cash assurance for the amount of (88 caliper inches x $125 x 100%) $11 ,000 is due. E. Protection of Existing Landscaping. 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 the individual trees). The applicant did not submit an arborist report. While all trees on site will be removed, tree #35, a 19" oak on the neighboring property to the west, may be impacted by the development. A tree protection plan prepared per the project arborist's recommendations should detail the protection measures required for tree #35 during construction. 18.745.040, Street Trees Street trees along the 68th Parkway frontage are spaced approximately 40' apart. The maximum spacing allowed per 18.620.070.2 is 28'. Therefore, the applicant should reposition street trees in order to meet the L-2 standard. Also, the Tigard Triangle Landscape Standards indicate that trees along 68th Parkway need to be 21/2" caliper and columnar. The applicant needs to choose a columnar tree type for 68th Parkway and note that they will be 2'/2" caliper on their landscape plan (sheet L1). 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. Street trees along the 68th Parkway frontage are spaced approximately 40' apart. The maximum spacing allowed per 18.620.070.2 is 28'. Therefore, the applicant should reposition street trees in order to meet the L-2 standard. Also, the Tigard Triangle Landscape Standards indicate that trees along 68th Parkway need to be 2'/2" caliper and columnar. The applicant needs to choose a columnar tree type for 68th Parkway and note that they will be 21/2" caliper on their landscape plan (sheet L1). 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; This requirement appears to have been met. (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; This requirement appears to have been met. (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; This requirement appears to have been met. (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 This requirement appears to have been met. (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. This requirement appears to have been met. 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. The applicant's narrative says that they hired Ray Myer, a certified arborist, to prepare a tree plan. I could not find a tree plan in the application materials, so this requirement has not been met. 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; This requirement has been met on sheet 2 of the site plans. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant plans on removing 4 of 4 trees over 12" on site. This represents a 0% retention rate, so the applicant must mitigate for 100% of the 88 caliper inches removed. Therefore, a cash assurance for the amount of (88 caliper inches x $125 x 100%) $11,000 is due. The applicant's narrative mentioned that parking lot and buffer trees will be used for mitigation, but did not provide a plan detailing the size of mitigation trees and mitigation totals. Please consider having the applicant submit a separate tree mitigation plan for my review and approval that details mitigation tree location, size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. 3. Identification of all trees which are proposed to be removed; This requirement has been met on sheet 2 of the site plans. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant did not submit an arborist report with a tree protection plan. While all trees on site will be removed, tree #35, a 19" oak on the neighboring property to the west, may be impacted by the development. A tree protection plan prepared per the project arborist's recommendations should detail the protection measures required for tree #35 during construction. The tree protection plan should also include a signature of approval from the project arborist. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. This requirement does not appear t o be applicable to this project. Landscape Tree CONOI TI The a s O/yS OF APPROVAL parking pplicant Vql not lot and 69r proposed A The trees the /andsC pe plan Thereb). <Bowh he required the parking an {sheet��fired tree s/lei o e 5 setback lot Street (sheet L1). tree size ° 2 z'a�d duffer areas 3/ ca/iper snd between the Trees a//per should ben noted th d be The et trees a/ oted on the l spaced. However Trianglerepos/t maximum spacing allowark'Parkway fro 2i" Landscape treet trees allowed per 18.620.070.2 ntage are for 6S caliper a a Standards in order spaced a (sheet Parkway columnar. eindicate that meet the / ng Therefore," ate/Y 4 It is a note that they ed t a/ng 68th nm the :PPlicant°cc Y wi s t 8 o Vari eabl b2 ° Choose arkw Tigard attempt wills e ace e hers to include caliper on heco/umna need to be on the plans. e made to keep be required a note on it landscape type The accepted p the sam ne n to driveways,street tee an of Tree planting e procedures umber°f street trees that that slight In the American Institute guidelines follow the guide/' ees that ar ush�w Y planting Architectural of planting those set guidelines described n are Arboriculture tee oral Gr Architec guideline t forth b bed in Tree e directions or SOf/o�he Standards Architectural a/ Ge//as by sInternational'gar Mitigation i/ voiU her are raphic Standards,standards Socie Y �l amendments a me and size guideline Additionally,s set forth t t 10 in guidelines maturit °r selecting edition modifications. n9 a her there The applicant plans on removing 4 of 4 trees over 12" on site. This represents a 0% retention rate, so the applicant must mitigate for 100% of the 88 caliper inches removed. Therefore, a cash assurance for the amount of (88 caliper inches x $125 x 100%) $11,000 is due. The applicant's narrative mentioned that parking lot and buffer trees will be used for mitigation, but did not provide a plan detailing the size of mitigation trees and mitigation totals. Please consider having the applicant submit a separate tree mitigation plan for my review and approval that details mitigation tree location, size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Tree Protection The applicant did not submit an arborist report with a tree protection plan. While all trees on site will be removed, tree #35, a 19" oak on the neighboring property to the west, may be impacted by the development. A tree protection plan prepared per the project arborist's recommendations should detail the protection measures required for tree #35 during construction. The tree protection plan should also include a signature of approval from the project arborist. If it is determined by the project arborist that tree #35 requires protection, it shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. Deed Restriction No trees over 6" DBH are being retained, therefore, this condition does not apply. OHCA 1110 RE EI ED DEC 2 2007 CITY() TIGA OREGON HEALTH PLANNINNGIENGINEERING CARE ASSOCIATION Oregon's Voice for Long Term Care& Senior Housing 11740 SW 68th Parkway,Ste.250 Portland,Oregon 97223 RECEIVED Office:503.726.5260 Fax:503.726.5259 DES. Li 20,,.7 www.ohca.com CITY Of f IGAHO PLANNINGIENGINEERING Emily Eng, Assistant Planner Planning Division City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 December 21, 2007 Dear Ms. Eng, I am writing you to respond to the Notice of Pending Land Use Application Site Development Review on behalf of the Oregon Health Care Association, LLC(OHCA). The notice in question is dated December 7, 2007 and pertains to a File Name titled "Arnell Office Building," File number 2007-00007. The location in question sits on the west side of SW 68th Parkway. OHCA's office is located at 11740 SW 68th Parkway, directly across the street from the proposed office building on the east side of SW 68th Parkway. OHCA is trade association representing the long term care profession throughout the state of Oregon offering services such as professional development and advocacy in the shaping of public and private policy. OHCA moved into its present location in March, 2007. OHCA chose its current location and space in an effort to serve its customers in a more convienent and efficient way. OHCA holds numerous events in its space on a weekly basis. These events include meetings to devise strategic planning for the profession, professional continuing education sessions, and other important meetings with stakeholders. As a result of these efforts, OHCA has hundreds of visitors come to its office on a weekly basis. It would pose a problem for OHCA and its customers if any local activities posed a burden on ingress and egress to our office space. As a result of these concerns, OHCA seeks assurances from the city of Tigard and the applicant that: 1. Our parking will not be used by employees working at or customers visiting the Arnell Office Building during or after the completion of the Arnell Office Building. 2. During the construction of the Arnell Office Building, no construction equipment will use the on street parking on 67th Avenue north of Clinton Street and south of Baylor Street. 3. Employees of all construction companies and contractors working to complete the Arnell Office Building will be instructed to refrain from using the on street parking on the same block indicated in #2. 4. The Arnell Office Building has secured sufficient parking spaces so as to avoid excessive or frequent use of on street parking on the same block indicated in #2. Thank you for your time and attention to these matters. OHCA thanks the City of Tigard for this opportunity to comment. We look forward to hearing your response. Sincerely "te— ."41 Joe Greenman Legal Counsel (503) 726-5229 JOE M. GREENMAN Legal Counsel O H CARE ASSOCIATION 11740 SW 68th Parkway,Ste.250 Portland,Oregon 97223 Direct:503.726.5229 ` Oregon Ts Voice for Office:503.726.5260 Long Term Care Fax:503.726.5259 Senior Housin E-mail:jgreenman @ohca.com g Website:www.ohca.com I':p REQUEST FOR COMMENTS DA'lE: December 7,2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM Qty of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emit'@ tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00007/ADJUSTMENT (VAR) 2007-00027 - ARNELL OFFICE BUILDING - REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. in additions the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68 Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, T across from and Triangle Commons; 11725 SW 68th Parkway;Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle,a regional mixed-use employment district bounded by Pacific Highway(Hwy,. 99),Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R- 25 zoning district. A wide range of uses,including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips.to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-distnct pedestrian and transit trips even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 21,2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. EASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ - Please refer to the enclosed letter or email. Written comments provi elow: SZtc‘06 114k Otto() ■V■AA oal4t1 30 *atom, colt/0 ote OA:trot pion- acc&pro4/1) — no 0-(ifotroui of zog Name&Number of Person Commenting: a A la 1I REQUEST FOR COMMENTS DATE: December 7,2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emilya tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00007/ADJUSTMENT (VAR) 2007-00027 - ARNELL OFFICE BUILDING - REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68` Parkway does not meet the spacing tandard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority o of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy.99),Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R- 25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still in ortant to 1) support alternative modes of transportation to the greatest extent possible;and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Communal! Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 21, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your continents in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Bou_evard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. f Please refer to the enclosed letter or email. _✓ Written comments provided below: ZeotOM �1ov�'t C • Of% 340 4-AtitaA GO'TeAlt odl laotey Name&Number of Person Commenting: 1. 1 LL. • I. REQUEST FOR COMMENTS DATE: December 7,2007 TO: Mark Vandomelen, Plans Examination Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng.Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emilyatigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00007/ADJUSTMENT (VAR) 2007-00027 - ARNELL OFFICE BUILDING - REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68 Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68± Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99), Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R- 25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible;and 2) encourage a mix of uses to facilitate intra-distnct pedestrian and transit_trips even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 21, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. • Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: /4^/ 2<"6.7V) I \ I I I \\\ 1 CITY of TIGARD 'p N GEOGRAPHIC INFORMATION SYSTEM I VICINITY MAP SDR2007-00007 VAR2007-00027 .' J , -- ARNELL OFFICE IIIIIIIIII- • . • I ST S.W. BUILDING 1 BAYLOR ST LEGEND: .11 _ I j SUBJECT ui SITE > ii rs.RA, = S.W.SOUTHVIEW .,,, >, . ' UEOw■ MT Ru <2,'9 6GIHTh II . , u, ,,,, ± 4/0- ,.., .,, . _ ::,.., ..4,., . s', , ST \\ • � I ui■ au BEND I`.D. / Dom•tAI 'p,r CO 1111 Tigard Area Map • I.— N r• 0 60 760 240 320 400 Feet S.W. DOUGLAS -■ DARTMOUTH I 1 323 feet --"■ (LI SW DOUGLAS DR LR 1!_, P�:. Liill , f• c. '� w Information on This map is for general location only and should be verified with the Development Services Division. ir Q 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4171 l 1palwww.ci.tigard or.us Community Development Plot date:Dec 7,2007;C:Imagic\MAGIC03.APR REQUEST FOR COMMENTS DATE: December 7,2007 RECEIVED PLANNING TO: Rob Murchison,Public Works Project Engineer JAN 10 2008 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emilya tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00007/ADJUSTMENT (VAR) 2007-00027 - ARNELL OFFICE BUILDING - , REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68`� Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway, Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MLLE: Mixed-Use Employment. The MLLE 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. 9),Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services,business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre,equivalent to the R- 25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still im ortant to 1) support alternative modes of transportation to the greatest extent possible;and 2) encourage a mix of uses to facilitate intra-distnct pedestrian and transit tops even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.37C), 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DEC:FMBER 21, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: 6 • C .0 . r rest Name&Number of Person Commenting: CleanWater Services RECEIVED PLANNING O I I I l 1 1 1 l l I I l l l I l I I . DEC 2 6 2007 CITY OF TIGARD MEMORANDUM DATE: December 20, 2007 FROM: David Schweitzer, Clean Water Services TO: Emily Eng, Assistant Planner, City of Tigard SUBJECT: Review Comments—SDR 2007-00007 VAR 2007-00027, Arnell Building GENERAL COMMENTS • This Land Use Review by Clean Water Services (District)does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District,prior to issuance of any connection permit, must review and approve final construction plans. • All provisions of the development submittal shall be in accordance with Clean Water Services(CWS) Design and Construction Standards,presently Resolution and Order No. 07- 20 (R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans must be reviewed by CWS for conformance with R&O 07-20 and a Stormwater Connection Permit must be authorized by the District prior to construction and final plat approval. • All sanitary and storm easements shall be shown on final construction plans. SANITARY SEWER • Each lot shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. STORM DRAINAGE AND WATER QUALITY • Each lot shall be provided with an individual connection to a public storm conveyance. Each storm lateral shall be contiguous with public right-of-way or public sewer easement. 2550 SW Hillsboro Highway• Hillsboro,Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org CleanWater Services Our commitment is cicai • A hydraulic and hydrological analysis of the existing storm conveyance system in accordance with R&O 07-20 is required. A downstream conveyance analysis is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year,24-hour storm event. • As proposed this project will utilize private underground detention and a private proprietary storm treatment facility—private system accepts single tax lot storm flows and no storm flows from the public right of way see R&O 07-20 chapter 4.02.5. Public underground detention is not permitted. Proprietary Stormwater filter(storm filter vaults) shall meet the requirements of R&O 07-20 chapter 4.05.8. SENSITIVE AREA • A Sensitive Area Pre-Screening Site Assessment has been issued for this project, CWS File Number 07-000910 dated March 28,2007 for Tax/Map Lots 1 S 1 36DD-03290. Sensitive areas do not appear to exist on site or within 200' of the site, and this document will serve as the Service Provider Letter for the site. EROSION CONTROL • If the site improvements and improvements within the public Right Of Way are disturbing 1- acre or more; a NPDES 1200-C Permit shall be required. • Provide erosion control in accordance with the current CWS design and construction standards. 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Phone:(503)681-3600•Fax:(503)681-3603•www.CleanWaterServices.org Tualatin Valley Fire & Rescue December 13, 2007 Emily Eng, Assistant Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SDR) 2007-00007 ArnelI Office Building Dear Emily, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM) or the available GPM in the water delivery system at 20 psi, whichever is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of any site development permits. The nearest public fire hydrant must be flow tested and the results of such tests forwarded to this office prior to site development. If the hydrant has been flow tested within the last five years, the test results may be considered valid for this purpose. 2) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing fire hydrants may be as follows: • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. The plans note a fire hydrant within 166 feet north of the subject property but do not identify the location. Fire hydrants considered for compliance with this requirement must be on the west side of SW 68`h Parkway since it is a heavily travelled collector street. 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) 4) KNOX BOX: A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com TVAR Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 North Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax:503-644-2214 www.tvfr.com Ent it En Fro m. �a1bY, John K. ° Dalby @tv $PSent. Thursday, December 13, 2007 3 M To; q m y ESubject: Arno Office Building(7)Arel!p e Building REQUEST FOR COMMENTS DATE: December 7,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:emilya tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00007/ADJUSTMENT (VAR) 2007-00027 - ARNELL OFFICE BUILDING - REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68 Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MUE�: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy. 99),Highway 217 and I- 5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R- 25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible;and 2) encourage a mix of uses to facilitate intra-distnct pedestrian and transit trips even for those who drive. The zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 21, 2007. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions,contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: rITY OF TIGARD REQUEST FOP 'OMMENTS NOTIFIC. N LIST FOR LAND USE & COMMUNITY L ..OPMENT APPLICATIONS FILE NOS.: h 0-- —2--CD L -7 —0 CD C.3 —) FILE NAME: I �KQ. 0 'cam � I ,i CITY OFFICES r, k_t t-_LONG RANGE PLANNING/Ron Bunch,Planning Mgr. CURRENT PLANNING/Todd Prager/Arborist POLICE DEPT./Jim Wolf,Crime Prevention Officer N BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor NGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) CITY ADMINISTRATION/Cathy Wheatley,City Recorder y PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION/GRETCHEN(+12 sets) COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin.Parks Supervisor FILE/REFERENCE(+2 sets) CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS t L.( 11 s j TUAL.HILLS PARK&REC.DIST.*_,TUALATIN VALLEY FIRE&RESCUE♦ X TUALATIN VALLEY WATER DISTRICT* )(CLEAN WATER SERVICES Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE — CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter Only) Mel Huie,Greenspaces Coordinator(CPA2oA) Mara Ulloa(Comp.Pan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth ManagementSewues Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powerlines in Area) _OR.DEPT OF AVIATION(MonopoleTowers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Plann,ng 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(zCA)MS14 OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 fR _Brent Curtis(CPA) _CITY OF PORTLAND (Nobly for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacwons) _Sr.Cartographer ico4ocu1Ms,4 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zcA)M915 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 OR.PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)"911"(Monopole Towers} Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing a Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr crossing Safety Specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES &.LO ck tip'la t.,A —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 i, —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. 7lTRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(seeMa,for Area conac) if Protect is Within Y.Mile ofe Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY )VERIZON (MC030533) .*QWEST COMMUNICATIONS MikeHieb Svc.Design Consultant Scot Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd.Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland.OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 'COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev ∎seera,ro,Areawmaco Brian Every wywEOIHAN.or99w1 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN S00'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h.\patty\masters 1Request For Comments Notification LisLdoc (UPDATED. 25-Oct-07) (Also update:is\curpin\setup\labelslannexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documer MAILING RECORDS • AFFIDAVIT OF MAILING 1111 . TIGARD I, Patricia L. Lunsfond being irst duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: Orck Appmprime Bo Below' © NOTICE OF DECISION FOR SDR2007-00007/VAR2007-00027-ARNELL OFFICE BUILDING (File NoiN r r Reference) AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on February25,2008,and deposited in the United Sta - . on February 25,2008,postage prepaid. gorciN4 (Person that Prep once) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of 14412-01- ,2008. •--, OFFICIAL SEAL • SHIRLEY L TREAT rff NOTARY PUBLIC-OREGON ntait COMMISSION NO.416777 ` MY COMMISSION EXPIRES APRIL 25,2011 NOTARY P LIC OF OqG9N My Commission Expires: 40,9".C1 1 EXHIBIT A NOTICE OF TYPE II DECISION Eril SITE DEVELOPMENT REVIEW(SDR) 2007-00007 ARNELL OFFICE BUILDING (Includes a 40-day extension) 120 DAYS = 5/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: ARNELL OFFICE BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00007 Adjustment(VAR) VAR2007-00027 APPLICANT/ APPLICANT'S OWNER: Charles Arnell REP: William C Cox/Gary Shepherd, 12405 SE 18th Avenue Attorneys at Law Portland,OR 97222 Attn: Gary Shepherd 0244 SW California Street Portland,OR 97219 PROPOSAL: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5 710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68`'' Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail ,goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1 support alternative modes of transportation to the greatest extent possible; and 2 encourage a mix of uses to facilitate intra-district pedestrian and transit trips even or those who drive.The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby iven that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 1 OF 32 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO DEMOLITION PERMITS: Submit the following to the City Arborist(Todd Prager, (503) 718-2700) and include a cover letter indicating where in ithe submittal the condition has been satisfied: 1. Prior to any site work, the applicant shall submit a tree protection plan per the project arborist's recommendations. The tree protection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arbonst. 2. Prior to any site work, if it is determined by the project arborist that tree#35 requires protection,the applicant shall install five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing: The applicant shall position fencing as directed by_the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arbonst before proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a s report certifying that the work occurred per the proposal and will not significantly impact the h� and/or stability of the trees. 3. From initial tree protection zone (TPZ) fencing installation through the building construction phases the applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated.If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit the following to e ity • •onst of d Prager, (503) 718-2700) and include a cover letter indicating where in the submittal the cons ition has been satisfied: 4. Prior to site/builcling permits,the applicant shall revise the landscape plan to note that the trees in the landscaping along SW 68th Parkway shall be a minimum of 3 1 caliper inches and all other required trees (street and landscaping) shall be at least 2 1/2 caliper inches. 5. Prior to site/building permits, the applicant shall revise plans to indicate a columnar street tree type approved by the City Arborist along SW 68th Parkway. Street trees shall be a minimum 2 '/z caliper inches and spaced at a minimum of-22 feet and a maximum of 28 feet on center. The applicant may note on the street tree plan that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arbonculture (ISN tree plan guidelines as well as the standards set forth in the American Institute of Architects Archrtecru Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 2 OF 32 6. Prior to site/building permits, the applicant shall submit a separate tree mitigation plan for the City Arborist's review and approval that details mitigation tree location, size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2 by caliper. 7. Prior to site/building permits, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (88 caliper inches x$125 x 100% mitigation = $11?000). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D will be credited against the assurance two years after all of the trees are planted per the approved 1iree Mitigation Plan. After the plan is approved and the trees are.planted, the project arbonst shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment penod. After the two year establishment period,the applicant shall provide a re-inventory of the mitigation trees conducted Dy a certified arbonst in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Submit the following to the Current Planning Division (Emily Eng, (503) 718-2712) and include a cover letter indicating where in the submittafthe condition has been satisfied: 8. Prior to site/building permits, the applicant shall revise the site plan to indicate the type of screening around the refuse containers. The applicant shall also indicate any service facilities onsite. Refuse containers or service facilities that would be otherwise visible from the public right-of-way,parking lot or another property, they shall be screened by a solid wood fence or masonry wall between 5 and 8 feet high. The gate opening shall be at least 10 feet wide and comply with Pride Disposal requirements stated in their letter dated 6/13/2007. 9. Prior to site/building permits, the applicant shall revise the site plan to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public right-of-way. 10. Prior to site/building ermits, the applicant shall provide a landscaping calculation (total landscaped area over total site area)that excludes any vehicle overhang area. 11. Prior to site/building permits, the applicant shall revise the site plan to show that the access aisle will be marked with arrows indicating the flow of traffic. 12. Prior to site/building permits, the applicant shall revise plans to decrease the number of parking spaces to no more than 20 (excluding the disabled accessible space) to comply with the maximum permitted. 13. Prior to site/building permits, the applicant shall revise plans to satisfy the visual clearance area standards. 14. Prior to site/building permits, the applicant shall submit a drawing of the east elevation to verify the window to ground floor wall area ratio. 15. Prior to site/building permits,the applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 16. Prior to issuance of a site permit, a Public Facility Improvement (PH) .permit is required for this project to cover half-street improvements and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineenng Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PH)permit plans shall conform to City of TigardPublic Improvement Design Standards,which are availabl at City Hall and the City's web page (www.tigard-or.gov). NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 3 OF 32 v 17. The PH permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 18. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 19. The applicant shall restrict construction and contractor vehicle parking to their site and local streets west Of 68th Parkway. 20. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 21. Prior to issuance of the site permit,the applicant shall submit a suite layout map to Bethany Stewart, Engineering Department. If the applicant is not sure how many suites will be used, trey must estimate a number. The City will then assign suite numbers and the address fee will then be calculated. The fee must be paid.by the applicant prior to issuance of the site permit. (STAFF CONTACT: Bethany Stewart,-Engineering). 22. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of 68th Parkway. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 44 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C; concrete curb,or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 13 foot concrete sidewalk with street trees,4'x 4'tree wells and metal tree grates; F. street trees in a raised,planted center median per 18.620 TDC requirements; G. street striping; FL streetlight layout by applicant's engineer,to be approved by City Engineer, I. underground utilities; street signs (if ap licable); driveway apron i(if applicable);and L. adjustments in vertical and/or horizontal alignment to construct SW 68th Parkway in a safe manner,as approved by the Engineering Department. 23. A profile of 68th Parkway shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 24. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 25. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 26. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage ofots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the-back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 4 OF 32 27. The applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. 28. The applicant shall provide the City Engineering Department with TVF&R approval of the hydrant number and placement and fie flow demand calculations. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit the following to the City Arborist(Todd Prager, (503) 718-2700): 29. Prior to a final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were Project and that all remaining trees on the site are hthy, stable,and viable in their modified growing environment. Contact the Current Planning Division(Emily Eng, (503) 718-2712) to satisfy the following: 30. Prior to a final building inspection, a member of the planning staff shall walk through the site to ensure that the development is consistent with this decision. Submit the following to the Engineering Department(Kim McMillan, (503) 718-2642) and include a cover letter indicating where in the submittal the condition has been satisfied: 31. Prior to a final building inspection, the applicant shall complete the required public improvements obtain conditional acceptance from the Gity, and provide a one-year maintenance assurance for said improvements. 32. Prior to a final building inspection,the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 nur mylar, 2) a diskette of the as-builts in "DWG" tbrmat, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development,and their respective X and Y State Plane Coordinates,referenced to NAD 83 (91). 33. Additional right-of-way shall be dedicated to the Public along the frontage of 68th Parkway to increase the right-of-way to 35 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 34. Prior to a final building inspection, the applicant shall install bike striping and other pertinent pavement markings. If bike striping was not installed with the LID in front of the adjacent property to the south the applicant shall pay$662.00 to the City for the striping of the bike lane. 35. The applicant shall place the existing overhead utility lines along SW 68th Parkway underground as a part of this project. 36. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. The applicant shall provide a signed copy of the Maintenance agreement to the Engineering Department. 37. Prior to a final building inspection, the applicant's engineer shall submit a final sight distance certification for the access onto 68th Parkway. 38. Prior to a final building inspection,the applicant shall pay$3,636.36 to the 72nd Avenue/Dartmouth Street signal fund. 39. Prior to a final building inspection,the applicant shall pay$2,533.33 to the 68th Parkway/Dartmouth Street signal fund. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 5 OF 32 • THIS APPROVAL SHALL BE VALID FOR EIGHTEEN(18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and History: The proposed office site is 0.34 acre located in the Tigard Triangle on SW 68th Parkway,south of SW Baylor Street and north of SW Clinton Street in the Mixed-Use Employment (MUE) zone. The area is comprised of newer commercial development and existing single-family homes. A single-family home currently exists on the proposed site. The newly constructed Tigard Triangle Commons (occupied by the Oregon Health Care Association) is across the street on SW 68th Parkway. The recently approved One Dartmouth office site borders the south and west boundary of the subject site. Specifically a parking structure will be constructed south of the subject site and a parking lot will be constructed west of the subject site. An existing office site is located just north of the subject site. A portion of the site's west boundary abuts a lot with a single-family home. Proposal Description: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 scuare foot) site. The existing single-family home will be removed and the applicant proposes to remove aL existing trees. In addition, the applicant requests approval for an adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff sent public notice to interested parties and property owners within 500 feet of the site and received one comment. Oregon Health Care Association (OHCA) wrote and requested that: 1) OHCA's parking not be used by employees working at the Arnell Office Building. 2) During construction, no construction equipment will use the on-street parking on SW 67th Avenue north of SW Clinton Street and south of SW Baylor Street. 3) Employees of all construction companies and contractors for the Arnell Office Building not use the on-street pparking indicated in#2. 4) The Ame11 Office Building has secured sufficient parking to avoid excessive or frequent use of on- street parking on the same block indicated in#2. RESPONSE: The applicant is required to submit a parking plan for the duration of construction and has been instructed to not use OHCA's parking. Parking related to the construction of the Arnell Office Building will be restricted to the site and focal streets west of SW 68th Parking. The OHCA site is east of SW 68th Parkway. To address #4 above, the applicant is required to provide the minimum parking required by the code. It is assumed that the minimum parking requirement will satisfy the needs of the proposed 5,710-square foot building. However, the City can not and will not restrict the public from using on-street parking, including those who may be users of the Arnell Office Building and OHCA. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 6 OF 32 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Commercial Zoning Districts 18.520 B. Applicable Development Code Standards 18.705 Access Egress and Circulation 18.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.755 Mixed Solidwaste and Recyclable Storage 18.765 Off-Street Parking and Loading Requirements 18.780 Signs 18.790 Tree Removal 18.795 Visual Clearance C. Specific Tigard Triangle Approval Criteria 18.620 D. Specific SDR Approval Criteria 18.360 E. Variances/Adjustments 18.370 F. Impact Study 18.390 Impact Study G. Street and Utility Improvement Standards 18.810 SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The proposed site is in the Mixed Use Employment (MUE) zone. The proposed use, office, is permitted in the zone. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in the following Table 18.520.2: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD MUE Proposed Minimum Lot Size None 14,815 sq ft Minimum Lot Width 50 ft 149.94 ft Minimum Setbacks - Front yard Oft 2 ft - Side yard 0 ft 5 ft,69 ft -Rear yard Oft 45 ft - Side or rear yard abutting more restrictive zoning district 20 ft N/A Maximum Height 45ft 31 ft 6 in Maximum Site Coverage 85% 77% Minimum Landscape Requirement 15% 20% Maximum Floor Area Ratio(FAR) _ 0.40 0.40 FINDING: The .applicant has shown that the proposed development meets all development standards in the MUE zone. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 7 OF 32 B. APPLICABLE DEVELOPMENT CODE STANDARDS Access,Egress and Circulation(18.705): Public Street Access (18.705.030.D): All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301I) shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed site has direct access to SW 68th Parkway,a public street. Therefore,this criterion is met. Walkways (18.705.030.E): On-site pedestrian walkways comply with the following tandards: 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; The entrance to the-proposed building is located in the parking lot and connected to the public right-of-way by a pedestrian walkway. The proposed 13-foot sidewalk will provide a convenient connection to the neighboring commercial sites to the north and south. Therefore,this criterion is met. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings 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; The required walkway is along the south and west sides of the building and does not cross through the parking lot or an access driveway. The walkway is 6 feet wide, meeting the Tigard Triangle standard The three parking spaces include wheel stops that allow for 3 feet of overhang; therefore, the walkway excludes any vehicle overhang. There are no obstructions in the walkway,,which will be paved with concrete and include a ramp from the ADA parking space. Therefore,these criteria are met. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The required walkway is paved with concrete,thereby meeting the criterion. Section 18.705.020.G.3 states that in no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed driveway would not facilitate the backward movement or other vehicular maneuvering onto SW 68th Parkway. Any maneuvering would happen within the parking lot. Therefore,this criterion is met. Access Management(18.705.030.H): Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 8 OF 32 Lancaster Engineering submitted a Transportation Report,dated May 4,2007,for the proposed development. Included in the report is a preliminary sight distance analysis. The posted speed on SW-68th Parkway is 40 mph, requiring a minimum sight distance of 445 feet in each direction. The engineer states that the proposed driveway is approximately 22 feet north of the south property line and sight distance could not be measured at this location due to on-site vegetation. The sight distance was measured from a point approximately 50 feet north of the southern property line. At this location the sight distance was measured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south was restricted by vegetation along the frontage. The engineer states that with removal of the vegetation the sight distance will be increased to 490 feet to the south. The applicant shall remove the vegetation that restricts sight distance to the south. The applicant's engineer shall submit a final sight distance certification, from the actual driveway location upon completion of the frontage improvements. The final sight distance certification shall be submitted prior to a final building inspection. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be reater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage?the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The pproposed driveway is approximately 160 feet north of the intersection of 68th Parkway,a Collector street, and Clinton Street, which is classified as a local street. The driveway is also over 250 feet south of the intersection of 68th Parkway and Baylor Street. This criterion is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. 68th Parkway.is classified as a Collector on the City of Tigani's Transportation System Plan (TSP), which requires a minimum spacing of 200 feet. The applicant has proposed a driveway approximately 160 feet north of-SW Clinton Street and 60 feet south of the driveway on the east side of 68th Parkway. There is also a driveway approximately 200 feet north of this development on the same side of the street. The proposed driveway does not meet the minimum spacing standard and the applicant has requested an adjustment to the spacing standard in accordance with 18.370. The engineer states the offset of the proposed driveway with the driveway on the east side of 68th Parkway does not impact the major street left-turning movements at either driveway. However, the City's Local Improvement District (LID) design that is currently before City Council includes a raised center median in this area,which will prevent left-turn conflicts. The planted center median is also a required design element of 68th Parkway, as shown in the Tigard Triangle Standards of 18.620-15. The applicant has opted not to participate in the LID and has agreed to construct the entire median as designed for the LID. With the construction of the planted median the adjustment request can be approved. Minimum Access Requirements for Commercial and Industrial Use (18.705.030.J): Vehicular access,egress and circulation for commercial and industrial use shall not be less than as provided in Table 18.705.3. Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. The required access width for developments with 100+ parking spaces is one 50-foot access with 40 feet of pavement or two 30- foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the .primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 9 OF 32 The proposed driveway is paved 24 feet wide, meeting the pavement width standard. With 149.96 feet of frontage,the site's access exceeds the requirement of 30 feet in width. FINDING: All access,egress and circulation standards have not been met. CONDITIONS: • Prior to site/building permits,the applicant shall remove vegetation along the frontage that is limiting sight distance to the south of the proposed access location. • Prior to a final inspection, the applicant shall submit a final sight distance certification for the access onto 68th Parkway. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The proposed use, office, does not typically generate noise, visible emissions, vibrations, odors, glare, heat, insects and rodents. The applicant has acknowledged the environmental performance standards. It is the responsibility of the property owner to comply with the standards and any violations will be enforced through the City's Code Enforcement Program. For the purposes of this land use review,this criterion is met. Landscaping and Screening(18.745): General Provisions (18.745.030): Obligation to maintain. Unless otherwise provided by the lease agreement,the owner,tenant and his aget, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall jointly maintained in good condition so as to present a healthy, neat and orderly appearance,shall be replaced or repaired as necessary,and shall be kept free from refuse and debris. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 10 OF 32 The property owner is responsible for the maintenance of the landscaping. Lack of maintenance may be enforced-through the City's Code Enforcement Program. 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). The applicant is not proposing to retain any on-site vegetation due to grading and site development demands. There is an off-site tree (a 19-caliper inch Oregon White Oak,#35 in the inventor)) that should be protected; however, the applicant has not provided protection methods for the tree and plans do not show tree protection fencing. The applicant has been required to provide a protection plan as a condition of approval (see discussion for Chapter 18.790,Tree Removal). Street Trees (18.745.040): All development projects fronting on a ublic 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. The applicant has proposed to plant street trees along the site's frontage,thereby meeting this criterion. Street tree planting list (18.745.040.B): 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. The applicant proposes to plant street trees along the site's SW 68th Parkway frontage, but has not indicated the species. Per the Tigard Triangle landscaping and street standards, the applicant shall choose a columnar tree type along SW 6e Parkway to be reviewed and approved by the City Arbonst. Size and spacing of street trees (18.745.040.0): Street trees shall be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small,medium or large). Plans show that the trees are spaced approximately 40 feet on center. Per the Tigard Triangle standards,street trees along SW 68th Parkway shall be a columnar type and spaced at a minimum of 22 feet on center and at a maximum of 28 feet on center. The size of the street trees is also not indicated. The applicant shall revise Tans to show that street trees are at least 21/ caliper inches,columnar in type and spaced at a minimum of 22 plans and a maximum of 28 feet on center. The City Arborist notes that it would be acceptable for the applicant to note on the street tree plan that slight variations in placement may be required due to driveways,utilities,etc.,but every attempt will be made to keep the same net number of street trees that are shown on the plans. Screening of Parking and Loading Areas (18.745.050.E.1): Screening f parking and loading areas is required. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be lanted in landscaped islands in all parking areas, and shall be equally distributed on the basis or one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Landscaped areas include a balance of ground cover shrubs and four types of trees, providing,.a balance between low lying and vertical shrubbery and trees. The applicant proposes a total of 12 trees in Ihe parking lot to be distributed evenly with a ratio of 1 tree per L8 parking spaces. The landscape stria along the south and west boundaries of the site have depths of 6.5 feet. The landscape strips along SW 68'n Parkway to the north and south of the proposed access have depths of 5 feet and 6.5 feet, respectively. Landscape areas within the parking lot have the following dimensions: 8.3 x 16 feet;20.5 x 23 feet; and 24.5 x 19.5 feet. The Landscappe, strip along the north boundary is 6.5 feet deep. Plans show that a curb will protect the landscaping from vehicular damage; however, the applicant shall exclude the overhang area from the site's landscaping calculation and will be conditioned to provide a final landscaping calculation (see Off-Street Parking and Loading section). These criteria are met. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 11 OF 32 Screening Of Service Facilities (18.745.050.E.2): 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; The applicant does not indicate whether there will be service facilities onsite such as gas meters and air conditioners and whether they would require screening. The applicant shall revise plans to indicate any service facilities onsite. If they would be otherwise visible from the public right-of-way, arkinglot or another property,they shall be screened by a solid wood fence or masonry wall between 5 and 8 feet high. Screening of refuse containers (18.745.050.E.4): Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall-or evergreen hedge. All refuse shall be contained within the screened area. The plans and narrative indicate that the refuse containers, which would be visible from the parking lot, will be within a screened area. However, the applicant does not specify what type of screening. The applicant shall revise the site plan to indicate the type ofscreening around the refuse containers. FINDING: Landscaping and screening requirements have not fully been met. CONDITIONS: Prior to site/building permits, the applicant shall revise plans to indicate a columnar tree type approved by the City Arborist along SW 68th Parkway. Street trees shall be a minimum 2 1/2 caliper inches, spaced at a minimum of 22 feet and a maximum of 28 feet on center. The applicant may note on the street tree plan that slight variations in placement may required due to driveways utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. Prior to site/building permits, the applicant shall revise plans to indicate the type of screening around the refuse containers. The applicant shall also indicate any service facilities onsite. Refuse containers or service facilities that would be otherwise visible from the public right-of-way, parking lot or another property,they shall be screened by, a solid wood fence or masonry wall between 5 and 8 feet high. The gate opening shall be at least 10 feet wice and comply with Pride Disposal requirements stated in their letter dated 6/13/2007. Mixed Solid Waste and Recyclables Storage (18.755): Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick- up and removal by haulers. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 12 OF 32 The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen,the applicant will have to submit a wntten sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has chosen the Minimum Standard method to demonstrate that the proposed waste storage area complies with the code. Minimum Standard Specific Requirements (18.755.040.C): Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4 square feet/1,000 square feet gross floor area(GFA). The required story e area shall be at least 33 square feet for the proposed building using the following formula: 10 feet +5,710 square feet x4/ 1,000 square feet). The proposed waste storage area shown on the plans is 240 square eet,thereby exceeding the criterion. Location Standards. To encourage its use the storage area for soutte-separated recyclables shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage, areas shall comply,with Uniform Building and Fire Code requirements. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine Both interior and exterior locations; Exterior storage areas can be Located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at feast the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according, o the provisions in 18.755.050 C, design standards; The storage area shall be accessible for coection 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. While the applicant's narrative indicates they will provide screening around the waste storage area, including gate openings, the plans do not indicate the type of screening. A condition of approval has already been required to revise plans to show this screening(See Landscaping and Screening section). Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof-materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearlylabeled to indicate the type of materials accepted. The applicant has been required to screen the waste storage area with a fence 5 to 8 feet high. The gate opening shall be at least 10 feet wide (See Landscapingg and Screening) as well as comply with ride Disposal requirements. Tualatin Valley Fire and Rescue (IVF&R) did not have concerns about the storage containers. The applicant has provided a letter from Pride Disposal approving the location of the waste storage area with certain stipulations. Note: Based on the proposed area,Pride Disposal is requiring the gate opening to be 20 feet wide. Access Standards. 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. personnel 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. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 13 OF 32 The applicant has not indicated screening around the proposed waste storage area. As shown on the site plan, there is adequate space within the parking lot so that a collection vehicle would not have to back out on the street. Therefore,this criterion is met. FINDING: Mixed solid waste and recyclables storage criteria have not been met, but can be met through conditions of approval already required elsewhere in this decision. Off-Street Parking and Loading(18.765): Location of vehicle arking (18.765.030.B): Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 feet from the primary site; The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: 1) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. Off-street parking spaces are located in the parking lot adjacent to and within the same site as the building, thereby meeting the criterion. Joint Parking (18.765.030.C): Owners of two or more uses structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1) The size of-the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2) Satisfactory legal evidence shall be presented to the Director in the form of deeds, leases or contracts to establish the joint use; 3) If a joint use arrangement is subsequently terminated, or if the uses change,the requirements of this title thereafter apply to each separately. The applicant has not proposed joint parking,nor has it been determined necessary. Therefore,this criterion does not apply. Preferential Long-Term Carpool/Vanpool Parking (18.765.030.F): Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long- term parking spaces shall be reserved for carpool/vanpool use. Preferential parking fr carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces than be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The proposed parking lot will not provide more than 20 parking spaces; therefore, this standard does not apply. Disabled-Accessible Parking (18.765.030.G): All parking areas shall be provided with the required number of arking 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. The Building Code requires 1 disabled-accessible parking space for parking lots with up to 25 spaces. One disabled-accessible space is provided,thereby meeting the standard. Access drives (18.765.040.B): 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 rovide maximum safety.or 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 Trontage 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 or concrete NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 14 OF 32 surface; 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. The proposal meets the criteria, as shown in the following: 1. The proposed access with the adjustment will be designed for maximum pedestrian and vehicle safety; 2. One 30-foot access with 24 feet of adjustment is required and one access with 24 feet of pavement and more than 30 feet of access is proposed, thereby meeting the criterion; 3. The proposed dnveway will be permanently marked by a curb cut and curbs;4. The proposed access will meet visual clearance area standards once plans are revised per the condition of approval; 5. The access drive will be improved with asphalt; and 6. The proposed access will not facilitate backing movements or maneuvering within a street or other public right-of-way. Parking Lot Landscaping (18.765.040.G): Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. As shown in the findings for Chapter 18.745 and landscaping standards in Chapter 18.620 of this decision, parking lot landscaping requirements are met. Parking Lot Striping (18.745.040.I): Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked- and all interior drives and access aisles shall be clearly marked and signed-to show direction of flow and maintain vehicular and pedestrian safety. The plans and narrative indicate that the proposed parking spaces will be striped. However,the plans do not show that the access aisle is marked to show the direction ofptraffic flow. Therefore,the applicant shall revise the site plan to show that the access aisle will be marked with arrows indicating the flow of traffic. Parking Lot Surfacing (18.745.040.H.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, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces. The proposed parking lot will be paved with asphalt,thereby meeting the standard. Wheel Stops (18.765.040.J): 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 ih located three feet back from the front of the parking stall. The front three feet of the parking stall l may be concrete, asphalt or low lying landscape material that does not exceed the height o the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. While the plans and narrative indicate a three foot overhang into the landscaping along the south and west boundaries of the site, the applicant does not indicate whether the overhang area was excluded from the landscaping calculations. The applicant shall provide a landscaping calculation (total landscaped area over total site area) that excludes any velucle overhang area. Drainage (18.765.040.K): Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single- family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. The applicant has proposed an underground stormwater detention system comprised of a CWS water quality manhole at the upstream end of a 36-inch pipe and a stormwater gement manhole at the downstream end. After detention and treatment, the stormwater will be released two the public storm sewer system in SW 68th Parkway. The Engineering Department has found this proposal suitable. The drainage system for the site will drain the off-street parking and loading facilities to avoid flow of water across the proposed public sidewalk Signs (18.765.040.M): Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780, Signs. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 15 OF 32 The applicant indicates that they will apply for a sign permit at the time they are ready to install a sign. Signs in the zone shall comply with the sign regulations in the GP zone. Space and Aisle Dimensions (18.765.040.N): Except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space ; aisles accommodating two direction traffic, or allowing access from both ends, shall-be 24 feet in width. No more than 50% of the required spaces may be compact spaces. Standard spaces are 9 and 10 feet wide by 18.5 feet long, including a 3-foot overhang. Compact spaces are 8 and 8.5 feet wide by 16.5 feet long including a 3-foot overhang. The east-west drive aisle is 24 feet wide and the north-south aisle is 26 feet wide, both accommodating 2 directions of traffic. Eight of the required 16 spaces will be compact (50%). Therefore,parking space and aisle dimensional standards are met. Bicycle Parking Location and Access (18.765.050.A): Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking.shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the sppace. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The.bicycle parking area is approximately.10 feet from the building entrance, located outside away from parking aisles landscaped areas and pedestrian ways. However,the bicycle parking would not be visible from the public right-of-way. Therefore,the applicant shall revise plans to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public right-of-way. Bicycle Parking Design Requirements (18.765.050.C): The followin desin requirements apply to the installation of bicycle racks: The racks required for required-bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle pafi(ing spaces shall be at least 21/2 feet by six feet long, and when covered with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Three bicycle spaces are required and three are shown on the plans. Each space is 2.5 x 6 feet and uncovered. One can roll their bike right into a space, making the spaces accessible without moving another bicycle. The bicycle parking spaces are reserved for bicycle parking only there is no room to park anything vehicle other than a non-motorized bicycle. Therefore,bicycle parking design requirements are met. Paving (18.765.050.D): Outdoor bicycle parking facilities shall be surfaced with a hard surfaced matenal, i.e. pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The bicycle parking area is paved with concrete and will remain well-drained along with the overall drainage of the site,thereby meeting the standard. Minimum Bicycle Parking Requirements (18.765.050.E): The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. The bicycle parking requirement for office use is 0.5 space per 1,000 square feet of floor area. The 5,710 square foot building will require three bicycle parking spaces. Three spaces are provided, as indicated in the plans and narrative. Therefore,this standard is met. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 16 OF 32 Minimum Off-Street Parking (18.765.070.H): The minimum and maximum parking shall be as required in Table 18.765.2. The minimum parking requirement for office use is 2.7 spaces per 1,000 square feet of floor area. The site is in Parking Zone A, which requires a maximum of 3.4 spaces per 1,000 square feet. The minimum spaces required for a 5,710 square foot office building is 16 spaces and the maximum is 20 spaces. The site plan and narrative indicate the applicant is proposing 21 spaces and one disabled accessible space. To comply with the maximum spaces permitted, the applicant shall decrease the number of spaces to no more than 20 spaces (excluding the disabled accessible space). Off Street Loading. Spaces (18.765.080.A): Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. An off-street loading space is not required because the proposed building is less than 10,000 square feet. The applicant also does not propose to provide a loading space. Therefore,this criterion does not apply. FINDING: The off-street parking and loading criteria have not fully been met. CONDITIONS: • Prior to site/building permits,the applicant shall revise plans to show that the site will have a directional sign indicating the bicycle parking. The sign shall be onsite and visible from the public nght-of-way. • Prior to site/building permits, the applicant shall provide a landscaping calculation (total landscaped area over total site area) that excludes any vehicle overhang area. • Prior to site/building permits, the applicant shall revise plans to decrease the number of parking spaces to no more than 20 (excluding the disabled accessible space) to comply with the maximum permitted. • Prior to site/building permits, the applicant shall revise the site plan to show that the access aisle be marked with arrows indicating the flow of traffic. Tree Removal(18.790): Tree plan required (18.790.030. A): 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. The applicant has provided a tree inventory and map prepared by Raymond Myer, a certified arborist (# PN 0160). The applicant has proposed removing all trees and protecting a 19 carper inch Oregon White Oak offsite (near the western boundary of the north portion of the site). The applicant has not provided a protection program for the White Oak; therefore, the applicant shall address its protection as a condition of approval. Plan Requirements. 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; The inventory and map shows the location, size, species and condition of existing trees on and off site. Therefore,this criterion is met. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 17 OF 32 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: • Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; • Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; • Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant plans on removing 4 of 4 trees over 12" on site. This represents a 0% retention rate, so the applicant must mitigate for 100% of the 88 caliper inches removed. Therefore, a cash assurance for the amount of (88 caliper inches x$125 x 100%) $11,000 is due. The applicant's narrative mentioned that parking lot and buffer trees will be used for mi.tigation, but did not provide a plan detailing the size of mitigation trees and mitigation totals. The applicant shall submit a separate tree mitigation plan for the City Arbonst's review and approval that details mitigation tree location size, and species. 'Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. Identification of all trees which are proposed to be removed; This requirement has been met on sheet 2 and 4 of the plans. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant did not submit an arborist report with a tree protection plan. While all trees on site will be removed,tree#35, a 19" Oregon White Oak in good condition on the neighbonng property to the west,may be impacted by the development. The applicant has proposed to protect this tree. The applicant shall submit a tree protection plan per the project arborist's recommendations. The tree rotection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arborist. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. There has been no evidence of trees being removed within one year of this development application. FINDING: The tree removal criteria have not fully been met. CONDITIONS: • Prior to site/building permits, the applicant shall submit a separate tree mitigation plan for the City Arborist s review and approval that details mitigation tree location size, and species. Trees required by code that are in excess of 2" caliper will be eligible for mitigation equivalent to the amount over 2" caliper. • Prior to site/building permits, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required (88 caliper inches x$125 x 100% mitigation =$11,000).Any trees successfully planted-on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 18 OF 32 properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mit' ation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee m-lieu of planting from the original cash assurance. • Prior to any site work,the applicant shall submit a tree protection plan per the project arborist's recommendations. The tree protection plan shall detail the protection measures required for tree #35 during construction and also include a signature of approval from the project arbonst. • Prior to any site work, if it is determined by the project arborist that tree #35 requires protection, the applicant shall install five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occumng within the tree protection zone and submit a summary report certifying that work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • From initial tree protection zone (TPZ) fencing installation through the building construction phases, the applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arbonst, at least once every two weeks, as the Project Arborist monitors the construction activities. The reports shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arbonst. • Prior to a final building inspection, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and viable in their modified growing environment. NOTICE OF TYPE II DEQSION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 19 OF 32 Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (trees may be placed within this area provided that all branches below eight 8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two(2), 30-foot distance points with a straight line. A clear vision area as shown in Figure 18.795.1 is required. The applicant is required to maintain clear vision within the triangular area formed by measuring along the public right-of-way 30 feet north and south from the centerline of the driveway and 30 feet west along the centerline of the dnveway. Staff finds that the vision clearance areas on the site plan are drawn incorrectly. When drawn correctly(according to the code), it is apparent that the visual clearance area passes through four parking spaces, which would cause the area to be obstructed by parked vehicles. Chapter 18.795 states that clear vision areas shall "contain no vehicle... exceeding three feet in height." The applicant's narrative does not address the visual clearance area code specifically. Staff finds that visual clearance area standards have not been met. The applicant shall revise plans to comply with the visual clearance area standards. FINDING: Visual clearance area standards have not been met. CONDITION: Prior to site/building permits, the applicant shall revise plans to comply with the visual clearance area standards. D. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The following sections have been discussed elsewhere in this decision and,therefore,will not be addressed in this section: 18.360.090.A.4 (Buffering, Screening and Compatibility Between Adjoining Uses); 18.360.090Al2. (Landscaping); 18.360.090.A.13 (Parking); 18.360.090A15(Drainage);and 18.360.090.A.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment (18.360.090.A.2): Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The proposed building will be located in the general area occupied by the existing building, which is the highest point on the property The four lamest trees (12 caliper inches and over) are in the middle of the site. Because of the amount of fill needed (about 4 feet) to develop the site and provide adequate storm ge, these trees cannot be saved. The remaining five trees onsite are all less than 10 caliper inches and will not be saved because of the building placement or grading demands. The applicant has proposed to pay a fee and mitigate for the trees over 12 capper inches removed,as required by Chapter 18.780. There will be no ground slumping or sliding When filled and graded, the site will gently slope. The location of the building in the northern portion of the property is also the location that will achieve the maximum amount of light, air and circulation between the proposed building and the future three-story parking structure approved for the property to the south. The building is oriented toward SW 68th Parkway, as required by the code. However, the location also maximizes the south and west facing elevations to the sun,which is desirable to the applicant and encouraged by the code. Therefore,these building placement standards are met. NOTICE OF'TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 20 OF 32 Demarcation of Public, Semi-public and Private Spaces for Crime Prevention(18.360.090.A.9): 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. Landscaping and a change in the texture of path materials demarcate the site from the public right-of-way. Landscaping is proposed in the 2-foot setback area between the proposed building and sidewalk. The pedestrian pathway will gently slope down from the street level. Therefore,this standard is met. Crime Prevention and Safety(18.360.090.A.10): 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. The proposed building will have windows along the round floor wall and second story wall. As shown by the lighting plan,the parking lot and building area will-be adequately lit with eight 250-watt metal halide lamps on 30 foot poles spaced around the perimeter and within the site. The exterior lighting will be oriented toward the parking lot, pedestrian path and trash and recycling center. Crime prevention and safety requirements are met. Public Transit (18.360.090.A.11): 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. 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. The following facilities may be required after City and Tn-Met review: (1)Bus stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters. There is a bus line along SW 68th Parkway and a bus stop next to the property to the north and directly across the street. Tri-Met was notified of this proposal but did not comment. Therefore, public transit provisions are not required. FINDING: Site Development Review standards have been met. D.TIGARD TRIANGLE The following sections either do not apply or have been discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.620.060 (Entry Portals); 18.620.070 (Landscaping and Screening); and 18.620.080 (Street and Accessway Standards). Site Design Standards (18.620.030.A): 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 Major Arterial Streets. The proposed building is not on a major or minor arterial. Therefore,this criterion does not apply. However, the building occupies 47% of the street frontage. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 21 OF 32 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. The proposed building is set back 2 feet from the property line,meeting the standard. 3. Front yard setback design - Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one street,the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets and an L-2 standard on accessways. Hard- surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.520.040B and Table 18.520.2. The planting plan shows landscaping between the building and public right-of-way. Hard-surfaced areas, mainly the pedestrian path, will be paved with scored concrete. Because parking is located at the side of the building, the proposed landscaping (crimson pygmy landscaping) along this portion of the site's frontage is required to be developed to an L-1 standard,as explained in#5 below. 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. The proposed walkway connecting the building entrance to the street is 6 feet wide and paved with scored concrete,meeting the standard. 5. Parking location and landscape design - Parking for buildings or phases adjacent to public street rights -of-way must be located to the side or rear of newly constructed buildings. If located on the side, parking is limited to 50% of the street frontage and must be behind a landscaped area constructed to an L-1 Landscape Standard. The minimum depth of the L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side and rear yards shall be landscaped to an L-2 Landscape Standard, except where a side yard abuts a public street, where it shall be landscaped to an L-1 Landscape Standard Parking is located to the side and rear of the building and limited to 42% of the street frontage, meeting the standard. Landscaping along this portion of the frontage has a depth of 6.5 feet,satisfying the requirement of 5 feet. The trees in the intenor side and rear yard landscaping within the parking lot are appropnatell spaced per the L-2 standard requirement of no more than 28 feet apart•however the required tree size of 21/2 caliper should be noted on the landscape plan (sheet L1). As a condition of approval, the applicant shall note on sheet Ll that all trees shall be a minimum of 21/2 caliper inches. Building Design Standards (18.620.040.A): 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 revel. 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. The applicant states that the elevation along the street has a window to ground floor wall area ratio of 51.8% and refers to Exhibit 16, an elevation drawing prepared by John Hasenberg Architects. Per the drawing,the total window area on the ground floor wall is 23315 square feet. The ground floor wall area is 450.3 square feet. While this percentage meets the standard, the drawing is labeled 'West Elevation" and the street-facing elevation shouldbe the east elevation. Therefore,the applicant shall submit a drawing of the east elevation to verify the window to ground floor wall area ratio. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 22 OF 32 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. The street facing elevation will be comprised of three distinct facades, each of which will be 24 feet. The middle plane will be offset 2 feet out from the planes to its north and south. The middle plane will also be higher and of a different material than the other planes,thereby varying the height and building material every 24 feet. Therefore, the proposed building.includes more than one o the features above. In addition, the building façade extends 7-1.5 feet,not requiring a pedestrian connection through the building. 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. The narrative states that the proposed building provides weather protection at the entrance, as shown on the site plans; however, it is not clear from the plans whether there is any weather protection, such as an awning. The applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. 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. The proposed building will be constructed with brick veneer and slate. None of the prohibited building materials are proposed. The applicant indicates that the foundation material will not be revealed for more than 2 feet. 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. The proposed roof has been designed as an extension of the primary materials. The applicant indicates that it will not be a false roof. 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. The applicant does not propose any roof-mounted equipment at this time. Signs (18.620.050.A): The applicant acknowledges that non-residential development in the MUE zone shall meet the sign requirements of the GP zone, as stated in(ins ter 18.780. The applicant proposes to obtain a sign permit at the time they are ready to install a sign. Therefore, it is the applicant's responsibility to apply for a sign permit prior to erecting a sign. Landcaping(18.620.070): 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. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 23 OF 32 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. The applicant has proposed Acer rubrum Bowhall' in the 5' setback between the parking lot and 68th Parkway. Because SWp68t Parkway is designated a minor arterial on the Tigard Triangle Plan, trees in this setback shall be a minimum of 31/2" caliper,which should be noted on the landscape plan (sheet L1). 2. L-2 General Landscaping - For general landscaping of landscaped and screened areas within parking lots,local collectors and local streets,planting standards of Chapter 18.745, Landscaping and Screening, shall apply. Trees shall be provided at a minimum 2-1/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two years.Any tree planted in excess of a 2-inch caliper shall be eligible for full mitigation credit. These standards have been addressed in the Landcaping and Screening section of this decision. FINDING: Tigard Triangle standards are not fully met. CONDITIONS: • Prior to site/building permits,the applicant shall submit a drawing of the east elevation to verify the window to ground floor wall area ratio. • Prior to site/building permits,the applicant shall submit a drawing of the west side elevation to show that the building entrance is weather protected. • Prior to site/building permits, the applicant shall revise the landscape plan to note that the trees in the landscaping along SW 68th Parkway shall be a minimum of 3 1/2 caliper inches. The applicant shall also note that all other required trees (street and landscaping) shall be at least 21/2 caliper inches. E. VARIANCES/ADJUSTMENTS Section 18.370 provides the criteria for an adjustment to access and egress standards in Chapter 18.705: The applicant is requesting an adjustment to the 200 foot spacing standard for driveways on a collector. 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; The office site to the north is developed with the existing building acting is a barrier between the site's access and the proposed access. The property to the south has been approved for a new parking structure, the accesses or which will be on SW 69th Avenue. A detention and water quality pond on the property to the west (part of the same site as the future parking structure), along with topographical challenges, would prevent the proposed site from using the access on SW 69 Avenue. There}ore, it's not possible to share access. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 24 OF 32 (2) There are no other alternative access points on the street in question or from another street; As shown in(1) above,there are no alternative access points on the street in question or from another street. (3) The access separation requirements cannot be met; SW 68th Parkway is a collector,which requires driveways and streets to be spaced at least 200 feet apart. The proposed access is located approximately 205 feet away from access of the neighboring site to the north, meeting the standard. However, the proposed access is approximately 160 feet from the SW Clinton Street and SW 68th Avenue intersection to the south and offset by approximately 35 feet with the access serving the office site across the street on SW 68th Avenue. While the proposed access is placed as far as possible from existing accesses and streets,the access separation requirements cannot be met. (4) The request is the minimum adjustment required to provide adequate access; The applicant is not proposing.more than one access and has placed the access as far as possible from existing accesses and streets. The applicant has provided an analysis of alternative locations along SW 68th Parkway. Alternative locations, including an alignment with the driveway across the street, would not bring the proposed access any closer in conformance with the separation standards and may result in an overall site design that would violate other code and site design standards. Concerning the separation standard, the proposed location allows for the proposed access to at least meet the standard with the access to the north, while not meeting it for the other two accesses in the vicinity. Therefore, 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 The proposed access is 160 feet away from the intersection of SW Clinton Street and SW 68th Parkway, outside the influence area (within 150 feet). The preliminary site distance certification states that with the removal of on-site vegetation, the pro osed access will have intersection site distance of 490 feet in both directions,meeting the requirement of 445 feet. The applicant's engineer states that the offset of the proposed driveway with the driveway on the east side of 68th Parkway w�not impact the major street left-turning movements at either driveway but does not address the raised center median required by the Tigard Tnangle standards in 18.620-15. The City's Local Improvement District (LID) design that is currently before City Council includes a raised center median in this area, which will prevent left-turn conflicts. With the construction of the planted median, the proposed access will be a safe access and can be approved. The applicant shall construct the planted median, as designed by the LID, as part of their frontage improvements. This stipulation has been included in the conditions of approval. (6) The visual clearance requirements of Chapter 18.795 will be met. As shown in staff's findings for Chapter 18.795, visual clearance area standards have not been met. The applicant has been required to revise plans to meet the visual clearance area standards as a condition of approval. FINDING: The adjustment requirements have not been met, but can be met by satisfying the conditions of approval. F. STREET AND UTILITY IMPROVEMENTS STANDARDS Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 25 OF 32 Minimum Rights-of-Way and Street Widths: Section 18.620.080.A, Tigard Triangle Street and Accessway Standards, requires a Collector street to have a 70-foot right-of-way width and 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage, and street trees. This site lies adjacent to SW 68th Parkway, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present,there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline. SW 68th Avenue is currently partially improved. In order to mitigate the impact from this development,the applicant should construct hal-street improvements, in accordance with the typical section for 68th Avenue shown on 18.62-15 of the TDC,and the full width and length of the center median shown on the LID plans. The applicant's plans show the new curb constructed 22 feet from centerline, as required, which will match the curb to the south that will be constructed by the LID. In addition, there may some pavement repair along the face of the new curb. The extent of pavement repair will be determined in the field. SW 68th Avenue is included on the Washington County list of Collector Streets that are eligible for TIF Credits. A portion of the half-street improvements proposed by the applicant and required-by code are eligible for TIF credits in accordance with the Washington County TIF Credit Trocedure. The improvements that are eligible do not typically include the center 28 feet of road work, which would mean the median is not eligible for credits. However, the City and applicant have agreed that the intent of the median is to reduce left-turn conflicts providing additional safety, and this also provides increased capacity. Therefore,the applicant will receive TIF credits for construction of the center median. Upon completion of the work the applicant shall submit actual costs to the Engineering staff for review and approval. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets,or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determinedby the City Engineer. The grade at centerline of 68th Parkway is less than 5%,thereby meeting this criterion. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 13 foot sidewalk along their site frontage,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plans indicate they will connect to the public sewer line in 68th Parkway via a 6-inch sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 26 OF 32 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resul ' in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creels. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The engineer has submitted plans and calculations for an underground stormwater detention system. This r system is comprised of a CWS water quality manhole at the upstream end of a 36-inch pipe and a Stormwater Management Manhole at the downstream end. After detention and treatment the stormwater is released to the public storm sewer system in 68th Parkway. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. 68th Parkway is a designated bicycle facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments,conditional use permits, subdivisions,and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is expected to install the bicycle striping and other pertinent pavement markings, If the LID does not install bicycle striping in front of the adjacent property to the south the applicants shall pay the fee in-lieu of striping. The amount of the striping would be as follows: • 150 feet of 8-inch white stripe,at$2.50/if $375.00 • 3 Mono-directional reflective markers @ $4.00/ea $ 12.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows a $100/ea $100.00 $662.00 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 27 OF 32 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a tee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 68th Parkway (on the side of the development). The applicant is expected to place the utilities underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Lancaster Engineering prepared a traffic impact report for this development, dated May 4, 2007. Lancaster Engineering analyzed two key intersections: • SW 72nd Avenue/SW Dartmouth Street • SW 68`x'Parkway/SW Dartmouth Street The two critical intersections have been identified as needing traffic signals. As development has occurred in the Tigard Triangle, and where a development introduces additional trips to these intersections, funds have been collected from the developers that will contribute to the future signal installation. The first project to contribute funds to the intersections was the Babies R Us project. A simple formula was established based upon the impact from that development. That project had an impact of 1.1% at SW 72nd Avenue/SW Dartmouth Street during the PM peak hour. For that impact, the City Council required the developer to pay funds in the amount of$20,000.00. At the intersection of SW 68th Avenue/SW Dartmouth Street, the impact from that project was estimated to be 0.75%. For this impact, the developer was required to pay$10,000.00. Using this same rationale,a proportionate share has been calculated for other projects in the Triangle,.and can be calculated for this project. In order to provide the most fair comparison to the Babies R Us project, it is necessary to use the same anticipated total entering volumes (TEV) estimated as a part of the Sabres R Us traffic report. That report anticipated more build-out of the triangle area, including the Tri County site at 72nd/Dartmouth. Lancaster Engineering report shows that this project will generate approximately 5 PM peak hour trips to the intersection of SW 72nd Avenue/SW Dartmouth Street. With a total entering volume (TEV) of 2,555 vehicles, the project impact is approximately 0.2%. Therefore, based on simple proportions, the project contribution to this intersection is $3,636.36. Likewise, the Lancaster Engineering report shows that the project will generate approximately 5 PM peak hour trips at the intersection of SW 68th Avenue/SW Dartmouth Street. With a TEV of approximately 2,660 vehicles,the impact from this development is approximately 0.19%. Therefore,based on the same proportion used in the Babies R Us development,the project contribution to this intersection is $2,533.33. Funds for both intersections must be paid to the City prior to a final building inspection. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 28 OF 32 Fire and Life Safety: The comments from Tualatin Valley Fire &Rescue are included with this land use decision. TVF&R Deputy Fire Marshal II, John Dalby,,has noted that fire hydrants must be on the west side of 68th Parkway to be considered for compliance with the hydrant number and distribution criterion. The applicant shall provide TVF&R with additional hydrant location information along with fire flow demand calculations for approval. The nearest hydrant that is in compliance for location must be flow tested and the results forwarded to TVF&R. These requirements must be met prior to issuance of the Site Permit. Tualatin Valley Fire and Rescue's comments are below 1) COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute (GPM or available GPM in the water delivery system at 20 psi,whichever is less as calculated using IFC,Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshal's Office. (IFC B105.2) 2) Fire flow demand calculations must be submitted to and approved by this office prior to our endorsement of any site development permits. 3) The nearest public fire hydrant must be flow tested and the results of such tests forwarded to this office prior to site development.If the hydrant has been flow tested within the last five years,the test results may be considered valid for this purpose. 4) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C,Table C 105.1. 5) Considerations for placing fire hydrants may be as follows: Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. 6) The plans note a fire hydrant within 166 feet north of the subject property but do not identify the location. Fire hydrants considered for compliance with this requirement must be on the west side of SW 68th Parkway since it is a heavily travelled collector street. 7) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUC11ON: Approved fire apparatus access roadways_and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site.operational 1410.1 & 1412.1) 8) KNOX BOX A Knox Box for access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (IFC 506) Public Water System: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall submit plans to TVWD for review and approval prior to issuance of City permits. Storm Water Quality: The City has agreed to enforce Surface Water Management SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards ((adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction,the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 29 OF 32 The proposed unit from Stormwater Management is acceptable provided the property owner agrees to hire the manufacturer (or approved equal) to provide the required maintenance of the unit. Pnor to a final building inspection,the applicant shall demonstrate that they have entered into a maintenance agreement with Stormwater Management or another company that demonstrates they can meet the maintenance requirements of the manufacturer. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required-to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit The applicant shall submit an erosion control plan with the PH Permit application. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Toundnry (USB). An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. G. IMPACT STUDY Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has submitted an impact study, which shows that there will be adequate facilities to serve the proposed partition,as indicated below: Sewer: There is an existing 8-inch sewer line in SW 68th Parkway. The applicant indicates they will connect to this line through a 6-inch lateral. Water The site is in the Tualatin Valley Water District (7VWD), which serves the existing single-family oli usee The applicant_proposes to connect the proposed development to an existing 3A inch water meter. The City has required the applicant to submit plans to TVWD for approval. Storm Drainage: The applicant has proposed a storm water drainage system in which storm water will be collected in a series of catch basins and roof drains and thereafter directed into a network of pipes sized to carry the storm water. The proposed system will collect, detain,treat and disperse the storm water from the site. Discharge will be first conveyed to an underground storm water quality facility in the southern portion of the site, which then ties into an existing storm line in SW 68`h Parkway. The applicant is required to meet CWS design standards. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 30 OF 32 Parks: The applicant will be required to pay a parks system development charge at the time of building permits, as do all applicants of new development in Tigard. Transportation: The applicant submitted a traffic impact study, addressing average daily vehicle trips to and from the site and trips generated from the site that would be passing through two major intersections. To mitigate traffic impacts, the applicant has proposed dedication of right-of-way and half-street improvements comprised of sidewalk,trees and tree grates, curb and bike striping. No pavement widening is necessary. As discussed in the Streets and Utility Improvements section of this decision the proposed site is in the area that Council is currently considering for a new LID. Because the applicant hIas elected to not participate in the LID, the applicant will construct a landscaped median, a design element specified on the LID plan and required by the Tigard TrianglePlan. In addition, the applicant will contribute toward the signalization funds for two major intersections. i stly,the applicant will pay a Washington County Traffic Impact Fee (TIF). In exchange for constructing the median, the applicant is eligible to receive TIF credits. However, because the credits will be based on actual construction costs,the amount of credits has not yet been determined. The TIF will be paid at the time of building permits and is a mitigation measure required for new development. Based on Washington County figures,TIF's are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Street system. The TIF for the proposed development at this time is $24,402. The TIF will increase every July is. Based on the estimate that TIF fees cover 20% of the impact on major street improvements citywide, a fee that would cover 100% of this project's traffic impact is $122 010 ($24,402 =0.2( . The difference between the TIF paid and the full impact is considered the unmitigated impact on the street system. The unmittirg�ated impact of this project on the transportation system is $97,608 (5122,010 - $24,402). The applicant will be required to mitigate some impacts as shown below: Mitigated Costs (Estimate) Dedicate Additional Right-of-Way(750 sf)... ... ... ... ... ... ... .... ... ... .....$11,250 Half Street Improvements ($113 x 150 ft)... ... ..... .$ 16,950 Center Median (SW 68th Parkway)... ...$43,900 BikeStriping... ...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 662 Signalization Fund 72"d/Dartmouth)... ... ... ... ... ... ... ... ... ... ... ... ... ..$3,636 Signalization Fund (68th/Dartmouth)... .$2,533 Total Mitigated Costs... ... ...... ... ...$78,931 Based on the analysis below, the mitigated costs do not exceed the estimated value of the impacts. Therefore,the required improvements meet the rough proportionality test. Rough Proportionality Fullmp act... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...... $122,010 Less '11 N Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .$24,402 Less Mitigated Costs._ ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...... ... $78.931 Estimated Value of Unmitigated Impacts $18,677 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed the proposal has no objections. The City of Tigard Engineering Department has reviewed the proposal. Comments are included in the Access, Egress and Circulation section and Streets and Utility Improvements section of this decision. Engineering requirements are included in the conditions of approval. Full comments are in the land use file. The City of Tigard Arborist has reviewed the proposal. Comments are included in the Landscaping and Screening section and Tree Removal section of this decision. The City Arborist's requirements have been included in the conditions of approval. Full comments are in the land use file. The City of Tigard Police Department has reviewed the proposal and has no objections. NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 31 OF 32 SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal. Comments are included in the "Fire, Life and ySafe " section of this decision. The Engineering Department has conditioned the applicant to receive TVF&R approval prior to site/building permits. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 25,2008 AND BECOMES EFFECTIVE ON MARCH 11,2008 UNLESS AN APPEAL IS FILED. eal The clecision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall B oulevard,Tigard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON MARCH 10,2008. stions: If you have any questions, lease call the City of Tigard Current Planning Division at (503) 639-4171 or visit the Permit Center at Tigard-Gty Hall, 13125 SW Hall Boulevard,Tigard, 97223. _ 44A _ P's' • • " 2/25/2008 ' t Planner REVIE D BY: Richard Bewersdorff 2/25/2008 Planning Manager NOTICE OF TYPE II DECISION SDR2007-00007/ARNELL OFFICE BUILDING PAGE 32 OF 32 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP �' i SDR2007-00007 i VAR2007-00027 i ARNELL OFFICE apron , ST 01 r s.w. BUILDING III II Q BAYL R ST LEGEND: _ —� I I SUBJEC;1' �- SI"1'E II 1 1 ________ ___ __ i__ , , ) ...___ t.,,04,...vrialmisst.,. I to S.W.SOUTHVIEW ' _-- co Q' CLINTON 1 ill■ . �� :/ei i. ,.,. p a , ■ BEEF BErr DURHAM it 120 . CO 1_ MI z[j 21 , .. ______ Tigard Area Map • • o N ti 0 80 180 240 320 400 Feet S.W. DOUGLAS ■ DARTMOUTH ST. 1._feet SW DOUGLAS DR g k , , . L II TIGARD I L1J ■W ( Information on this map is for general location only and . ■■ should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 � http:/SMww c3tigard or.us 1 Community Development Plot date:Dec 7,2007;C:Imagic\MAGIC03.APR 3 .4 j 1I I E o REMOVE AND LACE EMT. f !n 22 ' CURB<170 LF STA 1+52 1 PC i BUILDING 5.0' RW DEDICATION (VARIES) au uRe 2z.o Ir.,.CURB Yyy r 5T.cur 22'FROM CENIERUNE AREA CALCULATIONS: Z° J3D.U11 I I GROSS SRE AREA 1!,615 6F IN4, F. T I NET SOT AREA KIER ROW.DEO. 11.2(11 SF NW CORNEA a WI,NNL-� J---.—._ J ER a 5'5W 2.5'SOUTH NORM Pt 0IPFRVIDUS SURFACE 0..P 50.1TISro0NOR111 73:lME \ � I o I 611ERR 4 FORAM AREA )552 5f i O.N.311.0 \V I I II I RRFRIOR SIOEWIi4(AREA 5.SF 5 VA Joao 94.66' 1 SMIRK PIO AREA 3,144 SF.22.155 s I6t 55 Intl 57AMC S T--;,, _.__.0 ' I TOTAL ONSITE RAPERV10JS SURFACE: 10,974SF<77R> i LOT 2800 rn so' 22.0' LANDSCAPED AREA LNOSCAPE AREA.RERIOR 210 Sf e T IpITI�6 II1IR,gw,,. CENTER I LANDSCAPE AREA:PERIMETER 2615 SE IIJ� u ... �(A I TOTAL LANDSCAPE AREA: 2.615 SF <20%> 1 PARKINS:ARIA O N I 0 O ET.r..C.315.9 0 PARKING STALLS. 20 SPACES B.I.G.315.00 • II 0 I FLEET PAWING: 0 SPACES 1 0.I PROPOSED PEE WELL LOCH NS (4) W1O00PPEO PARKING. 1 SPACE BIKE PIraA.c(3)--,... 0. H MSS..FLOOR AREA: 6,050 Sr I i T gat 7L o . I ;; �� I n cn CI_ m 155' _ c`�a a. I 2 TAX MAP 15-1 W-3601A t., ° 1 .30.0p' I 35' fly >M �- �- ! E%. ROW EX. ROW I Y,,_..g 00 ^I • �n TAX LOT 1 3290 w •6 >W"'M"�"'°"' :'��`°� n to I 11725 SW 68TH PKWY. �"" T AK L'' a: )....''.7. .. I I z f ur I 1Q 0 I .�. �=� I <' , a n p t >< I I m.I..m..lrlim I { i PROPOSED BUILDING , w _ Ma MO W� d to PAD •. MODEM as --- n (3144 SO FT) 3 �, N I -T °R.:� ' = _—_I� W FINISH FLOOR o ° -}+ I / I I qi; a rn ^I - ELEVATION '.315.86' N m I I� 1 --� WC I 40 �--�"E 1 � m SW 68TH PARKWAY i ED a p C $ o • w T I PUBLIC STREET TYPICAL STREET SECTION ,�W+ R i p U I y I i II n�vs Av1«1I r t u+>;S.I.ar gal r!IA, LOT 2900 $ I u k ii In , ....... N1 „p' ______,DO a~ //1 COY OF 1GARD j tom° `,,,2 FULL A° ti �/ ! 11 I 1'ALL MIN INSP GT CA DNS,STFMYAOS 'N9C W01 10 ACCESSA0L[ 4 COOL m 1 �- T I' I 2.A Na RON a NEI PLACE REOOEalI;DIE °'- u. II (IN�SPE''OR'2 PD'MW"PS �1YFNN GRID:EMS 1 $ ^I I N II J.ME 00RRICTOR SHALL NOTIFY ML UMY COMPARES FOR ♦ I! �L T II 101P11WGE W1M CURRENT OREGON Z STATUTES. C.-1 0 75 + �� \ I! I .. TREE MIND P101ST a REQUIRED r0i THE ENIIa Z 0-I SITE. CI Z 0 220 FT.1T.661 I�WY.— 22.0' J24430. ��-�oTnFto o/W MIST. 5.WORN,TOURS SEP.L BC RESROCIEO To 1NE FOLLOWNG J apt WFILL"LLM" STANp/ K 11z SFOIEOUIE: BETWEEN 7-011 NO -161 ORMME THROWN' I SAl Mr T(NO WORK a PER1ff1EU 01RNG 04 IpIRS 0e M ZZ L 6...G:311.6 CID O�W a) FULL SIZE 1,� I e.ALL CURBS SHALL BE STAMPED:IF-WATER METER LU j + i W O, + I I LL zul LL uM� R — : I I I N o �a FOR AD Los ETAS eat I I J Q2 SW CORNER Q W011 4 ,,..._ 94.75' e'ai ws°o �J I �_�• J U o.6Pr°1oRE"T�avPSO n�i P�nGOPP:�U�N[E_I� °- lI E W H_J co T.O.W.311.0 T I I I �I� E �_ al 3ovo A O G0EN ENTIRE R SIDEWALK EASEMENT"' ALONG ENTIRE FRONTAGE T i /�'" ao Fr.u. 1, I 3 Q a II 1.7' RW DEDICATION (VARIES)-----4- I O I a'""""""","o""""„"""'A aryl17111 y I D 3 TAX LOT 3001 I i IR,a„ e • EXHIBIT (6 Charles Arnell .12405 SE 18th Avenue SDR2007-00007/VAR2007-00027 Portland, OR 97222 ARNELL OFFICE BUILDING William C. Cox/Gary Shepherd,Attorneys at Law Attn: Gary Shepherd 0244 SW California Street Portland, OR 97219 Oregon Health Care Association Attn:Joe Greenman,Legal Counsel 11740 SW 68th Parkway, Suite 250 Portland, OR 97223 AFFIDAVIT OF MAILING pr! I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: Check Apmmpnate Box(s)Below} © NOTICE OF DECISION FOR SDR2007-00007/VAR2007-00027— ARNELL OFFICE BUILDING (File No./Name Reference) AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on February 25,2008,and deposited in the United States Mail on February 25,2008,postage prepaid. 01FiL4- . 410: /74 (Person .ared Notice) i STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the c # day of Al A ,2008. ,0;17 , OFFICIAL SEAL SHIRLEY L TREAT NOTARY PUBUC-OREGON A41-44.# COMMISSION NO.416777 MY COMMISSION EXPIRES APRIL 25,2011 N TARY P LIC OF OREGON My Commission Expires: 4/09-51 Il • EXHIBIT.. .. NOTICE OF TYPE II DECISION rri SITE DEVELOPMENT REVIEW(SDR) 2007-00007 ARNELL OFFICE BUILDING (Includes a 40-day extension) 120 DAYS = 5/13/2008 SECTION I. APPLICATION SUMMARY FILE NAME: ARNELL OFFICE BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00007 Adjustment(VAR ) VAR2007-00027 APPLICANT/ APPLICANT'S OWNER: Charles Arnell REP: William C Cox/Gary Shepherd, 12405 SE 18th Avenue Attorneys at Law Portland, OR 97222 Attn: Gary Shepherd 0244 SW California Street Portland, OR 97219 PROPOSAL: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5 710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway Adjustment not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment..The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific I Tighway(Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including. major retail goods and services, business/professional offices, civic uses and housing;the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions: medical centers schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 G) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON FEBRUARY 25, 2008 AND BECOMES I EFFECTIVE ON MARCH 11, 2008 UNLESS AN APPEAL IS FILED. A e�al: The Di'rector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard Qty Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 10, 2008. estions: oPer information please contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW HallBoulevard,Tigard, Oregon 97223. plorj17, till VICINITY'MAP inn ...... ,E r all.. a ■n SDR00"-O(► iY •1111 ARNELL OFFI rl E o aw BUILDING S7 ■ LEGEND: ! i'JiItrm NNW /2 SITE NM Lima N IN ,, .......... Won :hill q DARTM y T � ...OMNI 1.1 11111 Lu MI A .. 1lR1, ,.........................._f I I HEW ,c `''''''` .. • ,- -+'43,5..1 .�....�. 1111: Y tot 3800 1 `a., tol .:.—..7.- _ ,�.� ,•,• 11111.1 ■I ur nv r-,.- �8� r1 ■ p.. :.! 14 rDI "`^" 1 0.P 1 YY 1 ,ns�sw aPnl r,r,rr. _ I Q ° �� T 1 t tl i — ' ! OWION... . Ttg 'Jff-- qi 'LOT 3000 I _ ®® 6. '.i iu+ 1 I- i •M6• 111MillIMM110 iii 1 as 1 ''::.:. co�)s _ ,��- Q, `I I. i '6'4' ''' ,rs0...x.... 18 aSJ� TAX LOT 300, I 1S136DD-03290 1. ARNELL CHARLES A GO36 D PHI o A&REbtCCA J EXHIBIT 12405 SE 18TH AVE 41 C ILL DOWNS PORTLAND, OR 97222 E OSWE ,OR 97035 1 S 136 D D-00900 1 S 136 D D-00200 ATLANTA STREET LLC GREEN OFFICE LLC 15400 SW BOONES FERRY RD PO BOX 1 LAKE OSWEGO, OR 97035 DONALD,OR 97020 1 S 136 D D-01500 1 S 136 D0-01300 CARL H JOHNSON FAMILY L P II GSP LLC BY JOHNSON CARL H PMB 160 8965 SW BURNHAM 11575 SW PACIFIC HWY TIGARD, OR 97223 TIGARD,OR 97223 15 36DD-01702 1S136DD-03800 CA H JOHNSO FAMILY L P II HAINES BUILDING LLC BY JO •• ARL H PO BOX 428 8965 B • HAM LAKE OSWEGO,OR 97034 T ARD, OR 97 3 1 136D0-01700 1S136DD-01600 CA' H JOHN c FAMILY L P II HARRIS FRED L HARRIS BY JO % CARL H DONALD M JEANETTE A 8965 - : -NHAM 11540 SW 70TH T ARD, OR • 223 TIGARD,OR 97223 1 S136DD-01900 1 S136DD-00500 COON JOHN CARL& HARTUNG RICHARD& OLSEN MARY G TRUSTEE LESLIE TIMOTHY J 6940 SW BAYLOR ST 11580 SW 67TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 D D-07600 1 S 136D D-03400 DARTMOUTH TOWNHOMES LLC HEALTH CARE ASSOCIATES LLC 2508 NE 24TH AVE 11740 SW 68TH PKWY PORTLAND, OR 97212 TIGARD,OR 97224 1 S 136 D0-00800 1 S 136D D-03301 FAMILY BAPTIST CHURCH HUG RICK&JANETTE& 11585 SW 67TH HUG DUANE&SANDRA TIGARD, OR 97223 1152 SW TROON LAKE OSWEGO,OR 97034 1 S136DD-01000 1S136DD-01701 FOX CAPITAL CORP LAW JOHN C 9860 SW HALL BLVD#C2 6945 SW BAYLOR ST TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 D D-03900 1 S 136 DC-00100 GOOLD PHILIP A&REBECCA J LEISER ANNE TRUSTEE 41 CHURCHILL DOWNS 6009 SW PENDLETON CT LAKE OSWEGO, OR 97035 PORTLAND,OR 97221 1S136DD-01200 1S136D0-07601 MATHEWS SEAN A SALARIE MARZIE 11600 SW 69TH AVE 19432 WILDERNESS DR TIGARD, OR 97223 WEST LINN,OR 97068 1S136DD-00801 1S136DC-02600 MERCER ROSS L&VICKI L SCHULTZ MARK EDWARD 11535 SW 67TH 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-00700 1 S136DD-02600 MERCER ROSS L&VICKI L SMITH DEAN W& BY HEALTH PHYSICS NORTHWEST SMITH JO ANN MONDELLI TRS 11535 SW 67TH 17880 SARAH HILL LN TIGARD,OR 97223 LAKE OSWEGO,OR 97035 1 S 136 D D-02700 1 S 136 D D-07300 MILLER LAVIDA E SORENSEN JOHN A& 6870 SW BAYLOR ST EVANGELINE P TIGARD, OR 97223 250 STAMPHER RD LAKE OSWEGO,OR 97034 1S136013-02800 1 S136DD-06100 MOORE GLENN L AND SHARON L SPECHT DEVELOPMENT INC 11710 SW 69TH AVE 15400 SW MILLIKAN WAY TIGARD,OR 97223 BEAVERTON,OR 97006 1 S136DC-03600 1 36DD-06600 MYERS FAMILY LLC SP ►.T D LOPMENT INC 12670 SW 68TH PKWY 15404 : I ILLIKAN WAY STE#200 •VERTON, .R 97006 PORTLAND,OR 97223 1 S136DD-05300 1 136DD-06200 PNWP LLC#2& SP T ELOPMENT INC PNWP LLC 154 MILLIKAN WAY 6600 SW 105TH AVE#175 AVERTO ,OR 97006 BEAVERTON, OR 97008 1S13600-01100 1 13600-02200 RHEE PYUNG NAI &SOO NAM SP HT ELOPMENT INC 11570 SW 69TH AVE 154 MILLIKAN WAY TIGARD, OR 97223 AVERT ,OR 97006 1 S 136 D D-06900 1 36 D D-02500 ROTH J T JR&THERESA A SP HT ELOPMENT INC 12600 SW 72ND AVE STE 200 15 MILLIKAN WAY TIGARD, OR 97223 EAVERTO ,OR 97006 1 S 136DD-07001 1 360D-03100 ROTH JACOB T JR&THERESA A SPE % VELOPMENT INC 12600 SW 72ND AVE#200 1540: S i ILLIKAN WAY TIGARD, OR 97223 AVERTON, :- 97006 1 36DD-03001 SPE T VELOPMENT INC 154 ILLIKAN WAY AVERTON, OR 97006 1 S 136 D D-06300 SP HT ELOPMENTINC 154 MILLIKAN WAY AVER N, OR 97006 1S136DD-02300 S CHT D ELOPMENT INC 1540 MILLIKAN WAY AVER N, OR 97006 1 136DD-0210 SP HT ELOPMENT INC 154 MILLIKAN WAY AVER N, OR 97006 136 D D-0290 S SP HT VELOPMENT INC 154s ' MILLIKAN WAY AVERT• OR 97006 1 S136DD-02400 STERNBERG FAMILY LIMITED PARTNER 8310 SW 10TH AVE PORTLAND,OR 97219 1 S136DD-00600 TIGARD WATER DISTRICT 8777 SW BURNHAM ST PO BOX 23000 TIGARD, OR 97223 is 136 D D-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON, OR 97006 1 S 136 D C-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 1 S 136 DC-03506 YOON SUNG&HAE 7015 SW CLINTON ST TIGARD,OR 97223 Nathan and Ann Murdock Mildren Design uioup PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 3706 Kinsale Lane SE Olympia, WA 98501 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:lcurpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 AFFIDAVIT OF MAILING • . . TIGARD I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County, Oregon and that I served the following: tamk APP.Vnare aox()se1o') © NOTICE OF PENDING LAND USE DECISION FOR: SDR2007-00007/VAR2007-00027—ARNELL OFFICE BUILDING ❑ AMENDED NOTICE ode No/dame Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on December 7,2007,and deposited in the United States Mail on December 7,2007,postage prepaid. idrA - r " (Person that Prepare• ott STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the / day of u, ,20071 OFFICIAL SEAL • ' •=x SHIRLEY L TREAT 7. � NOTARY PUBLIC-OREGON `�—� ,e `�� COMMISSION NO.416777 MY COMMISSION EXPIRES APRIL 25,2011 NOTARY PU IC OF OREGON My Commission Expires: 14/01-510 EXHIBIT. NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION - . SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: December 7,2007 FILE NUMBERS: SITE DEVELOPMENT REVIEW(SDR) 2007-00007 (Type II Land Use Application) ADJUSTMENT (VAR) 2007-00027 FILE NAME: ARNELL OFFICE BUILDING REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre _(14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway;Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning,district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway(Hwy.99),IIghway 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 Thossible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. e zone maybe applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application,you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON DECEMBER 21, 2007. All comments should be directed to Emily Eng, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to emily@tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JANUARY 23, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI'F1EN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES,THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACIb CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." U.J alir fit,ii IN'l i.MAP DR.O(--W00" sT ■illiARNELL OFFIC 2 gill.1! '" l Sf 6 LEM LEGEND: IIIlflI�.•II 11; d,I ,4E,r I . i :: ■ =i :11111 litlL$L:ç' • , 6 I - MN IN I DAM MWTM ST l ! ii 0 ' , it _ owl _' ::I' EXH I B ITU. Charles Arnell 12405 SE 18th Avenue SDR2007-00007/VAR2007-00027 Portland, OR 97222 ARNELL OFFICE BUILDING William C. Cox/Gary Shepherd,Attorneys at Law Attn: Gary Shepherd 0244 SW California Street Portland, OR 97219 1 S 136DD-03290 1 136DD-04000 ARNELL CHARLES A GO D PHI A&REBECCA J 12405 SE 18TH AVE 41 C ILL DOWNS PORTLAND, OR 97222 E OSWE , OR 97035 1S136DD-00900 1 S136DD-00200 ATLANTA STREET LLC GREEN OFFICE LLC 15400 SW BOONES FERRY RD PO BOX 1 LAKE OSWEGO, OR 97035 DONALD,OR 97020 1S136DD-01500 1S136DD-01300 CARL H JOHNSON FAMILY L P II GSP LLC BY JOHNSON CARL H PMB 160 8965 SW BURNHAM 11575 SW PACIFIC HWY TIGARD, OR 97223 TIGARD,OR 97223 1S 3600-01702 1S136DD-03800 CA'. H JOHNSO FAMILY L P II HAINES BUILDING LLC BY JO • ARL H PO BOX 428 8965 1 B 'HAM LAKE OSWEGO,OR 97034 T ARD, OR 97 3 1 136DD-01700 1 S136DD-01600 CA' H JOHN e N FAMILY L P II HARRIS FRED L HARRIS BY JO % CARL H DONALD M JEANETTE A 8965 -1 'NHAM 11540 SW 70TH T ARD, OR • 223 TIGARD,OR 97223 1S13600-01900 1 S 136 DD-00500 COON JOHN CARL& HARTUNG RICHARD& OLSEN MARY G TRUSTEE LESLIE TIMOTHY J 6940 SW BAYLOR ST 11580 SW 67TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 D D-07600 1 S 136D D-03400 DARTMOUTH TOWNHOMES LLC HEALTH CARE ASSOCIATES LLC 2508 NE 24TH AVE 11740 SW 68TH PKWY PORTLAND, OR 97212 TIGARD,OR 97224 1 S 136DD-00800 1S136DD-03301 FAMILY BAPTIST CHURCH HUG RICK&JANETTE& 11585 SW 67TH HUG DUANE&SANDRA TIGARD,OR 97223 1152 SW TROON LAKE OSWEGO,OR 97034 1 S136DD-01000 1S136DD-01701 FOX CAPITAL CORP LAW JOHN C 9860 SW HALL BLVD#C2 6945 SW BAYLOR ST TIGARD, OR 97223 TIGARD,OR 97223 1 S 136 D D-03900 1 S 136 DC-00100 GOOLD PHILIP A&REBECCA J LEISER ANNE TRUSTEE 41 CHURCHILL DOWNS 6009 SW PENDLETON CT LAKE OSWEGO, OR 97035 PORTLAND, OR 97221 1 S 136 D D-01200 1 S 136 DD-07601 MATHEWS SEAN A SALARIE MARZIE 11600 SW 69TH AVE 19432 WILDERNESS DR TIGARD,OR 97223 WEST LINN,OR 97068 1 S 136 D D-00801 1 S 136 DC-02600 MERCER ROSS L&VICKI L SCHULTZ MARK EDWARD 11535 SW 67TH 7010 SW BAYLOR ST TIGARD, OR 97223 TIGARD,OR 97223 1S13600-00700 151360D-02600 MERCER ROSS L&VICKI L SMITH DEAN W& BY HEALTH PHYSICS NORTHWEST SMITH JO ANN MONDELLI TRS 11535 SW 67TH 17880 SARAH HILL LN TIGARD, OR 97223 LAKE OSWEGO,OR 97035 1 S 136 D D-02700 1 S 1360 D-07300 MILLER LAVIDA E SORENSEN JOHN A& 6870 SW BAYLOR ST EVANGELINE P TIGARD, OR 97223 250 STAMPHER RD LAKE OSWEGO,OR 97034 1S13600-02800 1 S 136 DD-06100 MOORE GLENN L AND SHARON L SPECHT DEVELOPMENT INC 11710 SW 69TH AVE 15400 SW MILLIKAN WAY TIGARD, OR 97223 BEAVERTON, OR 97006 1 S 136DC-03600 3600-06600 MYERS FAMILY LLC SP ►.T D • LOPMENT INC 12670 SW 68TH PKWY 15400 =f■ 'IILLIKAN WAY STE#200 - 'VERTON, :R 97006 PORTLAND,OR 97223 1 S 136 D D-05300 1 1360D-06200 PNWP LLC#2& SP T ELOPMENT INC PNWP LLC 154 MILLIKAN WAY 6600 SW 105TH AVE#175 AVERTO ,OR 97006 BEAVERTON, OR 97008 1 S136DD-01100 1 13600-02200 RHEE PYUNG NAI&SOO NAM SP HT ELOPMENT INC 11570 SW 69TH AVE 154 MILLIKAN WAY TIGARD, OR 97223 AVERT ,OR 97006 1 S 13600.06900 136DD-02500 ROTH J T JR&THERESA A SF' HT ELOPMENT INC 12600 SW 72ND AVE STE 200 15 MILLIKAN WAY TIGARD,OR 97223 EAVERTO ,OR 97006 1 S136DD-07001 1 3600-03100 ROTH JACOB T JR&THERESA A SPE - : VELOPMENT INC 12600 SW 72ND AVE#200 154 . S i ILLIKAN WAY TIGARD, OR 97223 AVERTON, .- 97006 1 36DD-03001 SPE .T ' VELOPMENTINC 154•• ■ , ILLIKAN WAY AVERTON, OR 97006 1 S136DD-06300 .- SP HT ELOPMENT INC 154 MILLIKAN WAY AVER N, OR 97006 1 S136DD-02300 S CHT D ELOPMENT INC 1540 MILLIKAN WAY AVER N, OR 97006 1 136DD-0210 SP HT ELOPMENT INC 154 MILLIKAN WAY AVER N, OR 97006 1360D-02900 SP HT .% VELOPMENT INC 154x! ' MILLIKAN WAY % AVERT• OR 97006 1 S136DD-02400 STERNBERG FAMILY LIMITED PARTNER 8310 SW 10TH AVE PORTLAND, OR 97219 1 S136DD-00600 TIGARD WATER DISTRICT 8777 SW BURNHAM ST PO BOX 23000 TIGARD,OR 97223 1 S136DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON, OR 97006 1 S136DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD, OR 97223 1S136DC-03506 YOON SUNG&HAE 7015 SW CLINTON ST TIGARD, OR 97223 Nathan and Ann Murdock Mildren Design vroup PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 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 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CrT East.doc) UPDATED: 6-Aug-07 1)119 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SDR2007-00007/VAR2007-00027 Land Use File Name: ARNELL OFFICE BUILDING I, Emily Eng,Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at(state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered)_ [ ri�S S Lv a and did personally post notice of the proposed land use application(s)by means of weatherproof posting in the general vicinity of lthe affected territory,Aa copy of said notice being hereto attached and by reference made a part hereof, on the 13 cfSt7lay of 2007. Signature of P .151,11.1111r-e_ rmed Posting h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc - ARNELL OFFICE BUILDING - SITE DEVELOPMENT REVIEW (SDR) 2007-00007/ ADJUSTMENT (VAR) 2007-00027 REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not r Pt the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between �W Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway; Washington County Tax Map 1S136DD, Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) supr-rt alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Emily Eng, Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to emily@tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. J /`—� CITY of TIGARD A TLAN A -- ST GEOGRAPHIC INFORMATION SYSTEM 1� AREA NOTIFIED 151360001600 91110001000 131300000901 PPM= oo' 111N11N ta11aNM5N I01360001ro0 151360000100 W In 111NN1PI 11N11110 151360000800 FOR: Gary Shepherd BAYLOR ST RE: 1S136DD, 3290 , 111".111881 131360001900 LLI 1513600027H 011360000111 NONNIOnigg Property owner information 131301002801 is valid for 3 months from 1111" �� the date printed on this map. ' 151300004000 151360007500 �� 11111aaN100 131360363506 • 151360007100 UPSINISN 131360003400 I N IIIMINSIMIS =NUM 151360003011 CO 11360003100 _ __� ST " IT• ► liliggengSS 11t1NN111 11360016101 LI 151360005300 2 51366666711 CD 0 50 100 150 200 250 Fait I 1a1ONAN 1".,1: f•. CO IN I 131360001600 e • .e• 0 1 ------\\*\ I I(,Nltl1 Information on this map is for general location only and * should be verified with the Development Services Division. 13125 SW Hall Blvd RTMOUTH ST Tig03)63 9171 (503)639-4171 http:l/www.ci.tigard.oc us Community Development Plot date:Nov 28,2007;C:lmagic\MAGIC03.APR 1 S136DD-03290 1 136DD-04000 ARNELL CHARLES A GO D PHI A&REBECCA J 12405 SE 18TH AVE 41 C ILL DOWNS PORTLAND,OR 97222 E OSWE ,OR 97035 1 S136DD-00900 1 S136DD-00200 ATLANTA STREET LLC GREEN OFFICE LLC 15400 SW BOONES FERRY RD PO BOX 1 LAKE OSWEGO, OR 97035 DONALD,OR 97020 1 S 136 D D-01500 1 S 136 D D-01300 CARL H JOHNSON FAMILY L P II GSP LLC BY JOHNSON CARL H PMB 160 8965 SW BURNHAM 11575 SW PACIFIC HWY TIGARD,OR 97223 TIGARD,OR 97223 1S 36DD-01702 1S136DD-03800 CA'. H JOHNS. FAMILY L P II HAINES BUILDING LLC BY JO •• ARL H PO BOX 428 8965 • B HAM LAKE OSWEGO,OR 97034 T ARD,OR 97 3 1 136DD-01700 1S136DD-01600 CA'. H JOHN e N FAMILY L P II HARRIS FRED L HARRIS BY JO , CARL H DONALD M JEANETTE A 8965 -• :•'NHAM 11540 SW 70TH T ARD,OR • 223 TIGARD,OR 97223 1 S 136DD-01900 1 S136DD-00500 COON JOHN CARL& HARTUNG RICHARD& OLSEN MARY G TRUSTEE LESLIE TIMOTHY J 6940 SW BAYLOR ST 11580 SW 67TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 136DD-07600 1S1 36D D-03400 DARTMOUTH TOWNHOMES LLC HEALTH CARE ASSOCIATES LLC 2508 NE 24TH AVE 11740 SW 68TH PKWY PORTLAND, OR 97212 TIGARD,OR 97224 1 S136DD-00800 1 S136DD-03301 FAMILY BAPTIST CHURCH HUG RICK&JANETTE& 11585 SW 67TH HUG DUANE&SANDRA TIGARD,OR 97223 1152 SW TROON LAKE OSWEGO,OR 97034 1 S136DD-01000 1 S136DD-01701 FOX CAPITAL CORP LAW JOHN C 9860 SW HALL BLVD#C2 6945 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1S136DD-03900 1 S136DC-00100 GOOLD PHILIP A&REBECCA J LEISER ANNE TRUSTEE 41 CHURCHILL DOWNS 6009 SW PENDLETON CT LAKE OSWEGO, OR 97035 PORTLAND,OR 97221 1S136DD-01200 1 S136DD-07601 MATHEWS SEAN A SALARIE MARZIE 11600 SW 69TH AVE 19432 WILDERNESS DR TIGARD, OR 97223 WEST LINN,OR 97068 1S13600-00801 1 S136DC-02600 MERCER ROSS L&VICKI L SCHULTZ MARK EDWARD 11535 SW 67TH 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136 DD-00700 1 S 136DD-02600 MERCER ROSS L&VICKI L SMITH DEAN W& BY HEALTH PHYSICS NORTHWEST SMITH JO ANN MONDELLI TRS 11535 SW 67TH 17880 SARAH HILL LN TIGARD, OR 97223 LAKE OSWEGO,OR 97035 1 S 136 D D-02700 1 S 136 D D-07300 MILLER LAVIDA E SORENSEN JOHN A& 6870 SW BAYLOR ST EVANGELINE P TIGARD,OR 97223 250 STAMPHER RD LAKE OSWEGO,OR 97034 1 S136DD-02800 1 S136DD-06100 MOORE GLENN L AND SHARON L SPECHT DEVELOPMENT INC 11710 SW 69TH AVE 15400 SW MILLIKAN WAY TIGARD, OR 97223 BEAVERTON, OR 97006 1S136DC-03600 36DD-06600 MYERS FAMILY LLC SP ■.T D • LOPMENT INC 12670 SW 68TH PKWY 1540' : `I ILLIKAN WAY STE#200 •VERTON, •R 97006 PORTLAND,OR 97223 1 S 136 D D-05300 1 136DD-06200 PNWP LLC#2& SP T ELOPMENT INC PNWP LLC 154 MILLIKAN WAY 6600 SW 105TH AVE#175 AVERTO ,OR 97006 BEAVERTON, OR 97008 1 S136DD-01100 136DD-02200 RHEE PYUNG NAI&SOO NAM SP HT ELOPMENT INC 11570 SW 69TH AVE 154 MILLIKAN WAY TIGARD,OR 97223 AVERT ,OR 97006 1 S1360D-06900 136D0-02500 ROTH J T JR&THERESA A SP HT ELOPMENT INC 12600 SW 72ND AVE STE 200 15 MILLIKAN WAY TIGARD,OR 97223 EAVERTO ,OR 97006 1S136DD-07001 1 360D-03100 ROTH JACOB T JR&THERESA A SPE - : VELOPMENT INC 12600 SW 72ND AVE#200 1540: S • i ILLIKAN WAY TIGARD,OR 97223 ■ AVERTON, :- 97006 1 36DD-03001 SPE T ELOPMENT INC 154 ILLIKAN WAY AVERTON,OR 97006 1 S136DD-06300 SP HT ELOPMENT INC 154 MILLIKAN WAY AVER N, OR 97006 1 S 136 D D-02300 S CHT D ELOPMENT INC 1540 MILLIKAN WAY AVER N, OR 97006 1 136DD-0210 SP HT ELOPMENT INC 154 MILLIKAN WAY AVER N,OR 97006 136DD-0290 s SP HT % VELOPMENT INC 1541! ' MILLIKAN WAY AVERT* OR 97006 1 5136DD-02400 STERNBERG FAMILY LIMITED PARTNER 8310 SW 10TH AVE PORTLAND,OR 97219 1 S i 360 D-00600 TIGARD WATER DISTRICT 8777 SW BURNHAM ST PO BOX 23000 TIGARD, OR 97223 181 36DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON, OR 97006 1 S 136DC-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 1 S136DC-03506 YOON SUNG&HAE 7015 SW CLINTON ST TIGARD, OR 97223 Nathan and Ann Murdock Mildren Design group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Susan Beilke 11250 SW 82nd Avenue 11755 SW 114th Place Tigard, OR 97223 Tigard, OR 97223 Naomi Gallucci Dayle D. & Evelyn 0. Beach 11285 SW 78th Avenue 11530 SW 72nd Avenue Tigard, OR 97223 Tigard, OR 97223 Diane Baldwin 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 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pattyhtigard-or.gov REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: ,a SU) CSC C (/ $ 3b13o) PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS,PLEASE INDICATE THAT YOU NEED 2 SETS OF LABELS. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are rea dy. NAME OF CONTACT PERSON: (bard S cl PHONE: So-s-- Q NAME OF COMPANY: FAX: EMAIL: 5anj & d'r�san 1«.,14 taw cit.- This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in "Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost t print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - / �j A.sheets of labels x$2/sheet =$8.00 x 2 sets = $16.00 sheet(s)of labels x$2/sheet =$ !� x sets = / 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for interested parties =12x.\sets = GENERATE LIST = $11.0Q GENERATE LIST = TOTAL = $31.00 TOTAL (9 q 1 S136DD-03290 ARNELL CHARLES A 12405 SE 18TH AVE PORTLAND, OR 97222 /00/67,J1d 010/2a) ixAmo-pL. APPLICANT MATERIALS PRE-APP.HEIR BY CITY OF TIGARD PLANNING DIVISION II 118 m LAND USE PERMIT APPLICATION M < City of Tigard Permit Center 13125 SF Hall Blvd., Tigard OR 97223 k •. Phone: 503.6 '9.4171 Fax::503.598.1960 File MERWI Other Case# 1/40 Ng--o(rA Date WMAIII By Receipt# Fee Date Complete V442 TYPE OF PERMIT YOU ARE APPLYING FOR XAdjustment/variance (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (III) El 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) X. Site Development Review(II) El Home Occupation (II) ❑ Subdivision (II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 11725 SW 68th Parkway, Tigard, Oregon TAX MAPS&TAX LOT NOS. Map 1S136DD,Lot 03290 TOTAL SITE SIZE ZONING CLASSIFICATION 14,815 sq. ft. MUE APPLICANT. SW 68th LLC—Charles Arnell, Member MAILING ADDRESS/CITY/STATE/ZIP / --,. — :. .., '. a, ego ��70, 3--5 e/ / A4) ,g r i�f),L97A�� PHONE NO. FAX NO / (503) 914-0474 (fax for Gary P. Shepherd) PRIMARY CONTACT PERSON PHONE NO. Gary P. Shepherd,Attorney (503)233-1985 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) Same as applicant MAILING ADDRESS/CITY/STATE/ZIP PRONE NO. FAX NO *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Applicant requests site development review approval and development adjustment to access spacing standards approval to permit construction of an approximately 6,000 sq. ft. office building and associated improvements. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,.are true;and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date • Owner's Signature Date Owner's Signature Date • Owner's Signature Date _ f 6-/2 /07 Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 12/7/2007 ilh s 13125 SW Hall Blvd. 10:27:32AM Tigard,OR 97223 503.639.4171 1k ARD Receipt #: 27200700000000002922 Date: 06/25/2007 Line Items: Case No I ran ( ode Description Revenue Account No Amount Paid SDR2007-00007 [LANDUS] SDR Under$1,000,000 100-0000-438000 3,759.00 SDR2007-00007 [LRPF] LR Planning Surcharge 100-0000-438050 555.00 VAR2007-00027 [LANDUS] 50%Joint App Fee 100-0000-438000 262.50 VAR2007-00027 [LRPF] LR Planning Surcharge 100-0000-438050 38.50 Line Item Total: $4,615.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check SW 68TH PARKWAY LLC KJP 1109 In Person 4,615.00 Payment Total: $4,615.00 cReceipt.rpt Page 1 of 1 Appli'c4"on (5 ) Projec+ Suwtwartj William C. Cox attorney at law Gary P. Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 City of Tigard Application for Site Development Review and Special Development Adjustment (Amended Following Completeness Review) Applicant/Owner: Charles Arnell 12405 SE 18th Avenue Portland, Oregon 97222 Property Address: 11725 SW 68th Parkway Tigard, Oregon Applicant's Representative: William C. Cox Gary P. Shepherd Attorneys at Law 0244 SW California St Portland, Oregon 97219 (503) 246-5499 Harris-McMonagle Associates, Inc. 12555 SW Hall Blvd. Tigard, Oregon 97223 John Hasenberg Architects 2104 NE 45th Avenue Portland, Oregon 97213 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 City of Tigard Planning Division Community Development 13125 SW Hall Boulevard Tigard, Oregon 97223 Applicant/Owner: Charles Arnell 12405 SE 18th Avenue Portland, Oregon 97222 Property Address: 11725 SW 68th Parkway Tigard, Oregon Tax Map/Lot: Map 1S136DD, Lot 03290 Location: SW 68th Parkway, Tigard Triangle Zoning Designation: MUE Comprehensive Plan Designation: Mixed Use Employment Request: Site Development Review Approval for an Office Building Development Adjustment to Access Spacing Standards I. INTRODUCTION This narrative submission(as amended following completeness review) addresses the applicable standards and review criteria of the City of Tigard's Community Development Code (CDC). CDC 18.390. The application materials quantify the effect of the development on public facilities and services and address proposed improvements to the site, transportation system, drainage system, sewer system, as well as other site improvements to minimize any development impacts and comply with City standards. The narrative also addresses applicant's request for a development adjustment to the access spacing standards. Attached hereto as Exhibit 14 is the deed confirming ownership by Charles Arnell. Applicant seeks site design approval to construct an approximately 6,000 sq. ft., two story office building, associated parking lot, and public facility improvements to serve the site. The proposal is consistent and compatible with existing area structures and uses and satisfies all applicable standards of the CDC. The subject property is located on SW 68th Parkway in the Tigard Triangle overlay. The 14,815 square foot site is zoned MUE and planned for mixed use development. The property is currently developed with a single family residence. The residence is to be removed. The surrounding area is characterized by commercial/office development. The properties are highly parcelized and currently or planned for commercial/office development. On the east side of SW 68th, directly across from the site and extending north and south, is an office building and parking facilities. To the north on the west side of SW 68th is an office building and parking facilities. To the south and west the property is owned by Specht Development and currently planned for commercial office development. Specht's preliminary plans propose to use the property adjacent to the south and west of the subject property for a parking structure. Exhibit 12. II. APPLICABLE APPROVAL CRITERIA A. Community Development Code 18.360—Site Development Review 18.390—Decision Making Procedures/Impact Study 18.520—Commercial Zoning District 18.620—Tigard Triangle Design Standards 18.705—Access/Walkway Requirements 18.725—Environmental Performance Standards 18.745 and 18.765— Landscaping, Buffering and Screening 18.755—Solid Waste/Recycling Storage 18.765—Off Street Parking 18.775—Steep Slopes and Sensitive Lands (CWS) 18.780—Signs 18.790—Tree Removal and Mitigation Plan 18.795—Clear Vision Area 18.810—Street & Utility Improvement Standards 18.370.020.C.5—Adjustment to Access and Egress Standards (Chapter 18.705) Neighborhood Meeting Standards III. COMPLIANCE WITH APPLICABLE APPROVAL CRITERIA COMMENT: The applicable approval standards are in bold italic print. Applicant's response to each follows the standards as a COMMENT. A. COMMUNITY DEVELOPMENT CODE 18.360—Site Development Review COMMENT: Applicant's proposal is subject to site development review, which applies to all new developments, unless expressly exempt. Site development review for new developments is pursuant to a Type II procedure (CDC§18.390.040)using approval criteria contained in CDC Page 2— Arnell Office Building - Application for Site Development Review & Adjustment 18.360.090. As required by CDC§18.390.040, applicant attended a preapplication conference (Exhibit 13), submitted required application forms, and submitted information that addresses the relevant criteria. Applicant's submissions, transportation report, preliminary storm drainage report, this narrative, and Impact Study attached as Exhibit 15 demonstrate compliance with CDCII 18.390.040.B.2.e. This narrative and related submissions quantify the effect of the development on public facilities and services, and address the transportation system, drainage system, water system, sewer system, and noise impacts of the proposed development. For each public facility system needed to serve the development, applicant proposes improvements to meet City standards and mitigate development impacts. Applicant proposes to dedicate property needed for the 35 foot (1/2 street) right of way. CDC§18.360.070 establishes submission requirements. This narrative, together with all of applicant's application submissions provide the required general and specific information needed for the City to review and approve applicant's conceptual development plan. Applicant provided aerial photographs, an existing conditions plan, site plan, lighting plan, public improvements plan, grading plan, tree removal plan, utility plan, landscaping plan, preliminary storm water drainage report, and transportation report. Applicant's submissions demonstrate compliance with all applicable requirements of the CDC and Tigard Triangle standards. Each applicable approval criteria set forth in CDC 18.360.090 is identified below with findings of compliance following the standard. §18.360.090.A: A.1 COMMENT: Applicant's narrative, exhibits, and submissions demonstrate compliance with all of the applicable requirements of the City of Tigard's Code. A.2.a COMMENT: The proposed building is to be located in the general area occupied by the existing building. The building location is the highest point on the subject property. Due to the amount and location of fill material needed to develop the site and provide and satisfy storm drainage and sewage standards, applicant is unable to retain the few existing trees. There is no present slumping or sliding hazard associated with the site. When filed and graded, the site will gently slope. The location of the building in the northern portion of the property is also the location to achieve the maximum amount of light, air, and circulation between the proposed building and the three story parking structure that the neighboring owner proposes to construct on the property to the south. The building is oriented to face SW 68th, as required by the Code. However, its location also maximizes the south and west facing exposure to the sun which is desired by the applicant and encouraged by the City. This standard is satisfied. A.2.b Page 3 — Arnell Office Building - Application for Site Development Review & Adjustment COMMENT: Due to the amount and location of fill material needed to develop the site and provide and satisfy storm drainage and sewage standards, applicant is unable to retain the few existing trees. Applicant proposes replacement trees and mitigation consistent with the requirements of Chapter 18.790. This standard is satisfied. A.2.c COMMENT: This standard is not applicable. There are no significant habitat areas on site. Applicant will satisfy and has demonstrated compliance with all storm drainage and control standards. A.3 COMMENT: This standard is not applicable. A.4 COMMENT: Property to the north is presently in office/commercial use. Property to the south and west is owned by Specht Development and currently planned for commercial office development. Specht's preliminary plans propose to use their property adjacent to the south and west of the subject property for a parking structure. Exhibit 12. A small portion of the northwest boundary of the site is adjacent to a property(tax lot 2800) currently in residential use. However, the property is also zoned (MUE) and planned for mixed use/commercial development. Anticipated site impacts to surrounding properties are minimal to non-existent. The proposed office building will occupy the northeastern most corner of the property and abut the street, directing any building impacts to SW 68th Parkway, and away from other properties. The building will be surrounded with site improvements such as walkways, parking facilities, and landscaping. In order to increase privacy and reduce any adverse noise or visual impact between adjacent developments, applicant's proposal includes a landscaping buffer along the site perimeter in compliance with the CDC. Exhibits 2, 3, 5. Although not required to provide a buffer between similar land uses, applicant proposes a buffer of 5 to 6.5 feet (more distance in places) along the northern property boundary, 6.5 feet along the southern boundary, and a minimum of 6.5 feet along the western boundary. Exhibits 2, 4. The landscaping buffer will be planted with numerous Summit Ash and Red Maple trees, as well as Laurel shrubs. Exhibit 4. The northwest corner of the site will be developed with a landscaped area. This area will be planted with a Pin Oak tree, Laurel shrubs, and Mahonia Nervosa shrubs. Exhibit 2, 4. The proposed landscaping, retaining wall, and buffer will provide a visual barrier. Exhibits 2, 4. Applicant also proposes to locate a screened trash and recycling collection center in the northern portion of the site, behind the proposed building. The screening, in addition to the landscaping proposed around and behind the trash and recycling facility will effectively screen the use from area properties, which are or are planned to be in commercial use as well. Page 4 —Arnell Office Building - Application for Site Development Review & Adjustment All landscaping was designed in accordance with the requirements of Chapter 18.745. The Landscaping Plan identifies the location, type and mixture of trees and shrubs to be planted throughout the site. Exhibit 4. The plantings achieve a balance between vertical and horizontal plantings. The plan demonstrates 12 trees and numerous shrubs (Laurel) and plants will be planted in and around the parking area to provide a canopy effect. The extensive planting represents more than a minimum of one tree for every seven parking spaces in order to provide a vegetative canopy effect. A decorative lock and load retaining wall will be installed on the site's southern, western, northern boundaries. The retaining walls are being used to support site grading and elevations needed to align with SW 68th, provide surface water treatment in compliance with the CDC, and provide a buffer. This standard is satisfied. A.S COMMENT: This standard is not applicable. A.6 COMMENT: This standard is not applicable. A.7 COMMENT: This standard is not applicable. A.8 COMMENT: This standard is not applicable. The property is not within or adjacent to the 100 year floodplain. Exhibit 7. •A.9 COMMENT: Applicant proposes public access and sidewalk improvements adjacent to the proposed development. The area between the public sidewalk and private property will be landscaped. The public access to the site will be via a 6 foot wide walkway extending from the public sidewalk, providing a clear distinction between public and private property. The walkway will gently slope downward from the street level grade to the building access, demarcating the public/private distinction. The site will be adequately lighted to deter criminal activity and promote public safety. This standard is satisfied. A.10 COMMENT: The proposed development is design to promote safety and deter criminal activity. The building design employs many windows which provide the opportunity to survey Page 5 —Arnell Office Building - Application for Site Development Review& Adjustment the entire site area. The access results in users walking along the building along the perimeter of the parking area, which acts as a deterrent to criminal activity that may otherwise occur in a parking area. The exterior is planned to be lighted to promote the safety of users accessing the building or using the parking area. See revised site plan with lighting plan. The site design results in no areas that are hidden from view. This standard is satisfied. A.11 COMMENT: The subject site is not the location of an existing or planned bus stop or shelter. Applicant proposes side walk improvements that do not currently exist that will promote pedestrian use and access to transit locations. Applicant proposes a relatively small office building that will have a minimal impact on the public transportation system. Applicant has proposed and will comply with all mandated transit improvements. A.12 COMMENT: Anticipated site impacts to surrounding properties are minimal to non-existent. The proposed office building will occupy the northeastern most corner of the property and abut the street, directing any building impacts to SW 68th Parkway, and away from other properties. The building will be surrounded with site improvements such as walkways, parking facilities, and landscaping. In order to increase privacy and reduce any adverse noise or visual impact between adjacent developments, applicant's proposal includes a landscaping buffer along the site perimeter in compliance with the CDC. Exhibits 2, 3, 5. Although not required to provide a buffer between similar land uses, applicant proposes a buffer of 5 to 6.5 feet (more distance in places) along the northern property boundary, 6.5 feet along the southern boundary, and a minimum of 6.5 feet along the western boundary. Exhibits 2, 4. The landscaping buffer will be planted with numerous Summit Ash and Red Maple trees, as well as Laurel shrubs. Exhibit 4. The northwest corner of the site will be developed with a landscaped area. This area will be planted with a Pin Oak tree, Laurel shrubs, and Mahonia Nervosa shrubs. Exhibit 2. The proposed landscaping, retaining wall, and buffer will provide a visual barrier. Exhibits 2, 4. All landscaping was designed in accordance with the requirements of Chapter 18.745. Pursuant to CDC § 18.745.040, applicant proposes to plant street trees west of the sidewalk and within sidewalk tree wells in accordance with the standards of CDC § 18.745.040.C. Exhibits 3 and 4. Site Development Review Plans Sheets 3 and 4 (Exhibit 3) identifies proposed street trees along SW 68th placed within the public right-of-way. Planted street trees will have a minimum caliper of at least 2 inches when measured 4 feet above grade. Four street trees will be planted along the site's 150 feet of frontage. The street trees are proposed to occupy tree wells, which are 4 feet by four feet to allow for air and water into the root area. Applicant proposes 20% of the site's gross area to be landscaped. Exhibit 3, Sheet 3. The Landscaping Plan identifies the location, type and mixture of trees and shrubs to be planted throughout the site. Exhibit 4. The plantings achieve a balance between vertical and horizontal plantings. The plan demonstrates 12 trees and numerous shrubs (Laurel) and plants will be Page 6 —Arnell Office Building - Application for Site Development Review& Adjustment planted in and around the parking area to provide a canopy effect. The extensive planting represents more than a minimum of one tree for every seven parking spaces in order to provide a vegetative canopy effect. This standard is satisfied. A.13 COMMENT: Applicant's proposed storm drainage improvements and facilities were designed by Harris-McMonagle Associates to comply with all applicable City of Tigard standards and in accordance with the City's master drainage plan. The proposed storm water facilities were developed to detain and treat on site surface flows in the manner required by the City of Tigard and the preliminary storm drainage report prepared by Harris McMonagle Associates, Inc. See Exhibit 5. This standard is satisfied. A.14 COMMENT: As demonstrated by the site plans, applicant proposed handicapped access and parking in compliance with ORS Chapter 447. Applicant proposes 1 ADA van accessible parking space, linking to a 6 foot wide walkway, connecting directly to the building access. This standard is satisfied. A.15 COMMENT: Applicant has demonstrated compliance with all the applicable provisions and regulations of the City of Tigard's Code. 18.520—Commercial Zoning District COMMENT: The main purpose of the commercial zoning district is to ensure a full range of retail and office uses. Applicant proposes an office building to support office uses consistent with this purpose. The subject site is zoned MUE (Mixed Use Employment). Pursuant to CDC § 18.520.020.F this district permits a wide range of uses, including the business/professional offices proposed by applicant. A business/professional office is identified as a permitted use outright in the MUE zone. CDC § 18.520.030.A and B. Development standards in the commercial zoning district are contained in Table 18.520.2. In addition, since the subject property is in the Tigard Triangle, some development standards in the commercial zoning district have been preempted. Applicant provided aerial photographs, an existing conditions plan, site plan, lighting plan, public improvements plan, grading plan, tree removal plan, utility plan, landscaping plan, preliminary storm water drainage report, and transportation report. Applicant's submissions demonstrate compliance with all applicable requirements of the commercial zoning district and Tigard Triangle standards. In the MUE zone, there is no minimum lot size, no minimum lot width, and a zero foot minimum setback. The proposed 6,000 square foot two story office building will not exceed the maximum building height. The building and related parking and pedestrian facilities will occupy 77% of the site, while 20% will be landscaped. Exhibit 3, Sheet 3. Page 7 —Arnell Office Building - Application for Site Development Review& Adjustment 18.520.050.C—Floor area ratio COMMENT: The site plan shows the NET (entirely outside dimensions)building footprint of 3144 sq ft. However, the FAR ratio is based on the GROSS (inside usable areas) square footage of the building's two floors divided by the site's square footage. The floor area ratio was calculated as follows: Total Gross Floor Area: First Floor: 2,996 sq. ft. Second Floor: 2,714 sq. ft. Total = 5,710 sq. ft. Total Lot Area: 14,207 sq. ft. FAR (5,710 sq. ft. /14,207 sq. ft.)= 0.40 18.620— Tigard Triangle Design COMMENT: The subject property is within the Tigard Triangle Design overlay. Applicant provided aerial photographs, an existing conditions plan, site plan, lighting plan, public improvements plan, grading plan, tree removal plan, utility plan, landscaping plan, preliminary storm water drainage report, and transportation report. Applicant's submissions demonstrate compliance with all applicable design standards for the Tigard Triangle. Said building is designed in compliance with CDC§18.620.030.A. The building occupies a minimum of 50%of the street frontage and is at most 2 feet set back from the public street right of way. Exhibits 2, 3. Between the building setback and the pedestrian sidewalk, landscaping is proposed. Exhibits 2, 4. The building design provides a walkway connection to the building entrance and public right of way. The walkway is 6 feet wide and to be paved with scored concrete. Exhibits 2, 3. Parking for the building is located to the side (south) and rear (west) of the building. Exhibits 2, 3. Parking provided on the side occupies less than 40% of the street frontage. Exhibit 2. The landscaped area surrounding the parking area is a minimum of 6.5 feet deep. Exhibits 2, 3. Compliance with the building design standards of CDC§18.620.040 and sign standards of CDC §18.620.050 can be made a condition of development approval. Applicant proposes landscaping and screening in compliance with the requirements of CDC,¢ 18.620.070. Compliance with the location and depth standards is demonstrated by the submitted site and landscaping plans. Exhibits 2, 3, 4. Applicant's public improvement plan demonstrates compliance with street and access way standards set froth in CDC§18.620.080. Exhibit 3, Sheet 3. The CDC requires SW 68`x' Pkwy. Page 8 — Arnell Office Building - Application for Site Development Review& Adjustment to be constructed as a 70 foot right of way with half street consisting of a 13 foot sidewalk (with street trees), a bike line, travel lane and median. The public improvements plan demonstrates the proposed right of way improvements are in compliance with all applicable Tigard Triangle standards. Street trees, in four foot tree wells, are proposed and appropriately located, sized and spaced per the Tigard Triangle standards. §18.620.030 A.1. —Building Placement COMMENT: The building occupies a minimum of 50%of the street frontage. See Site Plan and Site Development Review Plans. The property is not located at an intersection. This standard is satisfied. A.2—Building Setback COMMENT: The building setback from the public street right of way ranges from <1 to 2 feet. See Site Plan and Site Development Review Plans. This standard is satisfied. A.3—Front Yard Setback COMMENT: Applicant proposes a combination of landscaping and an extension of the hard- surfaced pedestrian path between the building and the public streets and access way. The building only abuts one public street. The landscaping plan, attached as Exhibit 4 demonstrates the landscaping being proposed to an L-1 standard. The hard-surface areas will be constructed with scored concrete. See Site Plan and Site Development Review Plans; Exhibit 4. This standard is satisfied. A.9— Walkway Connection to Building Entrances COMMENT: The building design provides a walkway connection from the public right of way to the building entrance. The walkway is 6 feet wide and to be paved with scored concrete. Handicapped parking is adjacent to a level walkway, providing direct access to the building. See Site Plan and Site Development Review Plans. This standard is satisfied. A.5—Parking Location and Landscape Design COMMENT: Parking for the building is located to the side (south) and rear (west) of the building. See Site Plan and Site Development Review Plans. Parking provided on the side occupies less than 40% of the street frontage. See Site Plan and Site Development Review Plans. The portion of parking located on the side is divided by the access way. On either side of the access way, and bounded to the north by the pedestrian way and to the south by additional landscaping is a 6.5 foot wide strip, in which are proposed trees, shrubs, and other landscaping materials. See Site Plan and Site Development Review Plans; Exhibit 4. The plans also show Page 9 — Arnell Office Building - Application for Site Development Review& Adjustment the interior side and rear yards being landscaped to a L-2 Landscape Standard. See Site Plan and Site Development Review Plans; Exhibit 4. This standard is satisfied. §18.620.040 A.1 —Ground Floor Windows COMMENT: Attached as Exhibit 16 is a document prepared by John Hasenberg Architects, PC and dated 8/16/07 depicting the proposed building height and ground floor windows and demonstrating compliance with § 18.620.040.A.1. The street-facing elevations along the public street are planned to have a ground floor wall to window ratio of 51.8%. As required, the measurements were taken between 3 and nine feet above grade along the entire width of the street facing elevation. This standard is satisfied. A.2—Building Facades COMMENT: The proposed building is comprised of three distinct facades, each of which is 24 feet in width. The facades will have a variation in building materials and be offset from each other by 2 feet, in addition to having differing heights. See Site Plan and Site Development Review Plans; see also building height/window-wall area drawing submitted with this narrative (Exhibit 16). This standard is satisfied. A.3— Weather Protection COMMENT: The proposed building provides a weather protected building entrance for pedestrians. See Site Plan and Site Development Review Plans. This standard is satisfied. A.4—Building Materials COMMENT: Applicant intends on constructing a building with brick veneer and slate. Applicant does not proposed to construct a building using concrete block, plain concrete, corrugated metal, plywood, sheet press or vinyl siding. The foundation material will not be revealed for more than 2 feet. This standard is satisfied. A.5—Roofs and Roof Lines COMMENT: As demonstrated by the site plans and development review plans, the roof is designed as an extension of the primary materials used for the building, respecting the buildings structural and architectural style. No false fronts or false roofs are proposed. This standard is satisfied. A.6—Roof Mounted Equipment COMMENT: No roof mounted equipment is proposed or anticipated at this time. Page 10—Arnell Office Building - Application for Site Development Review& Adjustment ADDITIONAL COMMENT: Compliance with the building design standards of CDC 18.620.040 can be made a condition of development approval. §18.620.070 COMMENT: Applicant proposes landscaping and screening in compliance with the requirements of CDC§ 18.620.070 and planting standards of§ 18.745. Compliance with the location and depth standards is demonstrated by the submitted site and landscaping plans. Exhibits 2, 3, 4. Applicant proposes to plant Pin Oaks on the northwest and southwest corner of the parking lot. Between the Pin Oaks on the west boundary, applicant proposes to plant 4 Summit Ash trees, as well as 2 Summit Ash trees on the west boundary. Four more Red Maple trees are also proposed. The trees are less than 28 feet apart. Between the trees, and along nearly the entire boundary of the site, applicant proposes Laurel shrubs that will provide an additional screen. In the remainder of the landscaping area, applicant proposes groundcover plants and additional shrubs. This standard is met and can be made a condition of approval. 18.705—Access COMMENT: The site development review plans demonstrate applicant proposes one site access along SW 68th Parkway( a public street) with curb cuts in accordance with § 18.810.030.N. Exhibits 2, 3. The proposed access is a 24 foot wide paved surface with curbs. All driveways and parking areas will be paved. Direct pedestrian access is proposed from the sidewalk along SE 68th Pkwy to the ground floor building entrance. Walkways are proposed from the public sidewalk, around the southern and western sides of the building. Exhibit 2. In compliance with CDC y 18.705.030.H, applicant directs staff to the attached Transportation Report/Impact Statement prepared by Lancaster Engineering. Exhibit 8. Said report is incorporated by reference. Lancaster Engineering reviewed the site and determined the access, as proposed, is the safest and best access point for the proposed development. According to the City of Tigard's Community Development Code(18.705.030.H.2), "The minimum driveway setback from a collector or arterial street shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway." For locations where the minimum setback standard cannot be met, the code also states"If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible." The location of the proposed driveway is approximately 160 feet north of the SW Clinton Street/SW 68th Parkway intersection and approximately 35 feet south of the driveway for the existing office building on the east side of SW 68th Parkway, directly across from the site. Exhibit 8. The proposed driveway is located approximately 670 feet south of the SE Atlanta Street/SE 68th Parkway intersection. Exhibit 8. While meeting access spacing standards to the nearest public streets and the driveway to the north, the site cannot meet access spacing standards Page 11 — Arnell Office Building - Application for Site Development Review & Adjustment for the driveway access (,18.705.030.H.3) across from the site along SW 68th Parkway. This is a preexisting condition that applicant cannot alter. As such, applicant is applying for an adjustment to the access spacing standards. Compliance with applicable adjustment criteria is demonstrated below. The subject site has 150 feet of roadway frontage along SW 68th Parkway. Exhibits 2, 3, 8. Site topography, existing access points serving other properties, intended and existing uses of the subject and surrounding sites, and the need to ensure safe access prevent applicant from sharing access or locating access in a location other than proposed. Therefore, the access for the subject site must come from SW 68th Parkway. Property to the north is currently developed as a commercial use with access to SW 68th Parkway and SW Baylor Street. Access for that commercial use to SW 68th Parkway is located approximately 205 feet from the proposed site access. Exhibit 8. Property to the south is proposed for development as a parking garage. Access to the parking garage is proposed via SW Clinton Street. Exhibit 12. The location of the site and potential configurations of the layout limit the ability to share and/or align access with the existing access located across from the site on the east side of SW 68th Parkway. As stated above, the proposed site access is offset by approximately 35 feet with the access across SW 68th. The offset of these access driveways does not impact the major-street left- turning movements at either driveway. There will be no back-to-back major street left-turning vehicles. Based upon the trip generation for the site, the queuing for the proposed site access is expected to be very minimal during the morning and evening peak hours. Additionally, the queuing will not block any existing access to the north or south of the site. There are no alternative locations for this driveway. No operational or safety concerns have been identified for the proposed access. The proposed access is located in order to minimize the adjustment required to provide adequate and safe access for the site. Therefore, no mitigation is necessary for the proposed access. Pursuant to CDC § 18.705.030 and as demonstrated by the site plans, applicant proposes walkways extending from SW 68th to the ground floor entrance of the building. The 6 foot wide walkways will be constructed with concrete. The interior walkways do not cross the driveway or parking lot, providing safe and convenient access. The walkways are physically separated from the parking lot and motor vehicle access. Applicant also proposes a 13 foot wide sidewalk that provides a convenient and safe connection between the site and other uses occurring along SW 68th. Exhibit 2. 18. 725—Environmental Performance Standards Page 12 — Arnell Office Building - Application for Site Development Review & Adjustment COMMENT: Section 18.725 regulates and prohibits uses which emit noise, emissions, vibrations, and odors in excess of established thresholds. Applicant's proposed office building will not result in uncommon or excessive noise, emissions, vibration, odor, glare or insects/rodents. Anticipated impacts, such as that created by vehicle access and parking on the site, are minimal and non-offensive. Compliance with the environmental performance standards can also be made a condition of development approval. 18.795 and 18. 765—Landscaping, Buffering and Screening COMMENT: Property to the north is presently in office/commercial use. Property to the south and west is owned by Specht Development and currently planned for commercial office development. Specht's preliminary plans propose to use their property adjacent to the south and west of the subject property for a parking structure. Exhibit 12. A small portion of the northwest boundary of the site is adjacent to a property (tax lot 2800) currently in residential use. See Exhibit 3, Sheet 1. However, the property is also zoned (MUE) and planned for mixed use/commercial development. Anticipated site impacts to surrounding properties are minimal to non-existent. The proposed office building will occupy the northeastern most corner of the property and abut the street, directing any building impacts to SW 68th Parkway, and away from other properties. The building will be surrounded with site improvements such as walkways, parking facilities, and landscaping. In order to increase privacy and reduce any adverse noise or visual impact between adjacent developments, applicant's proposal includes a landscaping buffer along the site perimeter in compliance with the CDC. Exhibits 2, 3, 5. Although not required to provide a buffer between similar land uses, applicant proposes a buffer of 5 to 6.5 feet (more distance in places) along the northern property boundary, 6.5 feet along the southern boundary, and a minimum of 6.5 feet along the western boundary. Exhibits 2, 4. The landscaping buffer will be planted with numerous Summit Ash and Red Maple trees, as well as Laurel shrubs. Exhibit 4. The northwest corner of the site will be developed with an approximately 20 x 20 foot landscaped area. This area will be planted with a Pin Oak tree, Laurel shrubs, and Mahonia Nervosa shrubs. Exhibit 2. The proposed landscaping, retaining wall, and buffer will provide a visual barrier. Exhibits 2, 4. All landscaping was designed in accordance with the requirements of Chapter 18.745. Pursuant to CDC 18.745.040, applicant proposes to plant street trees west of the sidewalk and within sidewalk tree wells in accordance with the standards of CDC,f 18.745.040.C. Exhibits 3 and 4. Site Development Review Plans Sheets 3 and 4 (Exhibit 3) identifies proposed street trees along SW 68th placed within the public right-of-way. Planted street trees will have a minimum caliper of at least 2 inches when measured 4 feet above grade. Four street trees will be planted along the site's 150 feet of frontage. The street trees are proposed to occupy tree wells, which are 4 feet by four feet to allow for air and water into the root area. Applicant proposes 20% of the site's gross area to be landscaped. Exhibit 3, Sheet 3. Page 13 —Arnell Office Building - Application for Site Development Review & Adjustment The Landscaping Plan identifies the location, type and mixture of trees and shrubs to be planted throughout the site. Exhibit 4. The plantings achieve a balance between vertical and horizontal plantings. The plan demonstrates 12 trees and numerous shrubs (Laurel) and plants will be planted in and around the parking area to provide a canopy effect. The extensive planting represents more than a minimum of one tree for every seven parking spaces in order to provide a vegetative canopy effect. A decorative lock and load retaining wall will be installed on the site's southern, western, northern boundaries. The retaining walls are being used to support site grading and elevations needed to align with SW 68th, provide surface water treatment in compliance with the CDC, and provide a buffer. 18.755—Solid Waste/Recycling Storage COMMENT: Applicant proposes adequate and sufficient space for on-site storage and efficient collection of waste and recyclable materials that meet the minimum standards method. The location and size (approximately 20 feet x 12 feet) of the exterior storage area are indicated on applicant's site plans. Exhibits 2, 3. A waste and recycling center serving the proposed office use will be co-located in the northwest corner of the site. The plans demonstrate a single storage area of approximately 240 square feet; exceeding the 34 square feet minimum required (10 square feet + (6,000 square feet floor area x 4 square feet/1,000 square feet of floor area). Applicant's proposed waste and recycling facilities are accessible by Pride Disposal and will not obstruct pedestrian and vehicle traffic movement on site or on SW 68th. Exhibit 6. Adequate access space and turning area is provided to allow collection vehicles to safely maneuver and exit the site in a forward motion. Exhibit 6. The facility is visible from the building and all locations of the rear yard to enhance security. The exterior storage area is proposed to be designed and screened from view in accordance with § 18.755.050.C. Exhibits 2 and 4. Gate openings will allow access to users and haulers. The facilities will be able to store all "principle recyclable materials." Attached as Exhibit 6 is a letter from Pride Disposal Company approving the disposal facility location and design. Compliance with the location, design, and access standards for storage areas in § 18.755.050 can also be made a condition of development approval. 18.765—Off Street Parking and Bicycle Racks COMMENT: Applicant proposes off-street parking in compliance with Chapter 18.765. Vehicle parking is proposed on site. The parking lot and spaces are designed in compliance with the design standards of CDC§18.765.040. Exhibit 2. As demonstrated by applicant's site development plans, the access drive and parking lot is designed and will be constructed to facilitate the flow of traffic and ensure pedestrian and vehicle safety on site. Pedestrian access is separated from Page 14— Arnell Office Building - Application for Site Development Review & Adjustment vehicle access and protected by wheel stops, located three feet back from the front of the parking stall. Exhibit 2. The space and isle dimensions in CDC 11 18.765.040.N and figure 18.765.1 are satisfied. Applicant is proposing an approximately 6,000 square feet office building. The subject site is in parking Zone A. Pursuant to the CDC11 18.765.070, 17 parking spaces are required and 21 spaces is the maximum. Of the required 17 spaces, more than 50% must be designated or dimensioned as standard size parking spaces (no more than 50% of the required 17 spaces may be designated as compact). Of the 17 required spaces, applicant proposes 9 full size spaces, 8 compact spaces, and one additional ADA van accessible space. Applicant proposes an additional 4 compact spaces (for a total of 12) to provide additional on-site parking, for a maximum of 21 spaces. The compact spaces are 8 and 8 '/2 feet wide and 16 '/2 feet long, including a 3 foot vehicle overhang. The standard spaces are 9 and 10 feet wide and 18 'h feet long, including a 3 foot vehicle overhang. See Site Development Review Plans/Exhibit 3, Sheet 3. As demonstrated above and detailed in Exhibit 4, the parking lot is to be landscaped in accordance with the requirements of Chapter 18.745. The parking lot will be improved with an asphalt surface and the parking spaces clearly marked. Adequate drainage is ensured through site development and storm drainage improvements. See Exhibit 5. Applicant will provide a minimum of 3 bicycle racks located in an area protected from automobile traffic and in a convenient location, not more than 50 feet from the primary entrance to the building. The location of bicycle parking is depicted on Exhibit 2. 18.775.070.0—steep slopes and sensitive lands (CWS) COMMENT: No areas of steep slopes (slopes of 25% or greater) exist on site. Exhibit 3, Sheet 2; Exhibit 7. As such, no geotechnical report is required or necessary. Attached is the Sensitive Area Pre-Screening Site Assessment form prepared by CWS. Exhibit 7. The assessment states that sensitive areas do not exist on the site or within 200 feet of the site. It further states that development is "not likely to significantly impact potential sensitive areas found near the site." 18.780—Signs COMMENT: Section 18.620.050 provides that non-residential development in the MUE zone shall meet the sign requirements of the C-P zone, 18.780.130.D. Applicant will obtain a sign permit prior to installation of any sign. A condition of approval can require any sign to meet the standards of approval in § 18.620.050 and 18.780.130.D. 18.790— Tree removal and mitigation COMMENT: Applicant retained the services of Raymond Myer and Tree Care & Landscapes Unlimited, Inc., a certified arborist by the International Society of Arboricultural to conduct a tree assessment and prepare a tree plan for the planting, removal and protection of trees on site. Page 15 — Arnell Office Building - Application for Site Development Review & Adjustment The tree inventory done by Mr. Myer has been incorporated into the Site Development Review plans and existing conditions plan prepared by Harris McMonagle Associates, Inc. See Exhibit 3, Sheet 2. The assessment and plans identify each tree by species, size, and location; identifying 8 trees and 1 shrub on site. Only 4 trees are"qualified" trees having a dbh of 12 inches or greater(Tree #'s 41, 42, 43 and 44). Exhibit 3, Sheet 2. Due to grading and site development demands, no trees can be retained on site. A tree removal plan is at sheet 4 of the Site Development Review Plans prepared by Harris McMonagle Associates, Inc. Exhibit 3, Sheet 4. Mitigation is required. Mitigation will follow the replacement guidelines/mitigation program of CDC § 18.790.060.D and 18.790.060.E. To the extent demonstrated on applicant's landscaping and development plans, applicant will be replacing trees removed. Applicant proposes to plant 12 trees on site (2 Pin Oaks, 4 Red Maples, and 6 Summit Ash). Exhibit 4. If additional mitigation is required, applicant will pay a fee in lieu of replacement. 18.795—Clear Vision Area COMMENT: The Transportation Report prepared by Lancaster Engineering demonstrates that the visual clearance requirements of Chapter 18.795 can and will be met by the proposed development. Exhibit 8. Required intersection sight distance was calculated from the equations given in A POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS, published in 2004 by the American Association of State Highway and Transportation Officials (AASHTO). The measurements are based on an eye height of 3.5 feet and an object height of 3.5 feet above the road, with the driver's eye 15 feet behind the edge of the near side travel lane. Based upon the posted speed of 40 mph, the intersection sight distance required is 445 feet in either direction. The proposed driveway for this site is located approximately 22 feet north of the southern property line. The intersection sight distance could not be measured at the proposed location due to on-site vegetation. The intersection sight distance was measured from a point approximately 50 feet from the southern property line of the site. The sight distance was measured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south is initially restricted by some vegetation along the site frontage. With removal of the vegetation, the intersection sight distance will increase to 490 feet. With this on-site modification, the intersection sight distance will be adequate in both directions for the proposed driveway. Applicant will maintain required clear vision areas at the intersection of the access point and SW 6r Parkway. This requirement can also be made a condition of approval. 18.810—Street& Utility Improvement Standards COMMENT: Applicant has submitted Site Development Review Plans prepared by Harris McMonagle Associates, Inc. A public improvements plan is at sheet 3 of the Site Development Page 16 — Arnell Office Building - Application for Site Development Review& Adjustment Review Plans prepared by Harris McMonagle Associates, Inc. A composite utility plan is attached as sheet 5. Plans are also attached as Exhibit 3. The CDC requires SW 68th Pkwy. to be constructed as a 70 foot right of way with a half street consisting of a 13 foot sidewalk (with street trees), bike line, travel lane and median. The public improvements plan demonstrates the proposed right of way improvements in compliance with all applicable CDC and specific Tigard Triangle standards. Street trees, in four foot tree wells, are proposed and appropriately sized and spaced per the code and Tigard Triangle standards. The composite utility plan identifies the storm and sewer improvements proposed to comply with the CDC. The existing sanitary sewer is located along SW 68`h. A sewer invert is at the SE corner of the project site. A sanitary lateral will run from the building to the sewer facilities. The proposed storm water facilities were developed to detain and treat on site surface flows in the manner required by the City of Tigard and the preliminary storm drainage report prepared by Harris McMonagle Associates, Inc. See Exhibit 5. The building will connect to an existing water line and meter serving the site. There are existing overhead utility lines. Pursuant to CDC § 18.810.120, prior to final building inspection, applicant will either place the utility lines underground when the site is developed or pay a fee-in-lieu of equal to $35.00 per lineal foot of street frontage containing the overhead lines. A condition of approval can ensure compliance. • A traffic study was performed and prepared by Lancaster Engineering pursuant to CDC § 18.810.030. Exhibit 8. The report addresses the trip generation and distribution of trips from the proposed development, Tigard Development Code Chapter 18.705, the sight distance for the proposed access to SW 68th Parkway, and section 18.370.020(C)(5) regulating adjustments to the access spacing standards along SW 68th Parkway. 18.3 70.020.C.5—Adjustment to Access and Egress Standards (Chapter 18.705) COMMENT: To permit site development as proposed, applicant requests an adjustment to the access spacing standards in Chapter 18.705. Adjustments are regulated by CDC § 18.370.020. Section 18.370.020.0 sets forth the allowed special adjustment. Special adjustments are variances from development standards which have their own approval criteria. The adjustment request is supported by the studies, findings, and conclusions in the Transportation Report prepared by Lancaster Engineering, applicant's narrative statements and exhibits. The Transportation Report (Exhibit 8) was drafted in part to address section 18.370.020(C)(5)regulating adjustments to the access spacing standards along SW 68th Parkway. According to the City of Tigard's Community Development Code(18.705.030.H.2), "Driveways shall not be permitted to be placed in the influence area of a collector or arterial street intersections. ... The minimum driveway setback from a collector or arterial street shall be Page 17 — Arnell Office Building - Application for Site Development Review & Adjustment 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway." See Exhibit 17 (Transportation System Plan, Existing Functional Classification Figure 3-1). The location of the proposed driveway is approximately 160 feet north of the SW Clinton Street/SW 68th Parkway intersection and approximately 35 feet south of the driveway for the existing office building on the east side of SW 68th Parkway, directly across from the site. The proposed driveway is located approximately 670 feet south of the SE Atlanta Street/SE 68th Parkway intersection. The subject site has 150 feet of roadway frontage along SW 68th Parkway. Site topography, existing access points serving other properties, intended and existing uses of the subject and surrounding sites, and the need to ensure safe access prevent applicant from sharing access or locating access in a location other than proposed. Therefore, the access for the subject site must come from SW 68th Parkway. Property to the north is currently developed as a commercial use with access to SW 68th Parkway and SW Baylor Street. Access for that commercial use to SW 68th Parkway is located approximately 205 feet from the proposed site access. Property to the south is proposed for development as a parking garage. Access to the parking garage is proposed via SW Clinton Street. The location of the site and potential configurations of the layout limit the ability to share and/or align access with the existing access located across on the east side of SW 68th Parkway. Therefore, the proposed site access must be located as proposed to limit the adjustments to the access standards. As stated above, the proposed access is offset by approximately 35 feet with the access serving development across SW 68th. The offset of these access driveways does not impact the major- street left-turning movements at either driveway. There will be no back-to-back major street left-turning vehicles. Based upon the trip generation for the site, the queuing for the proposed site access is expected to be very minimal during the morning and evening peak hours. Additionally, the queuing will not block any existing access to the north or south of the site. There are no alternative locations for this driveway. No operational or safety concerns have been identified for the proposed access. The proposed access is located in order to minimize the adjustment required to provide adequate and safe access for the site. Therefore, no mitigation is necessary for this proposed access. While meeting access spacing standards to the nearest public streets and the driveway to the north (18.705.030.H.3 - 205 feet), the site cannot meet access spacing standards for the driveway access across from the site along SW 68th Parkway. This is a preexisting condition that applicant cannot alter. As such, applicant is applying for an adjustment to the access spacing standards. Page 18 — Arnell Office Building - Application for Site Development Review& Adjustment Section 18.370.020.C.5 governs special adjustments to the access standards in Chapter 18.705. That subsection provides: 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 reasonable 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; COMMENT: The location of the site and existing and planned development prevents applicant for sharing an access point. Applicant's only frontage and access is onto SW 68th Parkway, thus preventing access onto a different street. The property to the north is already developed. The property to the south is planned to be developed with access onto SW Clinton Street to meet intersection access standards. Therefore, the access for the subject site must come from the site itself onto SW 68th Parkway. (3) The access separation requirements cannot be met; COMMENT: Applicant requests an adjustment to the access spacing standard. Without an adjustment approved, applicant is unable to design a site and locate a building in a manner that would satisfy Tigard's Code, as interpreted by staff, and permit reasonable, economically viable development of the site as planned for, zoned and desired by the City. There are two existing access points that applicant must address in planning for development on the subject site (one to the north on the west side/applicant's side of SW 68th and one on the east side). Applicant cannot design an access point that is directly across the street from the existing access and be far enough from the access to the north to meet the City Code. In other words, if applicant designed access to directly align with an existing access across SW 68`h, applicant would then be in violation of the access spacing standards in 18.705.030.H.3 with respect to the access to the north. That standard requires "[t]he 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." Tigard's Transportation System Plan classifies SW 68th Parkway as a Major Collector (Exhibit 17), thus requiring 200 feet between access points along the street. The layout proposed Page 19— Arnell Office Building - Application for Site Development Review& Adjustment by applicant results in 205 feet between access points on the west side of SW 68th, thus complying with the Code. As such, an access spacing standard adjustment is required for any access location on the subject property. While the proposed access results in access spacing of over 200 feet from the access to the north, it does not directly align with the access across the street as generally desired by the City, thus the adjustment request. (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 COMMENT: The proposed access is located in order to minimize the adjustment required to provide adequate and safe access for the site. The access to the property to the north along SW 68th is a historical access point. The access on the east side of SW 68th' was recently approved by the City to support development of a large office building and substantial parking facilities. The City's approved access location for the office building across the street is located across from the middle of applicant's small site and where the southern portion of applicant's proposed building is to be located. To maintain required access spacing standards with the property to the north, to ensure a safe and workable distance from the existing access across SW 68t'', and to create an efficient and effective parking and access way, applicant located the proposed access in the southern portion of the property. Applicant's consideration of alternative locations for the building, parking facilities, and access resulted in only one feasible, reasonable, and economically viable location for the proposed building, parking facilities, and access. The analysis revealed that if the site is reconfigured to align with the existing driveway on the east side of SW 68th, it would effectively divide applicant's small property into two; economically prohibit development; prevent commercial office use as planned for and zoned; prohibit applicant from meeting street frontage, landscape buffering, and other design requirements; result in the loss of proposed parking stalls; and prevent applicant from strictly meeting the numerous Tigard design and Triangle Design Standards which were applied and resulted in the proposal now before the City. Theoretically, with access aligned with access across the street, there are two additional locations for a building and parking facilities than the one proposed and preferred; 1) locating the building on the north end with the building front facing south, and 2) locating the building in the southern portion of the site. Aligning the access way and locating a building in the north would result in an office building facing south, with the east end of the building adjacent to SW 68th, and parking in the southern portion of the site. This design would violate building and parking frontage requirements set forth in the City's Tigard Triangle design standards §18.620.030.A.1 (more than 50% of frontage Page 20—Arnell Office Building- Application for Site Development Review& Adjustment must be occupied by the building) and A.5 (parking provided on the side must occupies less than 40% of the street frontage). As well, since the site slopes down and away from SW 68th Parkway, relocating the building would result in a building with a basement, and turn the current south wall into a very tall, imposing back building wall, thus directing development impacts towards properties, rather than towards the street as required and proposed. Locating a building in the southern portion of the property is also not favored, reasonable or economically feasible. As stated above, this location would also result in the need for an access spacing adjustment approval. As well, topographical conditions and proposed adjacent development dictate the southern location is not a good or economically beneficial location. Applicant desires to build an office complex that is economically viable. I am sure the City concurs in this effort. This means locating and building a project that has attractive amenities. To do so requires applicant to locate the building in the northeast corner of the site. This location ensures the most visibility, solar access, air and light circulation, and maximum number of parking spaces to serve office employees and users. The site slopes from its highpoint in the northeast corner along SW 68th to the low spot in the southwest corner. As such, locating the building in the northern portion of the property is the location to achieve the maximum amount of light and air circulation between applicant's proposed building and the three story parking structure that the neighboring owner proposes to construct on the property to the south. As required by the Code, the proposed building is oriented to face SW 68th. The proposed location also maximizes the south and west facing exposure to the sun. As well, with a building in the south, applicant could not meet storm drainage standards and serve a building located in the southern portion of the site without additional costly storm drainage measures, such as a sump pump. In addition, aligning access with access across SW 68th would result in two lost parking spaces (there is no on-street parking), as well as an unfavorable angled access approach. Given the site's topography, any access way is going to slope gently to the west. If aligned with the access across the street, the access way will pass very close to the proposed building. As such, in order to accommodate the proposed building, handicapped and general parking needs, site topography, and buffers, this requires the access to angle to the north away from the building. Such an angled access way is not favored. It is anticipated that users exiting the site would not enter the exit lane in a straight fashion, but would rather straddle the exit and entrance lanes, thereby interfering with vehicles entering the site at the same time. As such, this access location would not facilitate the flow of traffic to and from the site in the same positive manner as the proposed access location for which the adjustment is requested. Without the adjustment, pedestrian access would also be located immediately adjacent to the vehicular access, and thereby not promote the requirements of§ 18.765.040 which is to ensure maximum pedestrian safety. As proposed, and if approved, the access will be safe. Applicant has demonstrated the visual clearance standards are met. The proposed access is offset by approximately 35 feet with the access serving development across SW 68th. The offset of these access driveways does not Page 21 — Arnell Office Building - Application for Site Development Review& Adjustment impact the major-street left-turning movements at either driveway. There will be no back-to- back major street left-turning vehicles. Based upon the trip generation for the site, the queuing for the proposed site access is expected to be very minimal during the morning and evening peak hours. Additionally, the queuing will not block any existing access to the north or south of the site. Applicant's engineering experts determined there would be no operational or safety concerns for the proposed access. Therefore, no mitigation is necessary for this proposed access. An office building layout other than the one proposed in not economically advantageous for the property owner, nor does it promote the objectives of the City of Tigard and the Tigard Triangle area(as set forth in the code and City's Comprehensive Plan) to create a high quality, prosperous, and financially sustainable employment area to encourage businesses to expand and new businesses to locate in the City. Without development approval, the property will remain in its current use, and dedications and '/2 street improvements will not be made and extended along SW 68th Parkway as is currently needed. Granting the requested adjustment to permit the development and layout preferred and needed by applicant, and at the same time comply with Tigard's design standards, is consistent with and satisfies the adjustment standards, aids development and creates benefits for the City. Neighborhood Meeting Standards COMMENT: Applicant's representative, through an application notice letter, notified all property owners within 500 feet, interested parties, and the City of Tigard Planning Division. Exhibits 9, 10. Said notice was provided more than 2 weeks prior to the neighborhood meeting. Notice mailing labels were obtained from the City of Tigard Planning Division. Exhibit 9. The neighborhood meeting took place on site on 4/18/07 at 6:30 pm. The neighborhood meeting minutes/notes are attached as Exhibit 11. III. CONCLUSION Applicant requests approval from the City of Tigard for site development review and development adjustment to allow construction of the office building, related facilities, and public improvements as proposed. Applicant addressed and demonstrated compliance with all applicable approval criteria. Page 22 — Arnell Office Building - Application for Site Development Review & Adjustment ATTACHMENTS/EXHIBITS Exhibit 1 Area Map Exhibit 2 Site Plan prepared by John Hasenberg Architects (reduced 8 '/2 x 11 copy— not to scale) Exhibit 3 Site Development Review Plans prepared by Harris-McMonagle Associates, Inc. (reduced 8 1/2 x 11 copy— not to scale) * Existing Conditions Plan/Tree Inventory Plan - Tree Assessment & Inventory Map prepared by Raymond Myer and Tree Care &Landscapes Unlimited, Inc. * Site Development & Public Improvements Plan * Site Grading & Tree Removal Plan * Composite Utility Plan * Aerial Photograph Exhibit 4 Landscaping Plan prepared by John Hasenberg Architects (reduced 8 '/2 x 11 copy) Exhibit 5 Preliminary Storm Drainage Report prepared by Harris-McMonagle Associates Exhibit 6 Pride Disposal Company service approval Exhibit 7 Clean Water Services Sensitive Area Pre-Screening Site Assessment Exhibit 8 Transportation Report/Impact Statement prepared by Lancaster Engineering Exhibit 9 Affidavit of posting and mailing with mailing list Exhibit 10 Neighborhood meeting notice letter Exhibit 11 Neighborhood meeting minutes/notes and sign in sheet Exhibit 12 Specht Development preliminary plans Exhibit 13 Preapplication Conference Notes Exhibit 14 Deed Exhibit 15 Impact Study Exhibit 16 Building Height and Window/Elevation Drawing Exhibit 17 Transportation System Plan, Existing Functional Classification Figure 3-1 OVERSIZED EXHIBITS (submitted with application) Site Plan prepared by John Hasenberg Architects (11 copies) Site Development Review Plans prepared by Harris-McMonagle Associates, Inc. (11 copies) Landscaping Plan prepared by John Hasenberg Architects (11 copies) Reduced Plans Exhibit I Area Map j a ' -�'�„.. x:„„, 'J • �4 <, <• ., .... .. . 5;:i:..„{,.,:::r:rx „,„•s::, —w'3AY . ‘,....7 .-, w.( >..•."3 .a r.n . :1 �3T , y M4 . \ ii 1)H x-74 , •— 7,----",-,w 3Y Hlb9 M . ,.w� a § I 1 . . _ u ' ;+• .- 1 x re wxaaa 1----- „ pco:::: .„. . Y «, 3 N V # ...,..^ w,,,,. Sim NM Wm mg was isue f .. as88 mas =s0 zeim sossa CO w...i . 4� / v4,..„. (173 ri,,,....._.....1 1 i x„. _1i 1 \ \ 1 w i u I. t :' 7. 'I-4 . •• ,77.•:----r—, • f'.° i t r=„...___,/4...,..„ lc 3 • L s .. .4iaYn' B5 Yro L i. t , 'lh'rs .' I i� 5 - - r . � :..,,... — . . —. rrr>,�,:-.i:-i-:i:--i--.•]-::M: :::::::::::::.::::::.:::::::::::H . ::fg.:::::::.;,:::!' ;lown-. * ...........„„....... . l,11111 Q s s. :::::... ..:.; 1: ::::.::.:..::::::. 1„..:.::::::.:::•:.:.:::::• ..,„,,..._:* ,::::::::„.:::::::::::::::::e ::::::::.:.:.:.:::. ..;.:::.:::.::: a. 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(reduced 8 '/2 x 11 copy — not to scale) * Existing Conditions Plan/Tree Inventory Plan * Site Development & Public Improvements Plan * Site Grading & Tree Removal Plan * Composite Utility Plan * Aerial Photograph AXJ/fLL O1311/L D/A/ ` w iii SITE DEVELOPMENT REVIEW PLANS ��r�ALoA �; 1 1 8 LOCATED IN THE SE 1/4 OF THE SE 1/ SECTION 36 Will iss- TOWNSHIP 1 SOUTH RANGE 1 WEST, WILLAMETTE MERIDIAN mitifi"lrilly'i-�'� CITY OF TIGARD, WASHINGTON COUNTY, OREGON ._, - � � R Wil . � 4eo M. II WI VICINITY MAP NOT TO SCALE kb . TAX LOT 2600 H OWNER: ENGINEER/SURVEYOR; CHARLES ARNELL HARRIS-MCMONAGLE ASSOCIATES, INC. 11725 SW 66TH PARKWAY 12555 S.W.HALL BLVD. "• CARD.OREGON 97223 TIGARD,OR 97223-8287 g., PHONE 503-884-1477 PHONE:(503)639-3453 - ----- g CONTACT:CHARLES ARNELL CONTACT:STEVE BL00MOUIST S89159'08'6 99 66' TAX LOT 2800 ' LAND USE PLANNER; ARCHITECT; i M�. OREGON LAND LAW JOHN HASSENBERC ARCHITECTS `� 3115 5E SALMON ST. 2104 NE 45TH AVE. 4° PORTLAND,OREGON 97214 PORTLAND,OREGON 97213 �, ,.wr YE PHONE 503-281-3313 PHONE 503-233-1985 w ;'." I. -------T---;------ ': � CONTACT.GARY SHFPNARD CONTACT:JOHN HASSENBERG z ._ IG Q -_1_�L^�' j TREE AND LANDSCAPES UNUMITED � 9 rAx I.UT 3900 5600 SW ROSEW000 ST. 9.1iC", Viz, Ci a I M I „ Y LAKE OSWEGO.OREGON 97035 lid 5 To or PHONE 503-8}5-}165 d. C 77 I /,. EC CONTACT RAY MYER E' .8 d 1 SITE INFORMATION TAX LOT 8 ,, I- CO I- ZONING:CITY OF TIGARD HUE i i I CO MIXED USE EMPLOYMENT Al TAX LOT 3000 TAX MAP 1S-1-3600 1 (!) GROSS SITE AREA=0.34 AC ADDRESS Z I 11725 SW 68TH PARKWAY n 1 i. . , TIGARD, OR 97223 0 m / NM. 116.4 N ARNELL Off/GC BUILD/NO w SITE DEVELOPMENT REVIEW PLANS 0 CO e�I,* E September 17.2007 TAX LOT 3 ‘VF 001 ` SHEET INDEX J v S 1 COVER SHEET AND VICINITY MAP 1 of 6 J MDT To TOLE 2 EXISTING CONDITIONS PLAN 2 of 6 Z 3 SITE DIMENSIONING At PUBLIC IMPROVEMENTS PLAN 3 of 6 CC ■ 4 GRADING AND TREE REMOVAL PUN 4 of 6 Q 5 COMPOSITE UTIUIY PLAN 5 of 6 8 AERIAL PHOTOGRAPH PLAN 6 of 6 `.•7 r/ U , As woof w �u.0UT 1 0 r a - - - - - - - - - - -- - - - - SW 69TH AVENUE - - - - - - t T r • E y: o 8 S 1 ,a rocorY3 t'..�. a + i ,._---=u� • '$ a' , `.'' /!, x --0-* ill, , i ,`r. ----' - -, )j ;.C. ', 4 P1 - y• x S . }5 FEET TO NEAREST FIRE HYDRANT { -.-rte.:_y1.- ,`� HYDRANT 1 TET)ON NE 'd r 1 -T--� —/ y4'.. , CORNER OF C TU AND 68TH - /,r% �� r r /- .r ,4`- i` "� 1 �j ! s�I 166 FEET TO NEAREST FIRE HYDRANT— SW 68TH PARKWAY ;' I ,,' F a • ---. --7.- , — T _ —._.__—_—_—_—_—_—_—_—_—___---_—_—_—_.—,_—_—_—_—_— E ii ' x • of o 1 i i 19-1111111 ' ., !I F &dzui 1 * Ili li a ii 1;1 i I � I P.x m ��Y Itla i 6 1 1 g°1 a ARNELL OFFICE BUILDING ""At MN NM.' WS 6■6RLS-YoYONAG A•SOQETE.INC. • o .N 4 EXISTING CONDITIONS PLAN R.R. .R "` .a osannou .• 1:.3;'� J0M - RQa 10,W..MP wen REASON 1 1 1 I t O REDO E AND RACE EAST. I 8 CO Q01 M 2 >CURB 5170 15 STA 1452, 5.0' RW DEDICATION (VARIES) L7 �w8O yn10T.W S n1 FM COMM< l AREA CALCULATIONS: ■i z. dF'720.01 I MOM Y APEA4 MIS SF 6 ' ACM NM Arta ron ON. 14201 IF 75• Mr CMRIA CF NALL — ... - Y. TOO S'Sr 2.s'SCUM 02010 P. IMERILIOLILASSEME asP'l01lM Taf UOIIIN _. o I w MIOSOS IMgq NM 72011 2 1 •O0 two +._. 94.66' ` MOM SrO2 I ANA 3.0 O or o tS SVSOer MI AIILtl 7.144 Y 423.000 LAX 001�IS MAW NA 5.0:. Ao� TOTAL METE WPERVIDUS SURFACE: 10,074SF<772E> .X LOT 2800 'T E T.G R. CENTER ro } 22.0' UMW/IAEA MIME 230 3F E i U10 w 40/1 MLA FmA UN Sr 1074.MOSCAPE AREA 2.114S SF <2010 O O n M 3IS1 0 2 M EM MLLE 20 SAILES p ME 31100 1 0 MET MOM 0 31/C6 o' PROPOSED iTREE WELL LOCAT)NS (4) 0SI02P4o PIMPS; 1 12000 ea aiwnC(7)—+f_ I 1 MOM ROM AAG SAM Sr _ 2 ° To n , i i - - aJ I I I I z ! 0 ; I.M i I F I TAX MAP lS-1W-3600. r °- -it 0.0(1' 1 �� 1 35' I o...NI.n .° tb �in TAX LOTI3290 .4 ai. EX. ROW I EX. ROW sr MOO AM..1... TI..uO re 2 a I 11725 SW 68TH PKWY. ' l i Q it a i «.... 1 Z w o [s T>- rm sr on g g I I Q �I X I 'Ili , n+A Nns ',..IA.... I bf D{ g9 4 PROPOSED BUILDING ,�'C w ....r Zn."errL. ° w I PAD t i ,�. ,DIME w =I r FINISH FLOOR o 1 t N I 1 :mar,' n j N i ^ ELEVATION ■315.86' •�� vI ., in 1.... E+ o o .m. .I r.....roa. ISB24114,9 6PF.o a k rn a I AO' y CO ce —• .: 1 SW 68TH PARKWAY d w €# a i z Cn 0 Ln. W I I PUBLIC STREET- TYPICAL STREET SECTION W€E+ 11,1i N 'n I + -4- +i_ 1K"_ I root MMOLT w l LOTS.DOT M ,k 0A 1 1 ' LOT 2900 i ( 'I — 8.3' -'—i 8.0' ).- m oh ad! ap I ' H[ _ to' ((�� CT•OF 110ARD S waft AM MUM..•` l I m I,T,11A0 2 FULL S ZC r --�' I ' T'110•00 SPE sTAM MC F nTC WM or An- i If ACCOSE CI. WOE Co T I 3.A ME-Or4RSI1 A U..ei•IMAM GYL x 7.M COT11 00101 SIIYA 000122 All 11IR112 COMA 01 1011 100 10010rr M MIAPIAMS UN ONNOrt COMM I O_______L5_______I_____ I __—_ 1-t PO�SIAl111C 0 Z I 0{i)7 , 0+50 O I 4 A 002 1002 M1S1S MEAT S MUM/M M ENIR Z CI Z a O 1500.72.0 FT.it wit 7a _ 22.00.71.' b.7L0 D^A C0T0 T.. 0 MK 1g1Rq MOLL SS 110711100 70 M COMM iY __ A1IO MWOACN S IN ,., `.`uq`1*00 7- Sw n WINO M NOM Amar 1V F lir: r aroonq m =Z ° E1 FU L SIZE �' a 1 •�� i I S.ML LIMOS STYII SL SfN/@ V-M1M1 YpFR W Z i � o 4 I.3 0 7- CALL! ° '� I I u- CO N 100 WI IA•ILYN Nu III 1 O go. r 1 94.75' I ,�_� LLJ� •>r COMA ar rALL a Tiai lio`ao / I I J w�Ra1a9PSaikPF .�W.o c 0.5' FOOT PUBLIC SIDEWALK EASEMENT ,� I ► `I� E Z coal ALONG ENTIRE FRONTAGE '1o7lOST' n'o FT.V 4 d 1.7' RW DEDICATION (VARIES) U1 IIT I •""'•"„"""S"•••••'" Sn>rv> O I o So 3 wIt r_10 TAX LOT 3001 I I -wart 6 % . . , 'U I . I k N I ks .. ■ i ... ...,_;TiNi:: "..., ,,, 5.0' RW DEDICATION (VARIES) AMC o % L+ '...'-N. ---\ l''' E- EXISTING SITE TREE TABLE 4 N. II TYPE WE' Ls; _, '1, ''..,, 'ls, Vse•c„ .,..., ■, ...I'le 35 OM( lir cpN R of wALL -.--- • 1.. \ \-- \ \ t\11' 319 ' I\'-5 0 4 IF 11-41 34 FALSECIPRESS 9. 37 cNERFry 4" P 0.9 to5*T'cA.c*Egl°4 `N 5 T.%1i ti 8 \ AK. ?a - s 49 RI10090ENDRON 7., 41 OAX 42 OAX 30'• ' 31•.7• -1 5"P;-- I •=zgxzwtg=== ..9 OAX 12.• 1''' 2800 \ 22.0. -.- \ a. OAX 25'• '5 .9 i 45 CHERRY V. L.4 \ T.& R. C.-ENTER_ 8 - .,.- ...,, #4 3'- -i;-7-% ' . - (.4 TREE wric.oN CALCD.NONS 3 . n r s s,t r-ri, r i i i ,,,,„ •KINDER OF Q U A U F I E D TREES ONSat GREA1t5 TNAN 12 050 '. .• \ \ • -.Tr n. . !A'Mg \ . ' • `, -+ 0 Nu5k05x or Ow..Ines 70 se RodoveD 4 NumNER Cf TREES TO 13E 011405E0 I%100% 'CO miTIGADON[5 REOUMED TC 314 AD N r-OuT 314 12.0) MEI .0 P^ TREE TO BE 00000E0 DENOTED ON MLA.OT-X E Extfe.46) Ea s-----, : ir 3051. TREE 435 IS NOT LOCATED ONSDE WILL NOT OE REMOVED j.1 'uP, -,..../ fr..-11 - IT.*ritle •- IC 30840,c« (NOT ON PROP ER 1Y) .i.,,...1....-.6C Tr ,r,GUT 3‘5•72-N4.. I• ,F 5,5.44 I --.07-1-70 U1. ..,, "6.9 3 77 r:+tik .... TAX MAP 1 -1W-36004 ...-"(- R I 0.0 . . a EX. ROW EX. -. TAX. L0TI3290, ... 0 -, u„-,,;4'., _ .- ' 11725 SW 68TH PKWY. . I >°'. S. . .--,.', -, - • ROPOSFD BUILOING ', ... , - § 1 B I 1 1:1111 PAD (31 44 so Fr)11 , . :4Z .4 FINISH FLOOR 1. ELEVA1ION =315 . 0 .•., (n.' fX .46 , \ NI '8+14 '' ' 31041 - - 1° 0 k 0%6 .., -•'' . BM 31424 %* \ ',..,, 0- gi g t \1/4 iiAiiiiW■IthiM■h. , ,, ..„1- • 1 1 ', ,t;=,i 1:42 I 6 ■ \g \kc .,... \v„..e.a ...,.... .,A s.„.1 . 2900 ' , \ : ...N-465tii: \--, -\-,.°T3`?;:i;1%" 2 DM ot•7..D °O..... '' -T i -; ; ..; i # - ' E ° • CS) . r., 2 Uklin5S I Z k ,AMI GUT 31?.5 N.._ Allinil . V1_,.4. ' t.. ''' ‘ ACCESSARLE nuisHro \ \ \ 3,2 315.03 FG.t 90 CUT'31 ; GRADE C/L OFT10E OulLOING • 47,i n It. \ N L.' F7 315 05 ; .C.314.77\ 11,4 \ 11 '\ 'M .' E ...• EmsTING \/...j. \ 213 CO q 1..4 IILY:12 YrSTET.12 FEET ; i k' . . ‘\-E6T\'BB., o175 co* , N i • FASTING 0 Q \ 0--TI ', 0 '-LI ' •• OWED AT a. •,--- ..310 1 . t • 823.787.7 \ n.0 FT.Lt w ----- . ....-1". 54 r ._,-- \r-a 311sTr'31'47 \ 1 \ IV 11.3 \ -_ , - 22.0 -" NO42.2.0 D/W COW 3 _._ ..... 0 Z I o4\ \ , \ rEa?,rtl.,-.,. \ \ s ToW 314Q 0 f G 3114 /- "IMF . ']i31111 S(ANDIROIVAIL i DC D/W INK E I . -___-- - 3 a <Q. , li\ FUll'k S I 1E\I • , a 1 S3t 1 1B11i-l k l.'\ \' !i in I 35,0' 9 : 5t0 OFET N 12 FEET T 3 - INTERNAL PARKING AREA CENTERLINE PROFILE caa 05 OUT 13 43 . 2+00 1.o '8 045 EcLCo L)I 6 N -uj ...,..... 1.01 al J I \' ; . N ,,.., 2 ZIT2'.;:::? 0 (D cr ILI SW 500000 00 WALL \ , - 1.4914.0litrOrSn'T;11.1.714:0 \ :r=' w 0. ,.Ica.° , ‘. I 0.5' FOOT PUE1W SIDEW EASEMENP' \I :": I Z 1- ALONG ENTIRE ONTAGE \ CC I . , , I ,,, 1.7; RW DEDICATION (VARIES !I: __,, , ti1.71- o 110.2 WAS ...< ..., 8/17/07 4 c? 1.... AS mow or ... T+001 8 w II Qj 1 Il II W ; 1 Z� oz I w ce I +N TAX LOT 2600 W - i 1 o i II CONNECT BUILDING TO m�,.,WM I I EXIST. 3/4 INCH WATER METER c o I i ii _. . I I I I.;. 5.0' RW DEDICATION (V IES) c0 I Z I } r G 6 v, 11 i ( X I W 1 I 11 rS.�'. 22.0'i I I .0 } ., T.6 R .CENTER s.• y—J( W __.I_. ..{.._.............._..__ I� I fio J I o . _ Oa P mG(2)—, fir. ; o I I ED a♦I o- I _....___..._ ^I TAX MAP 7S-1 W-360Lk r °- 30.0 ' k TAX LOTi 3290 L .4 EX. ROW 1 i Ex. ROWI' I •- 11725 TAX 68TH PKWY z 1� 1� a _•---._"_. I I y2 _1 1 < `I j 2 O S < hI _. x I PROPOSED BUILDING J _ . `o 1 I Ihl' w R' PAD < R .I tl (3144 SO FT) 3 • q y I ro i / r FINISH FLOOR Q! *t n/ ..._.'.".,.. .... I ELEVATION :315.86' in a m I I L�L a'j •.. 1 5✓ a•° r0 III I 1 �3 4 t i I - W I III 0 ®® i — — g 11i I 4- fDyw II 1 ` • ‘____..)..-1 I REMOVE EX I Ca• I 'I` II • mar' OJ o'a 12-•O FM LEVbI°O v wN �.•� 50' OF 36`0 0.0020 1 4) �i,ouiv Q (n av crs wow D —.—_--- I } v' I C".6 W 60 o w warER wart wN 0+50 I 1-0b4171,-00+ I IE�]1000 OUT f (J)STORN CARiRWGN m MH ��''�i to I nOq 220{l.LT.3SM P'itwT. oYaivr[01]..zo 0 our w 2$ 22.0' —y M34•22.0 0/W corm.. II I Da °oetlw r 442 II d i mo OM MG -� � 1 I � '� I ii w , � 1 S6 1 11 Mhrcc sJ M„r[w. 1 I 3 0 I I II 1 1 NUT Nwr�If 1 Y: 4I N g i ii 0.5' FOOT PUBLIC SIDEWALK EASEME :• -.• I ALONG ENTIRE FRONTAGE 2 i r 1 i3 1.7' RW DEDICATION (VARIES) 15 I I 'I TAX LOT 3001 I 1 WWA SIN.00NS...110N I 1 �1 lf.wa It OU CO as t • Ii IE ar wa..� I I ~ 'J' II Q Ell V CC OD } CO R m]0a' TEE IN/0 EASIt SIORM USE 1' W Z Z I I II O_ZQ N II OZ I N I—O O� 1 �I �I It `� d < aj)(-)Z I 1 �Q Q UU s Z�� I 10 7-77--—la OQW 1 I Ij • SCALE (—CC Z f I 11 i II L. (CS I M � ' t r -G ARM('OfhGENALD4.0 F` 305-404-14,7 117223 SG8 1 o ARNELL OFFICE BUILDING ' Sal 81R85-IbIW061d£OU00tliS.INC. m rn' COMPOSITE UTILITY PLAN :.,n,.., b °"° OR - OMR ID T6 Crc NR WIEST RaWW1 --1,.,r ",:.� - ti i..„ ,,,-4.:, : . -.,,..,--:....,........ „,,,..,. .. . , t , aitt , 1:., ,,...v.„ - .r 4. 1 tf:-..: .7' -1" –4 tot .11.,.- .- ,.., -.: , a _r"` le. ::: i �. y r t t- ' -:I E .s „G° yk._ -„ r ..„ - y" _J r a ,.its t qyy + + " r y a MS a 44-s �e c : ti4(I g y. � 6x h r'' k" K r 3 q .$h • F : _A + :°n-. ` y a, Aaew ;Tr ^ s µ-.1.1,......-.: all - d s_♦ �K - : 'AT y.;. ,r•.y, !f'+ ! •ti;° ,,,,. .,....7-- i. + s r ,x:9,i A k �a µ, £ sir vb .4 P { I ._ ;f �l.x. t,.:. am. 4 >'; .'- ■tom-•, ,;1- - . -...Ywile"74-6- 6 .,7,.. ::''-;;*: , ,..., ralt, i '7#;$Y-. _ -f�° „.. „4., . .,.:....:..,.,...,. .* :.:!7.,:i,.:.; : , _.,- * _ ,_.... .. ',.., ..,,:...„,:::::., .,. ., ,,,,. . c „,6. li.-.7:4 -- . .. „ . 44 ,-„, .. 1..., , 171 p ,1. rte`` <. at Ae t Yl'/ +t'.s t. ' o vi L, fw t" M .•mj- }} +"''q F �P. 1,-..,1...,7,,,,,:t:4 ....•°-1,3044.4.4.._,.. • .:...s. i :,..,. r.. . .... ..,, i„,,,,-„,-..,,_ .._.. : . ,,...„:,• . .., • - - •11 ., 4` z }• k ,---.77--.:r, .: -- ” ._ 34',,3' N i 3f 4....,,,,,:-.- - _ gw a ' P _ n y. ia t a i rn *[ft. 4 fr w i W ARNELL OFFICE BUILDING e - — r y I AfIS-IkVONAOIU ASSOCIATES.INC Y8 m O)° AERIAL PHOTOGRAPH PLAN •^ .. Exhibit 4 Landscaping Plan prepared by John Hasenberg Architects (reduced 8 Y2 x 11 copy) L \ W kZ II Min.MR. I � vw,rwc r'oc M. Alh mi r,lp►• �.� �t ////i'"///,/r-:,/// JOHN, ..,.... „... ,........ .,......_ ._ lei�4.,.u,lAa i-- j� '-'41w I MASENBEBG ornrnwed. j . / % 1 I ARCHITECTS.. ' ' EMI Jpv E .. , . 1 -•.1.1.7116 ii 10 b.I.ON/Kree Wane/ '?.'4. 11': 010'foe...1......... in;ik. Ili i ! I . vik .an.a.a yr.rp..w...w. ol 11:......t...,.!.,..,i Volt lif ::::::•:.':':',.::, I _< rear cc . 11)6- 4. ,, ,_ v,,, Is- ..... ...r.,..::wc; 1 ,,.*,11 , 1 wl IL.t,, g i 11 1 uuMrow..e ar. to Ilk 4 ,,.,,,,,i., , _ _ ,_, E SI g .I� 1 I = Y.L R e.g.,M , iii I .. 11....ONai. I 1 I °i _F CY 1 I .rl"�OM1•"il.Llrlp. �� I ,1r.Wr/.Wf.' l'. kO NO OHY 111 lard [, ,� E ��' ! 414 • I '',.'11.i). , i 0... 064047 tr iiu ► '. °wT ►__"rt•'1��rBw.w�i..e!f,.0.-rwr' I I 4.1 N0 u©n�yo5ev uuwc�re rukH ( I1 va-r� yJJ WINS- wow -- Exhibit 5 Preliminary Storm Drainage Report prepared by Harris-McMonagle Associates Exhibit 16 Building Height and Window/Elevation Drawing - . - IMEM0 OM -' lir--:. limmismill till ME t(1 'iiiii EGO ND FLOOR A A,5ELONP FLOOrt ■■■■1 1■■■■ _ W YY _____ ___ _ _ NB MS 5 _ III II __■■HE ■■1 ■■■■__ .___. A.MAIN MOOR "'_==c==a>= ==_.VIM■■ I MAIN FLOOR 4 FC- Y O1/16,"=WEST ELEVATION I'-o" BUILDING HEIGHT= 3I. ' '�_______=====_________ -_ ______:::i a■■■_-'__ -- - ---- --- _ Wafer QtAt/, Keporf ARNELL OFFICE BUILDING PRELIMINAR Y STORM DRAINAGE REPORT OWNER SW 68TH LLC 10225 SW Capitol Hwy Portland,OR 97219 ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 / -' #o• �o — — 12,A9b� ZjFs R NpQ` c, 07 May 1, 2007 &H1 T 5 TABLE OF CONTENTS NARRATIVE Pages PURPOSE 1 LOCATION 1 EXISTING CONDITIONS 1 PROPOSED DEVELOPMENT 1 HYDROLOGIC ANALYSIS 1 UNDEVELOPED SITE STORM FLOWS 2 DEVELOPED SITE STORM FLOWS 2 WATER QUALITY 3 CONCLUSION 3 EXHLBITS CURVE NUMBER TABLE 4 PRE-DEVELOPMENT HYDROGRAPH& SUMMARY 5 ROUTING DIAGRAM 6 POST-DEVELOPMENT HYDROGRAPH 7 DETENTION HYDROGRAPHS 8-10 STAGE—DISCHARGE& STAGE—STORAGE CURVES 11 WATER QUALITY FLOW CALCULATIONS 12 DRAINAGE AREA MAPS 13-14 A_ TELL OFFICE B UILDL . PRELIMINARY STORM DRAINAGE REPORT PURPOSE The purpose of this preliminary storm drainage study is to determine that, at this preliminary stage of the project,there is sufficient area or capacity allocated to accommodate the required stormwater detention and water quality facilities. This report is submitted as a part of the City of Tigard site design review application for the Amell Office Building. For additional details pertaining to the proposed project refer to the application and the Development Review Plans submitted therewith. LOCATION The address of the 0.34 acre site is 11725 SW 68th Parkway, City of Tigard, Washington County,Oregon. The site is comprised of Tax Lot 3290,Map 1S-1-36DD. A vicinity map is shown on sheet 1 of the Development Review Plans. EXISTING CONDITIONS There is one single family residence on the site. Ground cover is lawn, landscaping and scattered trees. The site slopes from the northeast corner at elevation 319 feet to the southwest corner at elevation 303 feet at an average slope of approximately 9 percent. An existing conditions map is shown on page 13. PROPOSED DEVELOPMENT The proposal is to construct a 3,000 square foot office building with parking. A preliminary development plan is shown on Page 14. For more detailed plans please refer to the Development Review Plans that are bound separately. HYDROLOGIC ANALYSIS Hydrocad, software developed by Applied Microcomputer Systems, was used to compute the drainage hydrographs. This was done using the Santa Barbara Urban Hydrograph Method with Type 1 rainfall distribution and 24-hour rainfall amounts as follows: 2-year event 2.50 inches 10-year event 3.45 inches 25-year event 3.90 inches Soils - The NRCS soil survey of Washington County indicates that the soil type on site is Quatama Loam and in hydrologic group"C". Arnell Office Building Page 2 Preliminary Storm Drainage Report Runoff Curve Numbers -Runoff curve numbers are from Table 2.3 of Stormwater Management Manual for Western Washington: Volume III prepared by Washington State Department of Ecology. A copy of this table is on page 4. The curve number calculations are shown on the summary and hydrograph sheets. Time of Concentration-The time of concentration calculations are shown on the hydrograph summary sheets. PRE-DEVELOPMENT STORM FLOWS A routing diagram is shown on page 6. The pre-development site storm hydrograph and summary for the 25-year storm is shown on pages 5. A summary of the undeveloped site peak flows from the site is the following: 2 year event 0.09 cfs 10-year event 0.16 cfs 25-year event 0.20 cfs POST-DEVELOPMENT STORM FLOWS The post-development site storm hydrograph and summary for the 25-year storm is shown on page 6. A summary of the post-development site—uncontrolled-peak flows generated on site is the following: 2 year event 0.18 cfs 10-year event 0.26 cfs 25-year event 0.30 cfs Storm runoff from the developed site will be routed through a detention facility prior to discharge into the SW 68th Parkway storm drainage system. Detention-The goal of stormwater detention facilities is to limit peak storm flows from the post- developed site to approximately those from the pre-developed site. The detention facility will limit storm flows to that of the pre-developed site runoff for the 2, 10 and 25- year storm events. The preliminary proposal for detention is an underground storage vessel(50 feet of 36-inch diameter pipe). Preliminary detention facility inflow—outflow hydrographs for the 2, 10 and 25-year storms are shown on pages 8-10. Below is a summary of the detention facility peak inflows and outflows. Arnell Office Building Page 3 Preliminary Storm Drainage Report Post-Development Inflow Outflow Pre-development 2 year event 0.18 cfs 0.10 cfs 0.09 cfs 10-year event 0.26 cfs 0.14 cfs 0.16 cfs 25-year event 0.30 cfs 0.16 cfs 0.20 cfs Stage—Discharge and Stage—Storage curves are shown on page 11. WATER QUALITY Water quality flows from the developed site will be routed through a water quality facility. The proposed water quality facility is a stormwater filtration system manufactured by Stormwater Management, Inc. The water quality flow calculations are shown on page 12. CONCLUSION The preliminary stormwater detention and water quality facilities shown on the Development Review Plans are adequate to comply with the City's requirements. 5/1/07 Page 4 Table 2.3 Runoff Curve Numbers for Selected Agricultural, Suburban, and Urban Areas (Sources:TR 55,1986,and Stormwater Management Manual,1992.See Section 2.1.1 for explanation) CNs for hydrologic soil group Cover type and hydrologic condition. A B C D Curve Numbers for Pre-Development Conditions Pasture,grassland,or range-continuous forage for grazing: Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Curve Numbers for Post-Development Conditions Open space(lawns,parks,golf courses,cemeteries,landscaping,etc.) Fair condition(grass cover on 50%-75%of the area). 77 85 90 92 Good condition(grass cover on>75%of the area) 68 80 86 90 Impervious areas: Open water bodies:lakes,wetlands,ponds etc. 100 100 100 100 Paved parking lots,roofs,driveways,etc. (excluding right-of-way) 98 98 98 98 Porous Pavers and Permeable Interlocking Concrete(assumed as 85%impervious and 15%lawn) Fair lawn condition(weighted average CNs). 95 96 97 97 Good lawn condition(weighted average CNs). 94 95 96 97 Paved 98 98 98 98 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Pasture,grassland,or range-continuous forage for grazing: Poor condition(ground cover<50%or heavily grazed with no mulch). 68 79 86 89 Fair condition(ground cover 50%to 75%and not heavily grazed). 49 69 79 84 Good condition(ground cover>75%and lightly or only occasionally grazed) 39 61 74 80 Woods: Poor(Forest litter,small trees,and brush are destroyed by heavy grazing or regular burning). 45 66 77 83 Fair(Woods are grazed but not burned,and some forest litter covers the soil). 36 60 73 79 Good(Woods are protected from grazing,and litter and brush adequately cover the soil). 30 55 70 77 Single family residential': Should only be used for Average Percent Dwelling Unit/Gross Acre subdivisions>50 acres impervious area3'4 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected for 2.0 DU/GA 25 pervious&impervious 2.5 DU/GA 30 portions of the site or 3.0 DU/GA 34 basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 7.5 DU/GA 58 PUD's,condos,apartments,commercial %impervious Separate curve numbers shall businesses,industrial areas& must be be selected for pervious and &subdivisions<50 acres computed impervious portions of the site For a more detailed and complete description of land use curve numbers refer to chapter two(2)of the Soil Conservation Service's Technical Release No.55,(210-VI-TR-55,Second Ed.,June 1986). Composite CN's may be computed for other combinations of open space cover type. 2Where roof runoff and driveway runoff are infiltrated or dispersed according to the requirements in Chapter 2,the average percent impervious area may be adjusted in accordance with the procedure described under"Flow Credit for Roof Downspout Infiltration"and"Flow Credit for Roof Downspout Dispersion"in Chapter 2. ;Assumes roof and driveway runoff is directed into street/storm system. `All the remaining pervious area(lawn)are considered to be in good condition for these curve numbers. August 2001 Volume Ill-Hydrologic Analysis and Flow Control BMPs 2-23 Prepared by Harris McMonagle Associates Page 5 HydroCAD®8.00 s/n 001146 ©2r HydroCAD Software Solutions LLC Subcatchment SITE: PRE-DEVELOPMENT Runoff = 0.20 cfs @ 8.02 hrs, Volume= 0.077 af, Depth> 2.7111 Runoff by SBUH method, Time Span= 1.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=4.0011 Area (sf) CN Description 2,640 98 Site improvements 12,175 86 Lawns & landscaping 14,815 88 Weighted Average 12,175 Pervious Area 2,640 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.5 89 0.0900 0.27 Sheet Flow, NE COR >> SE COR Grass: Short n= 0.150 P2= 2.50" 12.1 89 0.0900 0.12 Sheet Flow, NE COR >> SE COR Woods: Light underbrush n= 0.400 P2= 2.50" 17.6 178 Total Subcatchment SITE: PRE-DEVELOPMENT Hydrograph I , I I I 1 1 'I, I I I; I 1 1 1 1 1 1 1 I I I I II 0.22= 1 1 f L 1 I 1 I 1 j I , L , 1 I 1 i 1 ■Runoff I 1 I �+ I 1 I 11 J I L I 0.20 cfs 7L t J I L L J I L L J 1 L 1 1 I 1 1 11y^/ I I 41 �JjtM�/ 1 R 009'3" �_ 1 J L 1 J L i J L lyL■ eItAL2 =hr 1 - -YEAR 1 I I 1 I 1 I 1 1 1 '-�;� I I I 1 I 1 I 1 1 -I---I - 1 - -- --;- ; ; --- F amfaEI I 4 Oo"-- u_r__t__y___I___r__*__+___ 0.16: - ' - - ; - " --"" r ;Rtmo Area=e14;81$sf-- 0.15 _ _ 0.,4- ",• -; T--, -r--r--, ; R�un'o# Volume=O;O-77 cif-- 0.,3 t I 1 1 1 1 1 / 1 1 1 1 1 1 1 1 1 1 . , 1 1 , f r 1 I 1 i 1 I 1 '2 I ,Runofg Depth - a,"-- if 0.,�• ! -1--J- , 1 1 ,�g _ I 1 1 1 r -- L n t h- -1 1 ' --u f I 1 1 1 I 1 i1'j 1 1 I 1 1 V 009- 1__J___L__L_ 1 ,s>� _L J 1 E , J L J 1 OU Op 1 1 1 1 1 / 1 1 ! I 1 -'- �. L J 1 L_ -J-__I-- ope-,0.09 - 1 1 1 1 1 - :°4 I 1 ,c� , I I I 1 I I I 0.07: 1__1__J 1 L 1 J___3 <y J 1 __i J __L__L J___, L 0.06-- . - -_ -_ _ / = _ L__ a I__ - L--a1-_ _�s� 7■_�1 ..y"Cr■q1•005:" + - - - 1 1 1 1 1 I i 1 lam.11y .�,.+ .9,EM1 116iY ''. I I " i I I 1 1 I I 1 I 1 I �- I ;.. 0.03 y -T_ l - r- l I r - - •1 T 1 r r 1 - 0.024" - f 1 1 1 1 I { 1 I -T -r r l r r r r r 7 00, I 1 I I 1 I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Page 6 SITE DEVE OPED /cB\ Q MH WATER UALITY FAC L I TY DET PIPE DETENTION FACILITY 50-FEET OF 36-INCH PIPE ,-----\ r i A\ r--\ -•-- Prepared by Harris McMonagle Associates Page 7 HydroCAD®8.00 s/n 001146 ©2r.- HydroCAD Software Solutions LLC Subcatchment SITE: DEVELOPED Runoff = 0.30 cfs @ 7.90 hrs, Volume= 0.097 af, Depth> 3.4311 Runoff by SBUH method, Time Span= 1.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YEAR Rainfall=3.90" Area(sf) CN Description 11,803 98 Building & parking 3,012 86 Lawn & landscaping 14,815 96 Weighted Average 3,012 Pervious Area 11,803 Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment SITE: DEVELOPED Hydrograph / ; , 1 I : I 1 I I I I 1 I ; 1 I I I I I I 1 1 I I I - ." 11 I r r 1 i r r I 1 r r1 r r 1 1 r r - ®Runoff 0r�1,' 1 1 1 1 1 1 I 1 I 1 I I I , 1 1 1 , 1 .32` 1 . 1 1- 4 0.30 cfs FL_-1-_J__-I___1-_-1-_J____-_L_-1__i'___:---L__1__1___ . 1 1 I 1 1 1 1 1 I 1 1 I 1 I 1 t I I 0.3=- " 1 1 1 1 1 I I e 1A' 2 A-hl r-2SS. -Y A R-- 1 1 r--1 1 :.,I^. r r I r Type -24 EI • •0.28-• I 1 1 1 1 1 1 1 1 V. I I I I I 1 S LLJ----------U--------L ! III . tl= ��" ! 1 1 1 1 I ;,y 1 1 I i I I 1 I t I 1 0.24 ' I ■ I 1 I .j 1 I I 1 1 I ` I 1 1 1 1 1 1 1 1 1 Tt I�•n Tfr17� a 14,8i/ f-- °a ;� ;- -- -; - 1 Rtarto#f 1� sttr et0:09fiaf-- , /- 1 1 1 1 T r r 7 ii 1 1 I 1 T I j °.18? __., -1 1 L --i--�Runof De� �3.�4 " 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 i °.,6- ' I I 1 1 1 I 1 1 1 I 1 1 1 1 1 'r 1 C�:0 I •I 1 1 I r T -r r 1 1 r r 1 -1 r r TV V - ti-- Y• 0.1 4:- I 1 1 1 I 1 1 1 1 1 1 1 1 1 1 VVV 1 J 1 L L -L L J 1 1 1 J 1 1- 1 / 1 i 1Lw'1__1___ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 C --96 0.12- 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lv,_ 1. 11 1 r r I---- I 1 1 1 1 I I 1 _ I 1 1 1 1- _I_I 1 1 1----~- -'----- - --1--1---1---�---�-- 1 /�� I ' i 1 1 1 I I I - 4t'J' � 1 . °.o - 1 1 1 1 w,,,i`( 0.02'-' 1 I I 1 I 1 I i , 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) ------ -. • .-- -�.rr••le v I ■..✓muse l\r1I\1 vI V I%I MI IV/I%AI I jf✓V ii' L-r-1 i1 L-I l_": 1%au ll OW-G.*.,I Prepared by Harris McMonagle Associates Page 8 HydroCADO 8.00 s/n 001146 ©2 HydroCAD Software Solutions LLC Pond DET PIPE: 50-FEET OF 36-INCH PIPE • Inflow Area= ,0.340 ac, Inflow Depth > 2.06" for 2-YEAR event Inflow = 0.18 cfs @ 7.91 hrs, Volume= 0.058 af Outflow = 0.10 cfs @ 8.26 hrs, Volume= 0.058 af, Atten=44%, Lag= 20.5 min Primary = 0.10 cfs @ 8.26 hrs, Volume= 0.058 af Routing by Stor-Ind method, Time Span= 1.00-24.00 hrs, dt= 0.05 hrs/3 Peak Elev=311.42' @ 8.26 hrs Surf.Area= 235 sf Storage=299 cf Plug-Flow detention time= 32.2 min calculated for 0.058 af(99% of inflow) Center-of-Mass det. time= 28.6 min ( 730.2- 701.7) Volume Invert Avail.Storage Storage Description #1 310.00' 113 cf 6.00'D x 4.00'H Vertical Cone/Cylinder #2 309.90' 353 cf 36.0"D x 50.00'L Horizontal Cylinder S= 0.0020'/' #3 309.90' 226 cf 6.00'D x 4.00'H Vertical Cone/Cylinderx 2 693 cf Total Available Storage Device Routing Invert Outlet Devices #1 Primary 309.90' 1.5"Vert. Orifice/Grate C=0.600 #2 Primary 311.11' 1.5"Vert. Orifice/Grate C= 0.600 #3 Primary 313.00' 12.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=0.10 cfs @ 8.26 hrs HW=311.42' (Free Discharge) 1=Orifice/Grate (Orifice Controls 0.07 cfs @ 5.81 fps) 2=Orifice/Grate (Orifice Controls 0.03 cfs @ 2.40 fps) 3=OrificelGrate ( Controls 0.00 cfs) Pond DET PIPE: 50-FEET OF 36-INCH PIPE Hydrograph I , ; ; I , , 1 , , 1 , , I 1 ; 1 , I I , II Inflow 0.2= : 1 0.18 cfs I; ' : I I : ; ®Primary 0.19 1 , I , Inflow Area-034fl' ac 0.18= 1 ; , 1 I , ,I 0.17 , , . Peak'Elev=31-1-.-42'-- 0.164 I 1 1 1 , 1 r 1 1 1 I 7 ? 015- _ r T: . : : ' Storage=299 al-- 0.14= r : ' 4. 0.13' I I , I , 1 , I 1 I I , I 1 II 1 I , ; 1 I r I I 1 1 0.12: , , I i i + , 1 1 1 ; ! 1 ! ; , y r T , I I T , I , I r 'i , t , .0 0.111 I 0.10 CS 1 1 -r 1 T- -I I-r I r i- T C r T -r r r 1 r r 1 • LL 0.09. + , , , + I 1 ; ; 1 1 I 1 1 I r I r I r r r 0.08- + 1 ! , 1 , , I 1 1 I --r- i- z -1---.- r r r r I awl, 1_ , 1 I i 1 1 r-- --T--1-- - -r T , 1 to r r T I I 0.06. - I I I 0.05- --- -r--4--Y--y- I I r - . I . . . , , , . , -l---r -r r -I -, 0. 4 , 1 I I I I , 1 0.03' I , 0.02' , 1 1 , I r I , - . - _ {/r '' 0.01- 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) .--..v..-a.... v. . .vr. vv.VL+olyv -r•U I I IIm I•l .i I v I v I% •I V NAM,f NS. II1 4-T-1n I v-I 1-nix I%U(I Ilan-v•-Ts) Prepared by Harris McMonagle Associates Page 9 HydroCAD®8.00 s/n 001146 ©2 HydroCAD Software Solutions LLC Pond DET PIPE: 50-FEET OF 36-INCH PIPE Inflow Area = 0.340 ac, Inflow Depth > 2.9911 for 10-YEAR event Inflow = 0.26 cfs @ 7.91 hrs, Volume= 0.085 af Outflow = 0.14 cfs @ 8.25 hrs, Volume= 0.084 af, Atten=45%, Lag= 20.8 min Primary = 0.14 cfs @ 8.25 hrs, Volume= 0.084 af Routing by Stor-Ind method, Time Span= 1.00-24.00 hrs, dt= 0.05 hrs/3 Peak Elev=312.13' @ 8.25 hrs Surf.Area= 218 sf Storage=462 cf Plug-Flow detention time= 39.5 min calculated for 0.084 af(99% of inflow) Center-of-Mass det. time= 34.7 min ( 721.6 - 686.9 ) Volume Invert Avail.Storage Storage Description #1 310.00' 113 cf 6.00'D x 4.00'H Vertical Cone/Cylinder #2 309.90' 353 cf 36.0"D x 50.00'L Horizontal Cylinder S= 0.0020 '/' #3 309.90' 226 cf 6.00'D x 4.00'H Vertical Cone/Cylinderx 2 693 cf Total Available Storage Device Routing Invert Outlet Devices #1 Primary 309.90' 1.5"Vert. Orifice/Grate C= 0.600 #2 Primary 311.11' 1.5" Vert. Orifice/Grate C= 0.600 #3 Primary 313.00' 12.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=0.14 cfs @ 8.25 hrs HW=312.13' (Free Discharge) -1=Orifice/Grate (Orifice Controls 0.09 cfs @ 7.09 fps) -2=Orifice/Grate (Orifice Controls 0.06 cfs @ 4.72 fps) -3=Orifice/Grate ( Controls 0.00 cfs) Pond DET PIPE: 50-FEET OF 36-INCH PIPE Hydrograph ■ 7 1 1 - 1 7 1 1 r f r II 1 , 1 1 , I 1 1 1 , ®Inflow 1 0.26 cfs 11 1 1 , 1 1 1 1 1 ®Primary 0.28 - 1 1 1 , , , , . , - -; ; ;I nflow 'rv'a-0 3 ar 0.26- � � �; T _ 1 1 i 0.24 ; I i Peak;EIev=31:2.13'-. 0.22- -r--7--7--''--- --'r--7--- --1--' t 7 "'7 l r "1 storage=-462-cf-- 1 1 I 1 1 1 1 1 1 1 0.18- I ' 1 11 1 1 / _ _ 1 1 1 1 1 1 1 1 1 1 N L__1--1--j- _L L 1 J J J L L ■ J r C 0.16- I 0.14 cfs 1 1 , r - i , 1 , , , 1 0 0.14- I � l yE. 1 . 1 1 . ,■ LL0.12 r__7__7__1__1_. i �� __r__t__,__-,__4------r--r__r__7__7 _ -_, 1 I � E , 0.11. 'r-----7------'- :'R. r� r 1 % 1 1 I 1 ; I I ; 7-" 0.08 , , . �;4 I 1 1 I , i i 0.06- , 1 X4,9,4 . E°" rt-a;s'. 0.04 -+ .` a,P s 9a' 4 t j r` str szr . � �7;: : 0.02 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 1111V\ ■■L VI 1 I' Li/JILL/111V - r INLL11111111,11%1 V 1 VINIV1 ✓1\A0 JN1- Lsse- r • /-1r r furl rrurr v.vv Prepared by Harris McMonagle Associates Page 10 HydroCAD®8.00 s/n 001146 ©2 HydroCAD Software Solutions LLC Pond DET PIPE: 50-FEET OF 36-INCH PIPE Inflow Area = 0.340 ac, Inflow Depth > 3.4311 for 25-YEAR event Inflow = 0.30 cfs @ 7.90 hrs, Volume= 0.097 af Outflow = 0.16 cfs @ 8.26 hrs, Volume= 0.097 af, Atten= 45%, Lag= 21.2 min Primary = 0.16 cfs @ 8.26 hrs, Volume= 0.097 af Routing by Stor-Ind method, Time Span= 1.00-24.00 hrs, dt= 0.05 hrs / 3 Peak Elev= 312.54' @ 8.26 hrs Surf.Area= 188 sf Storage= 546 cf Plug-Flow detention time= 42.8 min calculated for 0.096 af(99% of inflow) Center-of-Mass det. time= 37.2 min ( 719.3 -682.0 ) Volume Invert Avail.Storage Storage Description #1 310.00' 113 cf 6.00'D x 4.00'H Vertical Cone/Cylinder #2 309.90' 353 cf 36.0"D x 50.00'L Horizontal Cylinder S= 0.0020 '1 #3 309.90' 226 cf 6.00'D x 4.00'H Vertical Cone/Cylinderx 2 693 cf Total Available Storage Device Routing Invert Outlet Devices #1 Primary 309.90' 1.5" Vert. Orifice/Grate C= 0.600 #2 Primary 311.11' 1.5"Vert. Orifice/Grate C= 0.600 #3 Primary 313.00' 12.0" Horiz. Orifice/Grate Limited to weir flow C= 0.600 Primary OutFlow Max=0.16 cfs @ 8.26 hrs HW=312.54' (Free Discharge) 1=Orifice/Grate (Orifice Controls 0.09 cfs @ 7.73 fps) -2=Orifice/Grate (Orifice Controls 0.07 cfs @ 5.63 fps) -3=Orifice/Grate ( Controls 0.00 cfs) Pond DET PIPE: 50-FEET OF 36-INCH PIPE Hydrograph � � I I 1 I I : 1 1 1 1 1 r- I I r r i 1 1 1 r r r 1 I 1 ■ Inflow • ' 1 I 1 1 I 1 1 1 1 1 "--L--1-- - ' -- --I 0.30 CfS I'-- --1- - ! J J I L L L 1 J J J , ® Primary 0.32- I 1 • 1 I 1 I 1 1 1 I i I 1 1 0.3= ,hifl -Area=0 3►-4O ac- 0.28- ; PeakEtev=31-2.54!--•0.26- 1 I I 1 1 1 1 1 1 I 1 0.24 � ; I I t 1 1 1 : 1 , .Storage 5-4G-cf-- L 1 i 1 1 __t__1.__i 1 1 0.22 1 i 1 1 1 1 1 1-- I --' --r--1---1 1------1---r--r--r--r--T--1--1 1 0.2 1 1 1 1 1 I 1 1 I �-. L__L__L__J-_J_-J___1__-1_ _-L__L__1__J_-J___1__..1__._ t 0.18_ -; I 0.16 cfs I 1 1 . O0.162 I I I 1 1 I I I 0 1 4 1 1. 1 • y'..;;;;41;., _L__1_-J_..J_-J__-I__-L__L__L__1__J--J--J_-_1 LL 0.14: - - 1 - --r--7-- --1-- ;j{ H/Jam'. --r--r--1-- - 1 { - - --------r--i--r ----T --1---1 0.12 1 I 4s; % J ; 1 ' � I 1 7/ 4 � 1 i 1 I 0.0877 • . I-- 1 f 1 t 1 I .i_ _/ r.. _ i _`___1- JtYy t pA9, .:;if �exF�' m, y 0 06� , '' 1 1 ' 1 c �Sar.G•i ' .r':r•�-5�„^,..11'yi's. t• 0.04 ; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) __ _..�� . �� •rr.•..� �r yrs.S• v• v•saws v■ • ••J f"v •• • .. • ••• ..v •si•• ‘ I“.411951.411—V...71.1 Prepared by Harris McMonagle Associates Page 11 HydroCAD®8.00 s/n 001146 ©" , HydroCAD Software Solutions LLC Pond DET PIPE: DETENTION FACILITY 50-FEET OF 36-INCH PIPE - - -- Stage-Discharge 314 / 3'p: bs a°"'' L Primary • /. _ ..f f F r- .,.,. - c Of+Ce , . 313- .j f f ti , r o 312_ j , > f d L 311 • i 310 i ®1°`w `yd : ' 0 1 2 3 Discharge (cfs) Pond DET PIPE: DETENTION FACILITY 50-FEET OF 36-INCH PIPE Stage-Area-Storage •314J LE Storage . ' , , 313 , , . a _ - - ' C 312- ,. . , w , 311- . /F" . ! Xf•v`o kvc-` r ;� gy - - - - - - - 310- o ,0 L.,..:74.-:. under+_. i : m. / 0 100 200 300 400 500 600 Storage(cubic-feet) Page 12 PROJECT: ARNELL OFFICE BUILDING SUBJECT: WATER QUALITY FLOW" 5/1r2007 CRITERIA - -- Clean Water Services Design&Construction Standards-Appendix B-Water Quality&Quantity Facility Design a. Water Quality Storm:Total precipitation of 0.36 inches falling in 4 hours with an average return period of 96 hours. b. Water Quality Volume:(WQV)is the volume of water that is produced by the water quality storm. c. WQV:0.36-inches over 100-percent of the new impervious area. d Water Quality Flow(WQF): The average design flow anticipated from the water quality storm. e. Impervious area for each single family lot:2,640 square feet. IMPERVIOUS AREA -- Building&parking area 11,115 sq. ft. Total impervious area _ 11,115 sq.ft. 0.26 acres WATER QUALITY VOLUME-(WOV) WQV=(0.36 inches)x(total impervious area)= 333 cubic feet WATER QUALITY FLOW-(WOF) WQF=(volume)/(14,400 seconds(4 hrs))= 0.02 cfs PAGE 13 T tot nao ao1x. I \I e 1 - f\ Li tar JJa x I e i '- I r�I� * Atli" \� 9 U 111 L'a'a"° GROSS SITE AREA = 14,815 SF 8 1 1111 , \I\N. I r.L r.2 p 1 1 IIII o..a r i I \ )1�'< s 7 y°"_ a i=. 1 t —��l 'Cr ' ■ I I nv for MOO I 1 I\\ \1 ` \ r~L *r= • - % 1 \ y I \\\ \ fi ",A j \\ \\ \ / i ti ,1 1'\! , - I• \ \ J 1 / 1 1 (�yoW ri k;_ ,.% `I MGT 011 // rJ e`'i \1f 1 . I 11 cui,I I --- ' 1 I YI'I -7 t. , I. S \ 1 t- 1 ■ \ \ \ II ,I �. noes" \ \ I \ • \ \I',' ■ w '\i i Lxlorso\I 11 11 1\ \\ \\\ x\\'\\\\\I I, - (s\ j • g I I 1 1 \ \ \ ` \ \ , ..�.. 1 k 1 I 1 1 \ \ \ \ \ \ \\ \ LI'Jf\ 'J\ 41 jE11\ ` \ \ \ \ \ 1 6 IItI I \ \ f „ I 1 \ \ l I \ '' \' 1 \ I \ \� \ ■I I TAX \ \\ 111 \ 1 `i• 1 ,I . jL \ Z w I . . ! L o z 0 �`f+, m E • \ i Lx tor sm U LU O 1.1 .:• \ ,� O .... LL 0 ' O z. \\ i J H 1 wtm.nao `r J . . Z W .I 1 + I\ a r yaw -7.7. r --- _—_ --_--- -- – SW 69TH AVENUE ---- _— -- I r —r E § s 8 s s 1 1 ' -- _1 - T. :-.4-11,„ . 1 s-1 i 1 . P ix £ 'v 14 "' ai Ell § NI ' ___ B� L¢ L W IE1-r1 uwot .r1u1 ',;""....olli a f �t au p —1Li;Aimus rams. 1 1 : .Alva . -.–. ;44 e- 1onlDt V ii 1 1 q s 6 C L. 's SW 68TH PARKWAY TT: I / L 6 _ I.r____ 6a1j\91. `T Mt.A 1 7 r m-13- o I' s Imo § 5 5 (AS cn aV) m D m m II > > II II N'._. 51 ("" "1 N . NI -0 1� ARNELL OFFICE BUILDING Mp' IO SW OM EXISTING CONDITIONS ...,..,. °°@ _ ' AMA AVOW FOR WEPT 10451011 w NM SR Service 1+wid4er• &fferc Exhibit 6 Pride Disposal Company service approval ✓J. 1J! LV V I VV.StJ JVJVLJVI I J I eta✓._ ✓a..n ...ru..ra vvI 11 I I 1 1-1.w vrr. .... PR *I *D* E DISPOSAL COMPANY P.O.Box 820 Sherwood,OR 97140 Phone: (503 625-6177 Fax1.(503)625-6179 June 13,2007 Gary P.Shepherd 3115 SE Salmon St Portland,OR 97214 Re: Arneil Office Building 11725 SW 68th Pkwy We have reviewed the site plan for the Arnell Office Building at 11725 SW 68th Pkwy in Tigard. The most recent site plan we received had two options for enclosure locations(labeled A2 and B2). Both locations would give us the straight on access needed to service the enclosures so either location is acceptable. Some details of the enclosure are not visible on the site plan.The following stipulations must also be met on the enclosure construction: • The inside measurements of the walls of the enclosure must be no 1 than 10'deep and 20' wide. • The details of the gates are not shown.The gates will need to allow for the full 20' width and need to be hinged in front of not inside,the walls of the enclosure. This placement will also allow for the 120 degree opening angle required. es to be locked in the • The gates also needs cane bolts and holes put in place for the gat open and closed position allowing for the opening angle needed. If you have any questions,feel free to contact me. Sincerely, )0-taM Kristin Leichner Pride Disposal Co. (5 03)625-6177 ext: 124 kristinl( pridedisposal.com )0H/6 /7C , ( J JDH@ HASEaRERG AtC4IRECTC WO. s4,o.1 r.ry.1.4 1 ,1 .o I It• In J T !'a1 Iw ..... r.. u ae ..---�1 — — , 1 17... �.......w.y,. IsY { r� 4"t .w r ice. . .....,.. P-orill'ar •1 •'•i� ww.._. I M1Ha.....r... 1 r,tanlatu 1 %j/�J� MMM ...fff Rrvesw..w Iftftft•1014811411 Y ...-....r.., .i1 „raft. -' iRW �3 •+J * �Rw w..� I `1.1►1.Wtr y. . • a. r- =lc 1,c4,i .. ,, v., : .y„ c , Jt,v,,,,1'1` ...,, �11 � t1, it I I cy, �� i 1 .,-. , ,.., 12--:.. . Krysi-ii) Lticlyls ., 114:�...a. W.� .tea. ti ,.........z.=„4=2....., I. ..)- ''?.. 1 I 11,____ fiL.Iii r,IF..feI/1'.: 7 ,...-__ till 1 dp.,„, 1.7../- ... 1.o I —� {1 N ....c. .11••N 17 it VIII.:RM. I • t w m 1 � _ co in ,I, �..,. _ ,,, ...L..I... sw. CO 1•I CO Ova rn 19 m N g M 1-1 M• \ LCI .11~S.111'NW damson'I... • Exhibit 7 Clean Water Services Sensitive Area Pre-Screening Site Assessment oaNla r. Pi. /UM i:UUAND3 914 0474 MAR 2007 u OREGON LAND LAX No. UL l4 r. I vo1 .-. . NR` (G VI P al •File Number 0 i a 9 s1 beanWater Services • I Our carnrnitmenl is clear. Sensitive Area Pre-Screening Site Asaesement Jurisdiction CITY IS F I t G A R_Q Date 3/14a-7 Map&Tax Lot 1 5 I;4 Utz 4,.5-2.fi C Owner G/,rAde f. t-dill Applicant /,a 6", ride.y 5 14, f-'/j 4Tlo2u Site Address 1 i 9 2 5-. 51.4 6 kir,Company trt 6-A R O l O t2 Address , //,F' 5 r9 Lhto/V 5-T Proposed Activity Sire 0euee.z,em cY City State Zlp Qc,ie, i-.",nr Qi.cf7 -I y 1UIEW oEn. l3GdE.. Phone 2V) 3-- /ci&_S— - Pax �� - c7 4 official use only belOW OM lino Y N NA Y N NA p 0 ❑ Sensitive Ara lompyite Map Storrnwater I f astructure maps Map.# a�S 1/,� ❑ ❑ QS# Y2 _ ❑ E n Locally adopted studies or maps. I--� RI f—'i • Other A � ' Specify IJ I-.I Specify /-r'-r14. Based on a review of the above Information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 04-9: ❑ Sensitive areas potentially exist on site or within 200'Of tho site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE or A SERVICE PROVIDER. 'If Sensitive Arose exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. Sensitive areas do not appear to exist on site or within 200' of the site. This pre- • screening site assessment,dose NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered. This document will servo as your Service Provider letter as required by Resolution and Order 04.9, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. ri The proposed activity does not meet the definition of development, NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. :viewer Comments: so . _ • .. e - P 4 0/ • 4„ •%. Reviewed By: � ,;�; - Data; 3--0/89—e Official use only Returned to Mall Fax Co.nier 2550 SW Haisha a Highway•Hillsboro,Oregon 97129 Date t�fi �1y Phone: (503)551-5100 4 Fax: (503)681-4439■www.cicanwa ra 17011 .o. - -e%'af- Ic .T.rnpac* Anc&& s ; s Exhibit 17 Transportation System Plan, Existing Functional Classification Figure 3-1 DKS Associates Ati........1,11 1) , A CITY OF TIGARD NOT TO SCALE i 140r TAYLORS PRY RD Transportation • I Systems Plan i„,-. •, , . , air . Legend ..11110111' il , ______ , .. . ..:. .ARTERIAL co IIII le. -e ... ,- , ' mimm - MAJOR COLLECTOR cr ;•• r X. cc 4 217 .?, P'f -,..,■■ - MINOR COLLECTOR ki,t) ; . r 41) 411- 111174*.ro .1:1171i141 . 1 ) I ) IIII a■, liall , ..... 0,...‘ :3 '4111 4611 k , , ..,,„ mcD• A a T . ) 7 q se Q cc . Ai r WY RIII 1 RD e SATTLER ST P - 41- • LL/ RD CD SLIMERFIEW DURHAM II BEND _ BEEF . N. 11 . .... ....... .. . g .. .- • • . . . . .... ........• Figure 3-1 ... .............". EXISTING FUNCTIONAL . : $4., • . , . 0 ...................•.- . V CLASSIFICATION . . . , . Exhibit 8 Transportation Report / Impact Statement prepared by Lancaster Engineering PRo, • LANCASTER 001814 engineering / 74680PE • -(itt7.001 May 4, 2007 *kri 'AS City of Tigard �`"' /Y` Planning Division EXPIRES: 06130101J Permit Center Building 13125 SW Hall Blvd. Tigard, OR 97223 RE: Arnell Office Development - Transportation Report/Impact Statement Design Review Application SW 68th Parkway This letter is written to address the City of Tigard's requirements for a proposed office development. The site is located on the west side of SW 68th Parkway, between SW Clinton Street and SW Baylor Street. This letter constitutes a transportation report and impact state- ment and addresses the trip generation and distribution of trips from the proposed develop- ment, Tigard Development Code Chapter 18.705, the sight distance for the proposed access to SW 68th Parkway, and section 18.370.020(C)(5) regulating adjustments to the access spacing standards along SW 68th Parkway. Trip Generation The site is proposed to be developed into an office with on-site parking. To estimate the number of trips generated by the proposed development, trip rates from the manual TRIP GENERATION, Seventh Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used were from land-use code 710, General Office Building. The trip generation rates are based on the size of the building. The proposed development will be 6,000 square feet of office space. It is estimated that a total of 9 trips will be generated during the morning peak hour, with 8 entering and 1 exiting the site. During the evening peak hour, it is expected that 9 trips will be generated, with 2 entering and 7 exiting the site. The expected daily traffic volume is 66 trips, with half entering and half exiting. The following table provides information on the site trips associated with the proposed development. Detailed trip generation calculations are attached to this letter. t x/.79 /7- 321 SW 4th Avenue,Suite 400•Portland,OR 97204•Phone 503.248.0313•Fax 503.248.9251 Charles Arnell May 4, 2007 Page 2 of 4 TRIP GENERATION SUMMARY Entering Exiting Total Trips Trips Trips 6,000 square foot Office AM Peak Hour 8 1 9 PM Peak Hour 2 7 9 Weekday 33 33 66 Trip Distribution The City of Tigard Staff requested,information regarding the number of site trips that will pass through three specific locations near the proposed development within the Tigard Tri- angle during the evening peak hour. The locations are the intersections of SW Dartmouth Street at SW 68th Parkway and SW Dartmouth Street at SW 72nd Avenue as well as the SW 72nd Avenue interchange with Highway 217. The directional distribution of the site trips from the proposed development was esti- mated based on the existing traffic patterns in the study area as well as the locations of sur- rounding commercial development and major transportation facilities. A diagram illustrating the area street network and the existing travel lanes and traffic control devices at the study locations is included in Figure 1 of the attached technical appendix. The trip distribution pattern and assignment of site-generated trips to the study locations is shown in Figure 2 of the technical appendix. The intersection of SW Dartmouth Street at SW 72nd Avenue is expected to have five additional entering vehicles during the evening peak hour upon development of the proposed office. The intersection of SW Dartmouth Street at SW 68th Parkway is projected to have five additional entering vehicles during the evening peak hour upon development of the proposed office. The SW 72nd Avenue interchange with Highway 217 is expected to have one additional vehicle crossing during the evening peak hour as a result of the proposed development. These values are based upon the trip distribution. Therefore, the actual number of vehicles traveling through any of the intersections can vary due to fluctuations in the traffic stream. Charles Arnell May 4, 2007 Page 3 of 4 Site Access According to the City of Tigard's Community Development Code (18.705.030.H.2), "The minimum driveway setback from a collector or arterial street shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway." For locations where the minimum setback standard cannot be met, the code also states "If shared access is not possible or practical, the driveway shall be placed as far from the intersec- tion as possible." The location of the proposed driveway is approximately 160 feet north of the SW Clin- ton Street/SW 68th Parkway intersection and approximately 35 feet south of the driveway for the existing office building on the east side of SW 68th Parkway, directly across from the site. The proposed driveway is located approximately 670 feet south of the SE Atlanta Street/SE 68th Parkway intersection. While meeting access spacing standards to the nearest public streets and the driveway to the north, the site cannot meet access spacing standards for the driveway access (18.705.030.1.3) across from the site along SW 68th Parkway. This is a preexisting condition that applicant cannot alter. As such, applicant is applying for an adjustment to the access spacing standards. Reasons in support of the adjustment are set forth below. The subject site has 150 feet of roadway frontage along SW 68th Parkway. Site topogra- phy, existing access points serving other properties, intended and existing uses of the subject and surrounding sites, and the need to ensure safe access prevents applicant from sharing ac- cess or locating access in a location other than proposed. Therefore, the access for the subject site must come from SW 68th Parkway. Property to the north is currently developed as a commercial use with access to SW 68th Parkway and SW Baylor Street. Access for that commercial use to SW 68th Parkway is located approximately 205 feet from the proposed site access. Property to the south is proposed for development into a parking garage. Access to the parking garage is proposed via SW Clinton Street. The location of the site and potential configurations of the layout limit the ability to share and/or align access with the existing access located across on the east side of SW 68th Parkway. Therefore, the proposed site access must be placed to limit the adjustments to the access standards. As stated above, the access is offset by approximately 35 feet. The offset of these ac- cess driveways does not impact the major-street left-turning movements at either driveway. There will be no back-to-back major street left-turning vehicles. Charles Arne11 May 4, 2007 Page 4 of 4 Based upon the trip generation for the site, the queuing for the proposed site access is expected to be very minimal during the morning and evening peak hours. Additionally, the queuing will not block any existing access to the north or south of the site. There are no alternative locations for this driveway and no operational or safety con- cerns have been identified for the proposed access. The proposed access is located in order to minimize the adjustment required to provide adequate and safe access for the site. Therefore, no mitigations are necessary for this proposed access. Sight Distance Required intersection sight distance was calculated from the equations given in A POL- ICY ON GEOMETRIC DESIGN OF HIGHWAYS AND STREETS, published in 2004 by the American Association of State Highway and Transportation Officials (AASHTO). The meas- urements are based on an eye height of 3.5 feet and an object height of 3.5 feet above the road, with the driver's eye 15 feet behind the edge of the near side travel lane. Based upon the posted speed of 40 mph, the intersection sight distance required is 445 feet in either direction. The proposed driveway for this site is located approximately 22 feet north of the south- ern property line. The intersection sight distance could not be measured at the proposed loca- tion due to on-site vegetation. The intersection sight distance was measured from a point ap- proximately 50 feet from the southern property line of the site. The sight distance was meas- ured to be approximately 490 feet to the north and 190 feet to the south. The sight distance to the south is initially restricted by some vegetation along the site frontage. With removal of the vegetation, the intersection sight distance will increase to 490 feet. With this on-site modification, the intersection sight distance will be adequate in both di- rections for the proposed driveway. If you have any questions regarding this information, please don't hesitate to call. Yours truly, 90,/ Geoffr6y A. Judd, PE Transportation Engineer TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 6.0 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.55 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional 88% 12% Directional 17% 83% Distribution Distribution Trip Ends 8: Trip Ends 2 7 �9 WEEKDAY SUNDAY Trip Rate: 11.01 Trip Rate: 0.98 Enter Exit Total Enter Exit Total Directional 50% 50% Directional 50% 50% Distribution Distribution Trip Ends 33 33 11 1,156 ` Trip Ends 3 : 3 6 Source:TRIP GENERATION,Seventh Edition LEGEND i • STUDY LOCATION Op p -a- STOP SIGN il 4 PROJECT SITE l t•1 d I. SW Baylor St. 0 N 0 SW Clinton St. 3 V y SW 4,art mouth St u al SW Elmhurst St. c Q y -U-4 b SW Hermosa Way 1 e _____L ...1 .. I e SW Franklin St. 1 3 r ut SW Bevelond St. 5y3- a SW Gonzago St. e ?/' b C N N 3 SW Hampton St. ■ - ..\ 77.....;' Li& VICINITY MAP * FlGU RE Existing Transportation System & vNr Intersection Configurations no SCO'e APPENDIX 21 000 <-2 EJ4.L •r 1 0-1\ EITr4 1—> 000 0-1, 0 Q A N o N M V N SW Baylor St. M 7\ ' ti r�\\ U C ^O P. SW Clinton St. ■ ,3� s ,00,., th ...„,. St. I �o�✓T, `vL' SW Elmhurst St. 0 pro,- E-0 fJ4,1—> sF 0 0 .f EI T r) SW Hermoso Way � 13_4 000 Franklin St. j� 0 I, to 3 N SW Beveland St. y i c-' SW Gonzaga St. a "._.+ C c n SW Ham.ton St. 3 . . \ .1 T 0 l& TRAFFIC VOLUMES o FIGURE Site Trips �N� PM Peak Hour no scale APPENDIX AleiiiiborhoocL tileelien5 Exhibit 9 Affidavit of posting and mailing with mailing list AFFILAVIT OF MAILING/PO,PING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, G R-Y Sh t P N ca.) ,being duly sworn,depose and say that on the SOS" day of Ml A 20 or) ,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) t 1 Z S .Sln) 61st~ T14-11 , ,a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 0 9—ILA tJ f) with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: I, G'll-y Sii Pie RD ,do affirm that I am(represent)the party initiating interest in a proposed land use application for CA hft-i is A(:.N E affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) 1 111.- $w e:1" rkw,�, ,and did on the 301' day of ,M/;2G tl ,20 a) personally post notice indicating that the site may be proposed for a 5 t T C D61.).6-04=r,',1 E nrr(L::UL C,,land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 1�1 s W 4,8 Pf\ Ac.r„)r_)C..; SW &y."1 (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FORA STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF 0 rt7o°'' ) County of /vl, lhro Ma ) ss. Subscribed and sworn/affirmed before me on the 26+` day of Jvt ylk ,20 6 . fy�r., OFFICIAL :€ JEFFREY A KOCH / NOTARY PUBLIC OREGON () / Q f `� COMMISSION NO.403443 ( /�,/ fvY COMMISSION EXPIRES MARCH 24. 2010 1 NOT' : : IC OF OREGON My Co Timis• on Expires: Ma)c., 21 Lo to i\curpin\masters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc r E341//1 /T 9 Page 5 1 S136DD-03290 1 S136D0-00200 ARNELL CHARLES GREEN OFFICE LLC. 11725 SW 68TH PKWY PO BOX 1 TIGARD,OR 97223 DONALD,OR 97020 1S136DD-01500 1 S136DD-01300 CARL H JOHNSON FAMILY L P II GSPLLC BY JOHNSON CARL H PMB 160 8965 SW BURNHAM 11575 SW PACIFIC HWY TIGARD,OR 97223 TIGARD,OR 97223 1S136DD-01702 1S1360D-00900 CAR OHNSON FAMIL ' II GSP LLC& BY JOHNS• C• ' ' MALCOM&SHARON ESLINGER LLC 8965 S :.•N • PMB 160 •RD,OR 97223 11575 SW PACIFIC HWY TIGARD,OR 97223 13600-01700 1 S136DD-03800 CA' - JOHNSON F: L P II HAINES BUILDING LLC BY JOHNS IJ•• • •RL H PO BOX 428 896 - • BURNHA 1 LAKE OSWEGO,OR 97034 ARD, OR 97223 1 S136DD-01900 1 S 136 DD-01600 COON JOHN CARL& HARRIS FRED L HARRIS OLSEN MARY G TRUSTEE DONALD M JEANETTE A 6940 SW BAYLOR ST 11540 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-07600 1 S 136DD-00500 DARTMOUTH TOWNHOMES LLC HARTUNG RICHARD& 2508 NE 24TH AVE LESLIE TIMOTHY J PORTLAND,OR 97212 11580 SW 67TH AVE TIGARD,OR 97223 1S136DD-00800 1 S136DD-03301 FAMILY BAPTIST CHURCH HUG RICK&JANETTE& 11585 SW 67TH HUG DUANE&SANDRA TIGARD,OR 97223 1152 SW TROON LAKE OSWEGO,OR 97034 1 S 136DD-01000 1S13600-01701 FOX CAPITAL CORP LAW JOHN C 9860 SW HALL BLVD#C2 6945 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1 S136DD-03900 1 S136DC-00100 GOOLD PHILIP A&REBECCA J LEISER ANNE TRUSTEE 41 CHURCHILL DOWNS 6009 SW PENDLETON CT LAKE OSWEGO, OR 97035 PORTLAND,OR 97221 6DD-04000 1 S 136 DD-01200 GOOLD • IP • : • CCA J MATHEWS SEAN A 41 CHU• L I• S 11600 SW 69TH AVE OSWEGO, OR 971- TIGARD,OR 97223 1S13600-00700 1 S136DD-07601 MERCER ROSS L&VICKI L SALARIE MARZIE BY HEALTH PHYSICS NORTHWEST 19432 WILDERNESS DR 11535 SW 67TH WEST LINN,OR 97068 TIGARD,OR 97223 1S13600-00801 1S1360C-02600 MERCER ROSS L&VICKI L SCHULTZ MARK EDWARD 11535 SW 67TH 7010 SW BAYLOR ST TIGARD,OR 97223 TIGARD,OR 97223 1S1360D-02700 1513600-02600 MILLER LAVIDA E SMITH DEAN W& 6870 SW BAYLOR ST SMITH JO ANN MONDELLI TRS TIGARD,OR 97223 17880 SARAH HILL LN LAKE OSWEGO,OR 97035 1S13600-02800 1S13600-07300 MOORE GLENN L AND SHARON L SORENSEN JOHN A& 11710 SW 69TH AVE EVANGELINE P TIGARD,OR 97223 250 STAMPHER RD LAKE OSWEGO,OR 97034 1 S 136DC-03600 1S13600-06100 MYERS FAMILY LLC SPECHT DEVELOPMENT INC 12670 SW 68TH PKWY 15400 SW MILLIKAN WAY STE#200 BEAVERTON,OR 97006 PORTLAND,OR 97223 1 S136DD-05300 .1 S13600-06600 PNWP LLC#2& SP DEVELOPMENT I - PNWP LLC 15400 SW M Y 6600 SW 105TH AVE#175 B 4 • •`,OR 97 s e. BEAVERTON,OR 97008 1 •1 0-03400 D-06200 PNWP LL•'•' : SPECHT D •• ' NT INC PNWP LLC 15400 S • LIKAN w • 6600 S H AVE#17 B• • ERTON,OR 97006 • • ERTON, OR 97008 1 S136DD-01100 S13600-02200 RHEE PYUNG NAI&SOO NAM SPE ' e L•• �N.C 11570 SW 69TH AVE 15400 S a LIKAN !w - TIGARD,OR 97223 • • ERTON,OR 97006 1S13600-06900 ••e- ' 500 ROTH J T JR&THERESA A SPECHT DEV • NT INC 12600 SW 72ND AVE STE 200 15400 • ILLIKAN WA TIGARD,OR 97223 -81VERTON,OR 97006 1 S136DD-07001 1S13600-03100 ROTH JACOB T JR&THERESA A STE-C11 I VE •• NT INC 12600 SW 72ND AVE#200 15400 ILL '•' WAY TIGARD,OR 97223 B• • RTON,OR 97011• 13600-03001 SP IEVEL• • INC 15400 S+ L ••• AY 7. RTON,OR 97006 3600-06300 SPEC' • VELOP a- INC 15400 SW a •• . WAY . vERTON,OR 9700. 6DD-02300 SPECH • • •'M INC 15400 5 ' N - a+ ERTON,OR 97006 I 6DD-02100 SPECH •- • - OP, T INC 15400 SW 1 • • AY ERTON, OR 9700. 136DD-02900 SPEC • moo' JNT INC 15400S2 I • AY a:a/• ERTON, OR 97006 1 S136DD-02400 STERNBERG FAMILY LIMITED PARTNER 8310 SW 10TH AVE PORTLAND,OR 97219 1S1 36DD-00600 TIGARD WATER DISTRICT 8777 SW BURNHAM ST PO BOX 23000 TIGARD,OR 97223 1S1 36DD-02000 WAGAR PAUL B JR&KANEKO T TRS 14845 NW RIDGETOP CT BEAVERTON,OR 97006 1 S1 360C-03500 WINKLER ROBERT G LOUELLA D 11745 SW 70TH TIGARD,OR 97223 1 S136DC-03506 YOON SUNG&I-IAE 7015 SW CLINTON ST TIGARD,OR 97223 CITY Of TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION rea'!"--.7°`r.: 13125 SW HALL BOULEVARD • TIGARD.: TIGARD, OREGON 91223 - . . PHONE: 503.639.4111 FAX; 503-624.3681 (Attn: Patty/Planning) . PROPERTY OWNS MAID( LIST 71 •� �{�au��sT �aR �oo �oOT . o ert owner.information is valid for 3 months from the date of your request • Property INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES.FOR ALL PROJECT PARCELS BELOW: //92_5 57.-.} 4 I.;. 4 ,-, 15 I36. DD OP_9U PLEASE B AWARE THAT ONLY I SET.OF LABELS ,WILL BE PROVIDED$ IiAT l nHISt eM tyFOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting o you will applic io t means oipan the pro ect plan If3tter has reviewed r 2�n�setstai�abelsompletene , y • incompleteness Y • The 2 final sets of labels need to be placed on envelopes (no self.adhesive envelop envelopes please) and first • class letter-rate'Postage on.the envelopes in the form of postaqe stamps (no return address) and resubmitted to the City.for th opu-rp s s vidin n ti eor pe • y owners f e proposed land use application and the decision. f e o e h � must t s oTh person listed below Will be called to pick up an pay for the labels wen.tey are ready. NAME OF CONTACT PERSON: 64It S fh PHONE: 5~ 223 FAX: S 1 /iY —06/2 y _ • EMAIL: • r e.or- ' , . cu/, ►__miry This request may be male., axed or an. •elivere• o e ity o igard. 'lease allow a .2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Calf by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be • pre-determined. . PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). - 'Then,multiply the cost to print one set of labels by the number of sets requested. _ • EXAMPLE " COST FOR THIS REQUEST '`A 4 sheets of labels x$2/sheet=$8.00 x2 sets= $16.00 . 3 sheet(s)of labels x$21sheet=16Lx t sets= o . 1 sheets of labels x$2/sheet for Interested parties x 2 sets= $ 4.00 Z sheet(s)of labels x$21sheet for interested parties=$'2, x t sets= 2.44' GENERATE LIST = $11.00 'GENERATE LIST = $11,QI TOTAL = $31.00 . - • TOTAL = $11,00 7 William C. Cox attorney at law Gary P. Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 March 30, 2007 RE: NEIGHBORHOOD REVIEW MEETING-PROPOSED DEVELOPMENT To Whom It May Concern(CPO/Resident/Owner): You received this letter because you were identified by the City of Tigard as an owner of property or otherwise requiring notice of a neighborhood meeting concerning proposed development in your area. I represent Charles Arnell, the owner of the property legally described as Washington County Tax Lot 3290, Tax Map1S136DD and commonly known as 11725 SW 68th Parkway. The approximately 15,000 square foot MUE zoned property is within the Urban Growth Boundary. Please see attached map for the property's location. Mr. Arnell intends to submit an application requesting site development review approval of a 6,000 square foot office building, associated parking lot, and related improvements: Prior to applying to the City of Tigard Department of Community Development, Planning Division, we would like to take the opportunity to discuss the proposal in more detail with you. You are invited to attend a meeting on Wednesday, April 18, at 6:30 pm. Said meeting will be held at the subject property, 11725 SW 68th Parkway, and highlighted on the attached map. Please meet in the location of the blue/white sign along SW 68th Parkway. This will be an informal meeting on preliminary development plans. These plans may be altered prior to submitting an application to the City. Depending upon the type of land use action required, you may receive official notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. Please call or fax me with any questions. Sincerely, Gary P. Shephers CC: City of Tigard Map City of Tigard Neighborhood Meeting Information and Questions Sheet g '/ 17 /0 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 e _ CITY of TIGARD Z/Z j . ( GEOGRAPHIC INFORMATION SYSTEM ATLANF �J • ST AREA NOTIFIED (500') – 1318611001600 131$801101000 131880000000 =woo= 151360001500 . 880/100801 1301' 60000200 131880001702 131880001000- 131a60000100 --_____1as5000130, FOR: GARY SHEPHERD 131350D01101 1ga6D00A00 1313601101200 131$800110800 3600/10500 I 1519601100600 ST RE: 1S136DD03290 15188000210 1313801101$00 __LI 131380002700 , 1518601102800 131860003801 1 36011039,0 1S186080280W\ Q Property owner information 13138000280 1 is valid for 3 months from 151350801100 �\\\\\ the date printed on this map. r__ •:�\ :\ 131a8DD06o00 1313611058e66 '151350802500 �`�` 151380 703500 — 151350302200 131360002600 151880002001 131368008400 I — N 131860503508 131850002800 8138000300 (I 151360003100 I ST S' 'NTON f • 1518801106800 151380006100 151360007001 T 131150003600 I. A 1513801105100 N 181950007501 - • =731100000200 _.! 1313811007800 0) 1$1350006600 0 200 300 Feet 1"=205 feel O131850007500 181860008600 V 1%... 11111 TIGA1zv DARTMOUTH ST Information on this map is for general location only and • should be verified with the Development Services Division. I 13125 SW Hell Blvd i------1 f�—, Tigard,OR 97223 I I� ' (503)83W171 NEIGHBORHOOD MEETING INFORMATION As part of the development review process for most land use applications, the City of Tigard • requires that developers hold a neighborhood meeting to notify and discuss with property s y owners in the area, their proposed development. Below are some frequently asked questions ' about the neighborhood meeting process. GA �J 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 A1-(1 ER 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 ACTUALLY SUBMTI-IED? 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 ciy's development code to familiati eyourself 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 know 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 determining your position on a particular proposal. Page 3 QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD q CONCERNS, TO MAKE SURE YOUR CONCERNS ARE ;j CONSIDERED The following is a list of questions intended to aid you in formulating your own questions for maymo proposed development in your area Feel free to ask more or alter the questions to address your t k _ 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,Hearings Officer,Planning Commission or City Council? How long is the process? (timing) / At what point in the process are citizens given notice and the opportunity to provide input? 1 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 ► 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 (including 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? 1 What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY 1 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 QUALITY 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'fill 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 1 How do I request more information or a follow-up meeting from/with the applicant? i\=pin\masters\neighborhood meetings\neighborhood meeting infomuttion_questions.doc Page 4 Exhibit j Neighborhood meeting l eetjng min tites/notes and sign In sheet NEIGHBORHOOD MEETING NOTES/MINUTES Meeting Date: 4/18/07 at 6:30 pm. Applicant/Owner: Charles Arnell 12405 SE 18th Avenue Milwaukie, Oregon 97222 Request Discussed: Application for Design Review— Office Building In Attendance: Gary P. Shepherd, Attorney/Representative Attendance Roster Signers (attached) Meeting was presided over and led by Gary Shepherd. Only one person was in attendance. Attendees were asked to and did provide names and contact information on sign in sheet. Mr. Shepherd read the City provided Statement of Purpose. Mr. Shepherd handed out preliminary site plan and his contact information. Mr. Shepherd discussed application proposal, City requirements. Attendee asked questions concerning sewer connection, participation in development process, right of way improvements, building materials, and quality of office space proposed. Mr. Shepherd answered attendee's questions. Meeting ended. 66,1/a SIGN IN SHEET • NEIGHBORHOOD REVIEW MEETING-PROPOSED DEVELOPMENT DATE: Wednesday, April 18, at 6:30 pm RE: Washington County Tax-Lot 3290, Tax Map1S136DD - 11725 SW 68th Parkway MEETING LOCATION: 11725 SW 68th Parkway- on site PROPERTY OWNER: Charles Arnell OWNER'S REPRESENTATIVE: Gary P. Shepherd Print Name: J t� )Q��p,,c� • Address: p w Cam I�hv,N � f Print Name: Address: Print Name: Address: Print Name: Address: • Print Name: Address: Print Name: Address: Print Name: Address: Print Name: Address: Print Name: Address: Exhibit 12 Specht Development preliminary plans I • I \\ I ■ ■ u u —7 u ek u u J u u u ■ \�� — — --i ■ u u u u u u u\ c 6IT p I tx ' L f "tL'a �s t . ■ F■ 3. � ' ' xa � yi.a , ,,4X-':; ;I H a I • t r '� �4'd y 't L E } , i'l 4 a''rt� ^ T - r -L�., S;V• X 4'k ` . '.; .e. f l F`*3f ' _ tii 4 -••r.1 , a i xri :' t _it • )fume..ay'tnviWOe MUra ti? Y•P..;. �--,*?. 1• It P .S U.i + aniuTMi�" jarte»� ro.rown I • 7+ i +5`+ "`- -5 e,:i.,V t 1 4 �L�` t tunuxv33.1∎1:e°iti3�a'v oM a1,'o..3ns3,ar 'T`c Y:� ^t4 .+T'.t .'i i90.,144:1''.4,,; r y��0. x q�1� k " • r $ t R}+- r:. 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M� .. . 5J v. 1 q z.r-. — — — — _ n n n n n n n n n n n u / ill■ • ■ — AVMNabd N199'WS _—__ __..—_--_..-.____.—., r i-- r • 1 IIfS ( -----_______.______________.._..._ /Z_ ___. ..____ Exhibit 13 Preapplication Conference Notes LI TY OF TIGARD PRE-APPLICATION CONFERENCE NOTES m � pment SfiapingA Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) MEAT'.NIG DE — 3D--u7 s AITFEPP: CA.0 NON-RESIDENTIAL APPLICANT: .!--0h n JActsenk rc) A—rev); �r_+s PG AGENT: Phone: (5(27) dS3I - 33 s3 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 117,1' .5IAJ 41A PRt,, 7 TAX MAP(S)/LOT #(S): 1.513Q, DO - 0:3Q70 NECESSARY APPLICATIONS: 6;k__ Diveloeteiertf Pe u (5DR) PROPOSAL DESCRIPTION: C t o oo 5 .-�I— o(fi.r e. b U.;I d; nc) COMPREHENSIVE PLAN MAP DESIGNATION: /y1 r X r d Lts e, c m p)et/ W►e o f ZONING MAP DESIGNATION: I-1 tk E. ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5?0 ] MINIMUM LOT SIZE: — sq. ft. Average Min. lot width: 50 ft. Max. building height: `P---> ft. Setbacks: Front U ft. Side opu ft. Rear o/do ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: %. [, 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. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 NON-Residential Application/Planning Division Section NARtATIVE (Refer to Code Chap 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. xi 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 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. (i ACCESS [Refer to Chapters 18.705 and 18.765] Minimum number of accesses: i Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: N-'r cc t )i cable. 0 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. ❑ SPECIAL SETBACKS [Refer to Code Chapter 18.130) STREETS: feet from the centerline of LOWER INTENSITY ZONES: feet, along the site's boundary. FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS [Refer to Code Section 18.730.010.B.) BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building setbacks will be at least half (1/2) of the building's height; and The structure will not abut a residential zoned district. BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 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-Residential Application/Planning Division Section The ESTIMATED REQUIRL BUFFER WIDTHS applicable to your proposal area are: (o -Jo -/-f- feet along north boundary. feet along east boundary. feet along south boundary. 7. is 7/ feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ,.x/ ' t ( ' + . 0 LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.1051 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. FiZ RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARKING (Refer to Code Section 18.165.040] REQUIRED parking for this type of use: . WI, 000 sad -14- ok b�; i d;n� (,, 000 s$ . P4-) Parking SHOWN op preliminary plan(s): aa, I ri re u re d 1 0?1 V- ax bPCciu')e Prv,"47 is w; in Tarim. Zee A . Nandicc`p sPuc es SECONDAkY USE REQUIRED parking: do no+ Co 1; d s rv- 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 shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIREMENTS (Refer to Code Section 18.765.080] Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 NON-Residential Application/Planning Division Section E BICYCLE RACKS [Refer to Code don 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. , SENSITIVE LANDS [Refer to Code Chapter 18.7751 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 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.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be . submitted which addresses the approndards of the Tigard Community Development Code _Section_18 775.080.C. The report shall be based upon field exploration and investigation and shatt- include specific recommendations for achieving the requirements of Section 18.775.080.C. • 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. Desiqn 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 SENSITIVE AREA DEFINITION Yr'` SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8 NON-Residential Application/Planning Division Section Restrictions in the Vegetate Tridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the 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. 1/1 SIGNS (Refer to Code Chapter 18.7801 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. X TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES re ared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels or w is a rte ve opine it application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 NON-Residential Application/Planning Division Section • D. If a replacement tre ; the size cut is not reasonably ava, .e 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. b( CLEAR VISION AREA [Refer to Code Chapter 18.7951 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. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/4 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/4 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) X_ 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) )4 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) _ 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8 NON-Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENT. 1c 6i-le. is Joc_a-kd wig•, -Nte ward 7,-;an9 - deve/opm e. f 5'frothdArds I et 1f3 . (.0010 ape 1"re_c aek plag b 4AJl bc. prcpa-red b7 a. etrtifi.cd 14-61 ure ar by r;.54- d i s c u.s's +r&.. p_r -k -i o n tS -Po be rC-1-ci,ei ed. — 6p6Y. a ;s cuIeu_Id d of $Z)5, oo pec ea Ac-A. 6ef4ee rep orb' 'i s neced,sa r) i 4 A.rrus of .5 p s lopes -e .rf (Slopes o-f a5°/v or rra- 1), Bu- er:Laci aiDnei p r 2e o o ge d b y Speck F- Develop m 7.41' nos� no`f b? necejsa . The cppU eaa4 f shau Id 9Pf air;f/P'I esN-irrnarl"ie.e -Fru evi Spe c heart ,.u, be_ d ern('l;..r d v - des-Iro y e d. Apps; en %s uecr-fc i s J kL a Ile(tj LLC1 A011 a-! k as T t m e a.ei e,j s p b I/C tJa /v*,uu 5>'" iW f+ A M re!1u ,rPrvit'n- r. J S�rPe� s, n-tranr'e ;.S teQltir'd. • .SAty�- �hg i Aeer;41_ Y10,J. Q v ,,` A a tt-r -; _ a. i see gra/iverr,i 1 ty_o . PROCEDURE X 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 NON-Residential Application/Planning Division Section The administrative decisior public hearing will typically occur aF. ximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days 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 I-y ea_r t nc 's cf(�I C t r . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. 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: Cctt•-)e`a 01(137 CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAIL .,....irciia,u:a ^.t tigard.or.us `}- rtllC t-ic)cr - o:- . `): L TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.cttigard:gws 4 lord —or O✓ H:Ipatty\masters\Pre-App Notes Commercial.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8 NON-Residendai Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES TIGARD r ENGINEERING SECTION city angst Oregon Community'Development Shaping Better Community PUBLIC FACILITIES Tax Miffs): 1S136DD Tax Lot)s): 3290 Use Type: SDR The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 68th Parkway to 35 feet from centerline - Collector SW to feet I SW to feet SW to feet Street improvements: X Half street improvements will be necessary along SW 68th Parkway, to include: ® 22 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 13-foot concrete sidewalk with 4 foot tree wells ® street trees sized and spaced per TDC and Triangle Standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section I street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: I feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk I street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. I Other: street improvements will be necessary along SW , to include: 1 I feet of pavement concrete curb I storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: X Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 68th Parkway. 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 68th Parkway. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect to the public sewer. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, ar lay be required to prepare a sub ' 'in drainage analysis to ensure that the proposed system will ,ommodate runoff from upstream p. ,.erties when fully developed. On-site detention is required. Stormwater must be discharged to an approved public system, i.e. public storm sewer or improved roadside ditch. Easements from adjacent property to the west will be required if discharging to ditch in 69th Avenue. Applicant will have to provide plans and calculations with Land Use application. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, 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: X Construction of an on-site water quality facility. Payment of the fee in-lieu. 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) Traffic Study may be required, see 18.810.030.AC for requirements. 2) 18.705.030.H.1 Must provide preliminary sight distance certification with list of required improvements to achieve sight distance with land use application for completeness. 3) 18.705.030.H.3 Minimum spacing along a Collector for driveways and streets, both sides, is 200 feet. Driveway must meet the standard or the applicant must apply for an adjustment per 18.370. 4) Access may be limited to right-in, right-out or restriping will be required. 5) Must have traffic engineer provide P.M. Peak trip contributions to 72nd/Dartmouth, 68th/Dartmouth and 72nd/Highway 217 with land use application for completeness. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section the TIF is based on the propc- -i use of the land, the size of the pr ,t, and a general use based fee category. The TIF shall L calculated at the time of build. permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Master Permit (MST). . ,is permit is issued for all single ana . Ati-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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: S, J----- ( - - 0 7 ENGINEERING EPARTMENT STAFF DATE Phone: [503]639-4171 Fax: 1503)624-0152 document3 Revised: September 2, 2003 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION CONFERENCE REQUEST City Pernit Center 13125 SW Hall Blzd, Tigant OR 97223 Phore 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION Applicant: -ptio 1.}Aseuiz,Egt,i Mat tTELTS Pc. FOR STAFF USE ONLY Address: 21oy 10E, 95-4. Phone: 6"03-28/-3313 City: 25 sZT ov.r0 Zip: 9 71/3 Case No.: f(, ?tio� -o 0 Oo1 Receipt No.: Aso-1 - a Contact Person: ,Tr1Hrc! /-frlcEiVl?ERe Phone: 503-1,8/--33/3 Application Accepted By. Property Owner/Deed Holder(s): Cit�R-L zit*. Date: ItLlo1 D A T E O F PRE-APP.: I I ,3107 Address: 12_45- St. /g 4 Ade Phone: 6"03- 6R0- /t/77 TIME OF PRE-APP.: 1"")'-(3) City: 1'11 L W A1)K-I� Zip: g7 22-2 PRE-APP.HELD WITH Rev.7/5/06 Property Address/Location(s): 11 7 16" S 1,../ 0 81-1- /742/4,4„ ,4Y c\ctupin\masters\land use applications\Pre-App Request App.doc %I Gfbez7, CZ , 5 7Z2.3 REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): /5/ 3fe VD 0329 O (Note: applications will not be accepted without the required submittal elements) Zoning: M u ❑ Pre-Application Conf.Request Form Site Size: /'-// 8/O 6"7 I f -i- U, 3y Acre 5 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by meeting. the applicant and received by the Planning Division a minimum of one (1) ❑ Site Plan. The site plan must show the week prior to officially scheduling a pre-application conference date/time to proposed lots and/or building layouts drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streets;and the locations of driveways on the Planning Division's receipt of the request for either Tuesday or Thursday subject property and across the street. mornings. Pre-application conferences are one (1) hour long and are typically ❑ Vicinity Map. held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. El If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE MONOPOLE project, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see GROUP. Section 18.798.080 of the Tigard Community Development Code). ❑ Filing Fee$362.00 CITY OF TIGARD 1/12/2007 e 13125 SW Hall Blvd. 2:09:30PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000000180 Date: 01/12/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2007-00007 [LANDUS]PreApp Conf 100-0000-438000 316.00 PRE2007-00007 [LRPF] LR Planning Surcharge 100-0000-438050 46.00 Line Item Total: $362.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check JOHN HASENBERG KJP 1006 In Person 362.00 ARCHITECTS PC Payment Total: $362.00 cReceipt.rpt Page 1 of 1 • 9anuary 2007 February 2007 S M T W T F S S M T W T F 1 2 3 4 5 6 1 2 3 7 8 9 10 11 12 13 4 5 6 7 8 9 10 14 15 16 17 18 19 201 11 12 13 14 15 16 17 21 22 23 24 25 26 27 18 19 20 21 22 23 24 28 29 30 31 Tuesday, January 30, 2007 25 26 27 28 -Pre-Apps CD Meetings a L Early 8:00 AM 9:00 AM 10:00 AM , (10:00 AM- 11:00 AM) John Hasenberg 503-281-3313 11725 sw 68th Pkwy SDR 11:00 AM (11:00 AM- 12:00 PM) • 12:00 PM -- -- -- - - ' 1:00 PM -- - - - 2:00 PM J - -3:00PM -- - 4:00 PM Late Tasks - -- -- - - -- -- - —Notes Kristie Peerman 1 1/12/2007-2:08 PM JOHN HASENBERG ARCHITECTS January 12, 2007 Pre-Application Conference Request Proposal Description: Remove existing single-family residence at 11725 SW 68t Parkway. Propose to replace the residence with a 2-storey, 6,000 square foot, wood framed, general use office building. A number of trees are located on the site;we will attempt to keep the largest,a 30"diameter oak tree and a cluster of trees at the western property line. There will also be minor re-grading of the site to accommodate the sitting of the building and the parking lot. Site Specific Questions: 1. Does the walkway from the sidewalk/street to the main entrance need to be ADA compatible? 2. Does an entrance need to be located on the street side of the building? 3. What do we do with the stormwater from the parking lot and roof? 4. Is 68th Parkway classified as a minor arterial or a collector? 5. Are there any more changes planned for the right of way, which would influence where we locate the building? Cc: file 0642 2104 NE 45th Avenue Portland, Oregon 97213 Ph:503.281.3313 Fax: 503.281.3428 E-mail: john @jharchitects.com Exhibit 14 Deed Washington County,Of 2007-099515 0911412007 10;14:44 D'OBS Cnt=1 Stnao C PFEIFER 55.00$5.00$11.00-Total rt 521.00 I (Ii1flh1iIIillhf1Ui1JIJI1J I 1111( RECORDING REQUESTED BY: 0116524020070099515001 012i 1IIII Fidelity National Title Company of Oregon t Richard tabemieht,Director of Assessment and 'Vt. Taxrtlon and ExOlfieIo County Clerk for wa,Mngton L. - County,Oregon.do Decay certify fiat Me,NtRA, r ineln,ment of writing received end roe ded In Cr,. J.N 1,. ` book of record%of said< 'v.�', � ' Renard.....cht,Olretteor%of A..essme u \S3- .��._' TexMlon,Ex-Officio County CNA 5 GRANTOR'S PARKWAY, LLC S GRANTEE'S NAME: - 1 I Charles A Arnett V SEND TAX STATEMENTS TO: rh '--Jua-•-** Charles A Arnett 12405 SE 18th Ave. . Portland,Or 97222 • Escrow No: 20070005444-FTPOR03 SPACE ABOVE THIS LINE FOR RECORDER'S USE BARGAIN AND SALE DEED SW 68th PARKWAY,LLC;an Oregon limited liablity company(GRANTOR),for and,in consideration of No Dollars and 00/100($0.00 in hand paid,bargains,sells,and conveys to CHARLES A ARNELL Z- (GRANTEE)the following described real estate,situated in the County of Washington,State of Oregon: Z- Lots 29 Through 34 of Block 9, WEST PORTLAND IIEIGHTS, 3' in the City of Tigard, Washington County, State of Oregon. V) 1 The Grantor(s)for himself/herself/themselves and for his/her/their successors in interest do(es)by these 0 presents expressly limit the covenants of the deed to those herein expressed,and exclude all covenants O arising or to arise by statutory or other implication,and do(es)hereby covenant that against all persons ••l whomsoever lawfully claming-onto claim by,through or under said Grantor(s)and not otherwise, to he/she/they will forever warrant and defend the said described real estate. • BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE 5 a 9. SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN g VIOLATION OF APPUCABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR Q t-i ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY v dm d n SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO o N E VERIFY APPROVED USES,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR e` _' FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF tc"o NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 197.352. 0 t -u0 sV 4 f1100 O z E d t t_._ A., Dated:September /3,macro 7• c,woEm etVan SW 68te 'A -.�✓A Pi �ti\1-`1��^,1..\'�.`1-\1�`1��'1T7 b �Charle•A Amcll, anager saw OFFICIAL SEAL l 1 "JACQUELINE A ST PIERRE JJ t COMMISSION LNO.8237 t _ _.. -_.MY_COMIMESiOfril JRERJULI 9 2011_). . _ STATE OF OREGON,County of f'nv lgino.7 g _ )ss. //II On__ � / al.7 ,before me personally appeared__e.A4 Ce_l_L�___f� DATE ----------------- -- and------------------------ --' whose identities were established to my satisfaction,and who said that they are the___ _4?!?yx�'� -------------- and the----- of. �� Ae2,Cu/ {-�e,-----------------• NAME OF CORP RA ION that the seal,if any,affixed to the foregoing instrument is the corporate scat of the corporation;that the instrument was executed on behalf of the corporation by authority of its board of directors; and that they acknowledge the instrument as the free act and deed of the corporation. IN TESTIMONY WHEREOF,I have hereunto set my hand- .affixed n ../'•cial seal on the dare first written above. ','`1. •'ota I,..-c or Oregon i 9JM! ' PIERRE ••commission expires --/L__.__-__. .Ft : .OREGON (1 f fr I x �'S1S,[ION NO. • : 7 (4 1 1 .it-',:. •EXPIRES JULY 6 Al J NY STEVENSNE55 FORM MAY BE REPR000CEO IN ANY FORM OR BY ANY ELECTNOMcon MECHANICAL MEANS. /L/ `_.1.-..t` .it tYtta•EXP RES JULY FORN No.24-ACKNOWLEDGMENT.CORPORATION EA NrRiI 2Wt1000ENS MESA V.IY PUBLIS,f,IG CA-Ppai O'iD OP w+Nenen.af mm Exhibit 15 Impact Study William C. Cox attorney at taw Gary P. Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 October 22, 2007 Emily Eng, Asst. Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Completeness Review, Arnell Office Bldg. SDR2007-0007, VAR2007-00027 IMPACT STUDY Dear Ms. Eng: The following constitutes applicant's impact study required by § 18.390.040.B.2.e. The study quantifies the effect of the development on public facilities and services. The study addresses the transportation system, park system, drainage system, water system, sewer system, and the noise impacts of the development. The study identifies improvements necessary to meet City standards and to minimize the impact of the development on the public at large. Transportation System: The access to the proposed project is via a driveway from a public street, SW 68th Parkway, which is classified as a minor collector by the City's Transportation Systems Plan. SW 68th Parkway runs north and south in front of the subject site. Applicant will construct a ''/2 street improvement along the frontage of SW 68th Parkway that conforms to the City's standards set forth in § 18.620 and the Tigard Triangle Design Standards; including a 13 foot wide sidewalk, curb, bike lane, and travel lane. Applicant will dedicate right of way resulting in a 35 wide V2 street to centerline right of way required by the Tigard Triangle design standards. See Site Development Plans, Sheet 3 of 6, prepared by Harris McMonagle Engineering. A traffic impact study was performed and prepared by Lancaster Engineering pursuant to CDC § 18.810.030 and included as Exhibit 8 to applicant's narrative statement. The report addresses the trip generation and distribution of trips from the proposed office building development, Tigard Development Code Chapter 18.705, and the sight distance for the proposed access to SW 68th Parkway. The report estimated that a total of 9 trips will be generated during both the morning and evening peak hours. The expected daily traffic volume is 66 trips, with half entering and exiting. The number of trips and site users will be adequately accommodated by on-site parking. As requested by the City, the report also examined and discussed the number of site trips that /7 /.S 0244 SW. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 will pass through three specific intersection locations; SW Dartmouth at SW 68th, SW Dartmouth at SW 72nd, and SW 72° at the Hwy 217 interchange. Based on trip distribution; the intersection of SW Dartmouth at SW 72nd is expected to have 5 additional vehicles entering the intersection during the evening peak hour upon development;the intersection of SW Dartmouth at SW 68th is projected to have 5 additional vehicles entering during the evening peak hour upon development; and the SW 72nd/Hwy 217 interchange is projected to have 1 additional vehicle crossing during the evening peak hour upon development. The report demonstrates the development will have a minimal impact on the existing and planned transportation system. Traffic from the development will not increase the traffic on the existing system to unacceptable levels and will not degrade the level of service. Storm Water System The storm water drainage system is separate and independent of any sanitary sewerage system. Stormwater will be collected in a series of catch basins and roof drains, and thereafter directed into a network of pipes which are sized to carry the storm water. The proposed storm water system has been designed by Harris-McMonagle Engineering to collect, detain, treat, and disperse storm water from the site. Discharge is first conveyed to an underground water quality facility in the southern portion of the site, which then ties into an existing storm line on SW 68t. The system was designed pursuant to the preliminary storm drainage report prepared by Harris McMonagle Engineering and to satisfy all CWS and City of Tigard requirements for water quality and detention facilities. See Site Development Plans, Sheet 5 of 6 (Composite Utility Plan), prepared by Harris McMonagle Engineering. Sanitary System The sanitary system is separate and independent of any storm water drainage system. There is an existing 8'inch line located in SW 68th Parkway. Development of the site will include a single connection to the existing public sewer line. The capacity of the existing sewer line is adequate to serve the proposed project. As such, the impacts to the existing system will be minimal. See Site Development Plans, Sheet 5 of 6 (Composite Utility Plan), prepared by Harris McMonagle Engineering. Water System The site is located in the Tualatin Valley Water District. The development will include connecting the building to an existing 3/4 inch water meter. TVWD is currently serving the single family residence on site. The impact to the general public and water service district will be minimal. See Site Development Plans, Sheet 5 of 6 (Composite Utility Plan), prepared by Harris McMonagle Engineering. Parks System The subject site is MUE zoned. The proposed development does not include any land for public parks. No parks are in the immediate vicinity. It can be assumed that employees and others having business at the property building will have a negligible effect on the City's park system. • 2 It can be further assumed that none of the employees or visitors to the building would seek out a park facility instead of returning to their home or place of business. The effect of the development on the City's park system will be negligible. Noise Impacts The proposed development is a 2 story office building with no provision for significant outdoor activity. Short term noises will be generated by site development. After construction, users coming to and from the site, including employees, visitors, and trash pickup, will create noise consistent with area office uses. In addition, the subject site is adjacent to SW 68th Parkway, which is parallel with I-5. Noise impacts generated by and currently experienced from I-5 are substantial. As a result, noise impacts from the proposed site will be negligible. Conclusion Based on the proposed improvements intended on mitigating development impacts, as well as the availability of existing and proposed transportation, storm, and sanitary services and improvements, applicant requests the subject application be approved. 3 LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 4/3/2008 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2007-00007 ADJUSTMENT (VAR) 2007-00027 FILE TITLE: ARNELL OFFICE BUILDING APPLICANT/ APPLICANT OWNER: Charles Arnell 'S REP: William C. Cox/Gary Shepherd, 12405 SE 18th Avenue Attorneys at Law Portland, OR 97222 Attn: Gary Shepherd 0244 SW California Street Portland, OR 97219 REQUEST: The applicant is requesting Site Development Review approval to build a two-story office building with a floor area of 5,710 square feet on a 0.34 acre (14,815 square foot) site. The existing single-family home will be removed and the applicant proposes to remove all existing trees. In addition, the applicant requests approval for an Adjustment to access/egress standards because the proposed driveway on SW 68th Parkway does not meet the spacing standard of 200 feet for a collector. LOCATION: West side of SW 68th Parkway, between SW Baylor Street and SW Clinton Street, across from Tigard Triangle Commons; 11725 SW 68th Parkway;Washington County Tax Map 1S136DD,Tax Lot 3290. ZONE: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses,including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit-related park-and-ride lots, are permitted conditionally. Al 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 antra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.620, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: DECEMBER 7,2007 _ COMMENTS ARE DUE: DECEMBER 21,2007 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM El PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: JANUARY 23, 2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP E DRAINAGE PLAN Z IMPACT STUDY ® SITE PLAN ® STORM WATER ANALYSIS ® TRANSPORTATION STUDY ® NARRATIVE Z TREE PLAN ® OTHER:MISCELLANEOUS STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712 LAND USE APPLIC/ ION Date:ect: ,S'� L z ,�-000-7 COMPLETENESS REVIEW fl COMPLETE ❑ INCO PLETE Su btst- Icl-r ID 7--3 `7 s ( _ El42etd/Title/Proof of Owners , Neighborhood Mtg.Affidavits, Minutes, List of Attendees Ir Im.act . _ .i.' SA Service Provider Letter ❑ Construction Cost Estimate -ate nvelopes with Postage(Verify of_ 7-111 #-SeTS O1AgllcattorrMatetials/Plans="Paper Copi i Pre-App Ica lon n erenceTfofes ❑ #Sets Of Application Materials/Plans-"CD's" P:OJECT STATISTICS: Building Footprint Size K_ %of Landscaping On Site A %of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: 0-Building_Footprint Parking Space Dimensions(Include Accessible&Bike Parkin sl a • e (Tr Building Height--- Access Approach and Aisle _ Visual Clearance Triangle Shown A DITIONAL PLANS: en a.c de_p...4._1,tj ` e C Vicinity Map g Architectural • ..16. V let.rce�l K, .tri Tree Inventory Existing Conditions Plan �_ -•. ca•• Plan rxn-d, , A.,21._ ' Site Plan • Lighting Pa -S° "it. $... zpf r ��Q� TREE PLAN 1 MITIGATION PLAN: t i.ti`""Y_ K--cc ' ❑ ❑ ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) h 18.775(Sensitive Lands Review)-- ❑ 18.340(Directors Interpretation) j. 18.705(Access/Egress/Circulation)-- P'1 18.780(Signs)., ❑ i -! •- • : :•,.•.t ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) • •I • •,- •lo• .:nt•e 'r, es:K7a,✓ ❑ 18.715(Density Computations) M 18.790(Tree Removal)-- ItM 18.370(Variances/Adjustments)•- ❑ 18.720(Design Compatibility Standards) S 18.795(Visual Clearance Areas)r_- . 18.380(Zoning Map/Text Amendments yl. 18.725(Environmental Performance Standards).-- ❑ 18.798(Wireless Communication Facilities) ❑ 18.390(Decision Making Procedu-s/Impact Study ❑ 18.730(Exceptions To Development Standards) Rt 18.810(Street&Utility Improvement Standards)._ ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) ❑ 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts).- Y21. 18.755(Mixed Solid Waste/Recycling Storage).- CI 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) 18.620(Tigard Triangle Design Standard' ..."f✓' 18.765(Off-Street Parking/Loading Requirements)-- ADDITIONAL ITEMS: / RINA csi F(2- Z b 3 64 d f tv N4.0.4 • ` 0 F - - - c. J ?4 :s .11 ( ' .$ s c ` f M SS e a• ?z ,V, I �• (a2° s-))-e. bc._p, ,. &N-di., (1a... J i, ( b 3.') i aca.+J ✓ U v I 1 a-cs bj si�y` CIT -eta r C U`f c \ c - J ( °bp A s-..7-:� ( CY-7 U' I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 PUBLIC FACILITY PLAN Project: "-and' Office COMPLETENESS CHECKLIST Date: 7/18/07 GRADING ® Existing and proposed contours shown. ❑ 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. ❑ 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? Existing ROW on east side is already 35 feet with new development-plans show 30 feet ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: Driveway spacing adjustment The spacing adjustment request is inadequate. The driveway should be aligned with the driveway across the street or the applicant should provide actual facts as to why it cannot, rather than reasons why the proposed location is acceptable. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ❑ Existing/proposed fire hydrants shown? Call out distance to nearest FH ❑ Proposed meter location and size shown? Call out existing meter size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Cannot install private line in ROW. Move line out into street(not under tree wells) and install at minimum slope to connection point, installing another CB. ❑ Preliminary sizing calcs for water quality/detention Indicate number of cartridges in MH provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? REVISED: 07/18/07 ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: gf<SYn Date: 7/18/07 REVISED: 07/18/07 City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga>w, OR 97223 July 20, 2007 T I GARD Gary P. Shepherd,Attorney 0244 SW California Street Portland, OR 97219 RE: Completeness Review-Arnell Office Building Case File Nos. SDR2007-00007,VAR2007-00027 Dear Mr. Shepherd: The City has received your application for Site Development Review (SDR2007-00007) to construct an office building at 11725 SW 68th Parkway; WCTM 1S136DD, Tax Lot 3290. Staff has determined your application to be incomplete. The following is necessary so that your application can be deemed complete: • Deed or Title Report confirming ownership; •/ • Provide separate Impact Study per 18.390.040.B.2.e; • Provide elevation drawing(s) indicating building height and compliance with ground floor window requirement per 18.620.040.A.1. Provide exact figures; • Address and/or provide findings for each criterion in Chapter 18.620 for the following sections: Site Design Standards (030), Building Design Standards (040) and Landscape and Screening (070); ' • Address and/or provide findings for each applicable approval criterion in Chapter 18.360.090.A (i.e.,multi-family requirements would not be applicable); • Lighting plan per SDR requirements (18.360.090.A.10); • Show visual clearance triangle for proposed driveway per 18.795; '. • Reduce floor area of proposed building by at least 64 SF to comply with maximum FAR of 0.40. Currently,the proposed FAR is 0.41.;and • Items on the Public Facility Plan checklist (see enclosure). Please re-submit three copies of the entire application packet with the requested items included. You may also insert the requested items into the packets already at the City. The review process begins upon application completeness and is expected to take 6 to 8 weeks. Please be aware that staff has not reviewed the application for compliance with the relevant code criteria and may request additional items during the review period. If you have any questions, feel free to contact me at (503) 718-2712. For specific engineering questions, please contact Kim McMillan at(503) 718-2642. Thank you. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Sincerely, tr*EegLr---- Assistant Planner Enclosure:Public Facility Plan Checklist William C. Cox attorney at law Gary P Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 RECEIVED PLANNING AUG 1 6 2007 August 15, 2007 CITY OF TIGARD Emily Eng, Asst. Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Completeness Review, Arnell Office Bldg. tSDR2007-0007, VAR2007-00027 Dear Ms. Eng: This office is in receipt of your 7/20/07 completeness review letter. It is our intent to provide the requested information. Due to scheduling conflicts between our various experts, I anticipate providing a completed application within 30-60 days. If you have any questions, please call. Sincerely, Gary P. Shepherd CC: client 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 R[ EiVED OCT 2 2 2007 Gary P. Shepherd William C. Cox attorney at law CITY fr r;CARD Of Counsel Land Use, Real Estate and Development Canoe,kativn r�,=�,ftIrraING (503)233-1985 October 22, 2007 Emily Eng, Asst. Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Completeness Review, Arnell Office Bldg. SDR2007-0007, VAR2007-00027 Dear Ms. Eng: This letter and attachments submitted on this day constitute the information required to ensure the above referenced application is complete for review. 1) Deed confirming ownership. Attached hereto is the deed confirming ownership by Charles Arnell. The property was previously in the name of SW 68th Parkway, LLC, an LLC owned and managed by Charles Arnell. Mr. Arnell has since deeded the interest from SE 68th Parkway, LLC to himself as an individual. Mr. Arnell requests that the application be amended to reflect the new ownership and hereby authorizes the pending application to be reviewed and decided. 2) Separate Impact Study. As requested, attached is a separate impact study. 3) Elevation drawings indicated building height and compliance with ground floor window requirements. As requested, attached is a document prepared by John Hasenberg Architects, PC and dated 8/16/07 depicting the proposed building height and ground floor windows and demonstrating compliance with § 18.620.040.A.1. 4) Findings of compliance for § 18.620.030, .040, and .070. Attached are additional findings of compliance for § 18.620.030, .040, and .070. 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 5) Findings of compliance for § 18.360.090.A. Attached are additional findings of compliance for § 18.360.090.A 6) Lighting Plan. As requested, attached is a lighting plan prepared by John Hasenberg Architects, PC demonstrating compliance with § 18.360.090.A.10. 7) Visual Clearance Triangle. As requested, sheet 3 of 6 prepared by Harris McMonagle Associates shows the visual clearance triangle for the proposed driveway per § 18.795 8) Reduced Floor Area. As requested, the plans demonstrate the floor area of the proposed building has been reduced to comply with maximum FAR of.40. 9) Public Facility Plan Checklist. a) Street/ROW widths The plans have been corrected to reflect the correct existing right of ways. b) Spacing Adjustment Attached are additional findings which support approval of the access spacing adjustment requested and needed by applicant. If you have any questions, please call. Sincerely, Gary P. Shepherd CC: client ashington Cow ,on 2007-099515 09 14i2007 10:14.,AM D-OBS Cot.1 Stn./4 C PFEIFER 55.00 55.00 511.00-Total=021.00 11111 1111 11111111111 iI I N N I I t I I RECORDING REQUESTED BY: 01165240200700995150010012 Fidelity National Title Company of Oregon I Raherd HOEenllmt 04ectar of Assessment and g Tunica,and Es-0IFem County Cie*for W.enL,gton [!S.%vT' Count.Oregon do hereby certify coat the within A:7•••••-." 'S imtrum•nt of writing wevc•�wa r,d,.00ro•e Fn<h• +•. ' • boae of r•oordt of end couryty. Y(1 n{ I'' -'K i'_+ C 1wAa.c ,9pt. .,,, i;..._�;y. 0o:h,,1 Mob•mleht,Director of Aeeeument Nur - tea; '• •_. TuNIon.Ex-Officio County Clot* �Sf e) GRANTOR'S NAME: SW 68th PARKWAY, LLC t 5 GRANTEE'S NAME L Charles A Arnell SEND TAX STATEMENTS TO "b ,.-Ju.-a-i•', Charles A Arnell 12405 SE 18th Ave. . • Portland,Or 97222 Escrow No: 20070005444-FTPOR03 SPACE ABOVE THIS LINE FOR RECORDER'S USE . BARGAIN AND SALE DEED SW 68th PARKWAY,LLC,an Oregon limited liablity company(GRANTOR),for and.in consideration of No Dollars and 00/100($0.00 in hand paid,bargains,sells,and conveys to CHARLES A ARNELL D- (GRANTEE)the following described real estate,situated in the County of Washington,State of Oregon: Lots 29 Through 34 of Block 9, WEST PORTLAND HEIGHTS, .7 in the City of Tigard, Washington County, State of Oregon. 0 1 The Grantor(s)for himself/herself/themselves and for his/her/their successors in interest do(es)by these presents expressly limit the covenants of the deed to those herein expressed,and exclude all covenants arising or to arise by statutory or other implication,and do(es)hereby covenant that against all persons c L whomsoever lawfully claiming or-to claim by,through or under said Grantor(s)and not otherwise, he/she/they will forever warrant and defend the said described real estate. O BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE a%a SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 197.352. THIS v Ts 8 INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN a sad = VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR E g.2.? ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY �.c,r d eu SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO ,q yis.xa o o m VERIFY APPROVED USES,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR g g FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF o ' o NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 197.352. E-i%-8 a a E2 N C.e 4.E.=_i Dated:September /3,, co'7 v °E ao SW 68t+ ' 1.��AY r 1 l ti��-,-.�-`-�-�1 -.til b :Charle A Amell, anager ,� OFFICIAL SEAL c JACQUELINE A ST PIERRE` 1 . NOTARY PUBLIC-OREGON ) 11e COMMISSION NO 418237 t1� _.MY.COMMI SIONEKPIRES JULY 9,2011 Il_. STATE OF OREGON,County of Plv/ ow1.4-4j )ss. On___ 49/-e-"14-1c4t- /A goe7 before me personally appeared__e.44,,z, / /J DATE and_ whose identities were establtshed to my satisfaction,and who said that they are the_...!`.e!4 2CSr` and the 40 /- �' 'ei"p`J_ CZ-C. ' Of 4 NAME OF CORP RA that the seal,if any,affixed to the foregoing instrument is the corporate seal of the corporation;that the instrument was executed on behalf of the corporation by authority of its board of directors;and that they acknowledge the instrument as the free act and deed of the corporation. IN TESTIMONY WHEREOF.I have hereunto set my hand. +affixed •••ciat seal on the date first written above. i ( otary e is or Oregon J dh•• PIERRE '7—9—/ f �'4 I -F, - -OREGON } commission expires we, J ��•�/ .K •cSION N0. • s 7 ' P .1\I'yn.vN EXPIRES JULY 4i f NY STESENSN£SS FORM MAY BE REPRODUCED IN ANY FORM OR BY ANY ELECTRONIC OR MECHANICAL MEANS. FOAMN o.24-ACKNOWLEDGMENT,CORPORATION. EA CI 0.dtr5I S'r0'ENS++ESS tAM'PUBUY.iNG CO.FOOFL000 OP ..w.ne.e d1eeoCwm City of Tigard, Oregon 13125 SW Hall Blvd. • Tigaro, IR 97223 • • ■� November 14, 2007 T I GARD Gary P. Shepherd,Attorney 0244 SW California Street - Portland, OR 97219 RE: Completeness Review-Arnell Office Building Case File Nos. SDR2007-00007,VAR2007-00027 Dear Gary: The City has received your application for Site Development Review (SDR2007-00007) to construct an office building at 11725 SW 68th Parkway; WCTM 1S136DD, Tax Lot 3290. While the engineering items are complete, the following planning item is still necessary so that your application can be deemed complete: • Show that the floor area of the proposed building has been reduced by at least 64 SF to comply with maximum FAR of 0.40. The most recent site plan does not show what floor area is being reduced. Rather, the site plan shows that the building footprint has grown. Please address this reduction in the narrative under your response to Chapter 18.520.050.C. Please submit three copies of the requested information. The review process begins upon completeness and is expected to take 6 to 8 weeks. Please be aware that staff has not reviewed the application for compliance with the relevant code criteria and may request additional items during the review period. If you have any questions, feel free to contact me at (503) 718-2712. Sincerely, f-77-fr-VIEraily Eng ---.---Assistant Planner Enclosure:Public Facility Plan Checklist Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 PUBLIC FACILITY PLAN Project: . .sell Office COMPLETENESS CHECKLIST Date: 7/18/07 GRADING ® Existing and proposed contours shown. ❑ 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. Z Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ 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? Existing ROW on east side is already 35 feet with new development-plans show 30 feet ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: Driveway spacing adjustment The spacing adjustment request is inadequate. The driveway should be aligned with the driveway across the street or the applicant should provide actual facts as to why it cannot, rather than reasons why the proposed location is acceptable. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ' ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? 1211 Existing/proposed fire hydrants shown? Call out distance to nearest FH ICIProposed meter location and size shown? Call out existing meter size Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES 7 Existing/proposed lines shown? Cannot install private line in ROW. Move line out into street(not under tree wells) and install at minimum slope to connection point, installing another CB. Preliminary sizing calcs for water quality/detention Indicate number of cartridges in MH provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? REVISED: 07/18/07 ❑ Facility shown outside any . and buffer? ❑ Storm stubs to adjacent parcels required/shown? 1403/07 The submittal is hereby deemed 08,,COMPLETE ® INCOMPLETE By: `," l Date: 7/18/07 REVISED: 07/18/07 William C. Cox attorney at law Gary 1?Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 ?Ec 4tED November 14, 2007 NOV 4 �7 Emily Eng, Asst. Planner CE Y y E ;44i#4:(007 a;a�lr(L7 City of Tigard °f./01 irrw on,PFRlNG 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Floor Area Calculations, Arnell Office Bldg. SDR2007-0007, VAR2007-00027 Dear Ms. Eng: This letter addresses your inquiry concerning the floor area calculations for this project. The site plan shows the NET (entirely outside dimensions)building footprint of 3144 sq ft. However, the FAR ratio is based on the GROSS (inside usable areas) square footage of the building's two floors divided by the site's square footage. The floor area ratio was calculated as follows: Total Gross Floor Area: First Floor: 2,996 sq. ft. Second Floor: 2314 sq. ft. Total= 5,710 sq. ft. Total Lot Area: 14,207 sq. ft. FAR(5,710 sq. ft. /14,207 sq. ft.)= 0.40 If you have any questions, please call. Sincerely, Gary P. Shepherd CC: client 0244 SW. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, JR 97223 I1 November 20, 2007 T I GARD Gary P. Shepherd,Attorney 0244 SW California Street Portland, OR 97219 RE: Completeness Review-Arnell Office Building Case File Nos. SDR2007-00007,VAR2007-00027 Dear Gary: The City has received your submittal for Site Development Review (SDR2007-00007) to construct an office building at 11725 SW 68th Parkway; WCTM 1S136DD, Tax Lot 3290. Staff has determined your application to be substantively complete. Please submit the following so that your application can be deemed complete: • Eleven (11) copies of complete application package, including full and reduced (11" x 17") size plans. Please integrate any revisions submitted previously as addendums into the appropriate location in the package; • Seven sets of reduced (11"x 17") size plans only;and • Two sets of business-size envelopes with first class stamps (not metered) and current address labels affixed (leave return address blank). The review process begins upon completeness and is expected to take 6 to 8 weeks. Please be aware that staff has not reviewed the application for compliance with the relevant code criteria and may request additional items during the review period. If you have any questions, feel free to contact me at (503) 718-2712. Sincerely, Emily Eng � -_� Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 William C. Cox attorney at law Gary 1?Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 December 5, 2007 Emily Eng, Asst. Planner City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Application Resubmission following Completeness Review Arnell Office Building SDR2007-0007, VAR2007-00027 Dear Ms. Eng: Attached you will find all requested documents and information as requested pursuant to your November 20, 2007 letter to ensure a complete site development review application before the City of Tigard. Specifically, applicant has integrated his previously submitted completeness items, which were reviewed and accepted by the City, into the body of the application narrative. As well, also enclosed are 11 copies of the complete application packet, including full and reduced (11x17) site plans, seven sets of reduced (11x17) plans; and two sets of business size envelops that are stamped and labeled. The envelop boxes are identified as Arnell notice #1 and Arnell notice #2. If you have any questions, please call. I thank you for your assistance in this matter. Sincerely, Gary P. Shepherd CC: client 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigart., JR 97223 114 q December 6, 2007 TIGARD Gary P. Shepherd,Attorney 0244 SW California Street Portland, OR 97219 RE: Completeness Review-Amell Office Building Case File Nos. SDR2007-00007,VAR2007-00027 Dear Gary: The City has received your submittal for Site Development Review (SDR2007-00007) to construct an office building at 11725 SW 68th Parkway; WCTM 1S136DD, Tax Lot 3290. Staff has determined your application to be complete as of 12/5/2007. The review process now begins and is estimated to take 6 to 8 weeks. Please be aware that staff has not reviewed the application for compliance with the relevant code criteria and may request additional items during the review period. If you have any questions, feel free to contact me at (503) 718-2712. Sincerely, Emily Eng Assistant Planner Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 ADDITIONAL DOCUMENTS Emily Eng From: Gus Duenas Sent: Wednesday, January 30, 2008 12:32 PM To: Kim McMillan; Dick Bewersdorff; Emily Eng; Tom Coffee; Gary Pagenstecher Subject: FW: TIF Overview Attachments: Agustin P Duenas P E .vcf; image001.jpg I called Steve Kelley and requested support (in writing) of the 20%figure that is now what the TIF captures in the impact of future growth.The response from Blair Crumpacker and Steve is as shown below. C. Agustin P. Duenas, P.E. City of Tigard C City Engineer (503) 718-2470 (503)969-4139 - gus @bgard-or.go•r 13125 SW Hall Boulevard Tigard, Oregon 97223 ..,w,.:.tioard-or.ao: From: SteveL Kelley [mailto:SteveL_Kelley©co.washington.or.us] Sent: Wednesday, January 30, 2008 11:52 AM To: Gus Duenas Cc: Blair Crumpacker Subject: FW: TIF Overview Hi Gus, Blair pulled together how the 20% calculation worked for the Transportation Funding Plan. See below. The Washington County Transportation SDC development has considerably more needs identified than the transportation funding plan. This is due not only to using 2008 dollars and adding several additional projects, but it also includes a large set of transit improvements, plus some minimal administration costs. The result is that the transportation SDC includes about 2.7 billion in future need (as compared to the funding plan 1.7 billion in future need). Hope this helps. Let me know if you have any questions. Steve L Kelley, AICP Senior Transportation Planner Washington County 155 N First Ave, Suite 350-14 Hillsboro, OR 97124-3072 503-846-3764 fax: 503-846-4412 Original Message From: Blair Crumpacker Sent: Wednesday, January 30, 2008 11:31 AM To: SteveL Kelley Subject: TIF Overview 1 Steve ... Here's a broad recap on how we get to the 20 percent TIF number in the Funding Plan,which identifies and analyzes the transportation needs identified in adopted county and city Transportation Plans. The Funding Plan compilation and analysis identifies$3.7 billion of local government transportation system capital needs,$2.7 billion of which are safety and capacity needs on arterials and collectors. To address this $2.7 billion need over a 20-year period requires approximately$136 million per year. Of this annual need, approximately$86 million are future needs and$50 million are existing needs. TIF's ten year average revenue generation (including credits and interest) is approximately$17 million,which is approximatley 20 percent of the $86 million annual need. Two things to keep in mind: • This is a snapshot in time. Costs and resources are as of 2007,with no interest earnings or cost inflation factored in. Obviously these will have huge impacts. • This assumes TIF takes care of all future capital needs on currently eligible facilities. While this makes for easy calculation,it is not consistent with policy,which calls for at least partially directing other revenue sources toward future needs as well. Each of these two factors works to moderate the impact of the other to some degree. With regard to existing TIF and past experience,all I have is the recollection that the fee was adopted based on what was politically achievable in the mid-1980s,which was,I believe, around 25 percent of the future need identified at that time. Since then the percentage of that need covered has dropped because 1) project costs have gone up at greater rate than the TIF rate,and 2) facilities have been added to the eligible project list, increasing the identified need. Hope this helps Blair Crumpacker Senior Planner,Planning Division Land Use and Transportation 503.846.3878 blair crumpacker@co.washington.or.us 2 Emily Eng From: Gary Shepherd [gary@oregonlandlaw.com] Sent: Wednesday, February 06, 2008 4:55 PM To: Emily Eng Subject: RE: Arnell Office Building (Tigard) Emily — if this email is sufficient, I, on behalf of my client agree to a 40 day extension of the 120-day rule. Please let me know if you need something more formal. Gary Original Message From: Emily Eng [mailto:Emily @tigard-or.gov] Sent: Wednesday, February 06, 2008 4:52 PM To: 'Gary Shepherd' Cc: Dick Bewersdorff; Kim McMillan; 'jay @h-mc.com' Subject: Arnell Office Building (Tigard) Gary: On behalf of the City, I am requesting an extension to the 120-day deadline for the Arnell Office Building decision (SDR2007-00007/VAR2007-00027). You have requested that we issue the decision after City Council decides on the proposed LID affecting your project. Please consider extending the deadline for 40 days to (May 13, 2008) to allow for any necessary revisions and adequate time for an appeal. Thank you. Sincerely, Emily Eng Emily Eng Assistant Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 P: (503) 718-2712 F: (503) 718-2748 www.tigard-or.gov No virus found in this incoming message. Checked by AVG Free Edition. Version: 7.5.516/Virus Database:269.19.20/1262 - Release Date:2/6/2008 9:13 AM No virus found in this outgoing message. Checked by AVG Free Edition. Version: 7.5.516/Virus Database: 269.19.20/1262-Release Date: 2/6/2008 9:13 AM 1 City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga. JR 97223 • August 10, 2009 .TIG-ARD Gary P. Shepherd 0244 SW California Street Portland, Or 97219 RE: Site Approval Extension Request (SDR2007-00007)(VAR2007-00027) Dear Mr. Shepherd, Per your letter dated August 6, 2009,you have requested an extension of approval for Site Development Review of the Arnell Office Building (SDR2007-00007) and its accompanying Variance (VAR2007-00027),both of which are due to expire September 11,2009. Tigard Municipal Code Section 18.360.030.D includes the following criteria regarding extension of an approved Site Development Review: D. The Director shall, upon written request by the applicant and payment of the required fee,grant an extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original site development review plan as approved by the Director; The applicant proposes no changes to the approved plan; therefore, the request is consistent with this criterion. 2. The applicant can show intent of initiating construction on the site within the one-year extension period; The applicant has cited economic and financial conditions as the reasons for the extension request. The request is consistent with this criterion;however, applicant is hereby reminded construction must commence within the one-year extension. This criterion is satisfied as noted. 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. After reviewing the plans, staff concurs that there have been no changes to the applicable Comprehensive Plan policies or ordinance provisions on which the approval was based. Therefore, this criterion is satisfied. SDR2007-00007&VAR2007-00027 Extension Response 081009 Page 1 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 r Conclusion: The applicant has submitted a written request and paid the application fee.The criteria for extensions have been met as indicated in the findings above.Therefore,the Applicant is granted an extension for SDR2007-00007 and VAR2007-00027 not to exceed one year or until September 11, 2010. 4441#4/0 Y—//1-04/ Darrel"Hap"Watkins Date Assistant Planner CC: File SDR2007-00007 and VAR2007-00027 Charles Arnell,Applicant SDR2007-00007 &VAR2007-00027 Extension Response 081009 Page 2 S. William C. Cox attorney at law Gary P. Shepherd Of Counsel Land Use, Real Estate and Development Consultation (503)233-1985 RECEIVED PLANNING AUG 1 0 2009 August 6, 2009 CITY OF TIGARD Dick Bewersdorff,Planning Manager City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Extension of Approval Request Amell Office Building SDR2007-0007,VAR2007-00027 Dear Mr. Bewersdorff: This office represents Charles Arnell. Pursuant to the Tigard Community Development Code § 18.360.030.D,applicant requests an extension of the approval period for one year. The decision was final on March 11,2008. Pursuant to CDC § 18.360.030 the approval is valid for a period of 18 months and is set to expire on September 11,2009. Applicant requests an approval period through September 11,2010. Section 18.360.030.D provides: "The Director shall,upon written request by the applicant and payment of the required fee,grant an extension of the approval period not to exceed one year, provided that: 1. No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period; and 3. There have been changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based." Like many of my clients in a similar situation,due to the current construction and financial climate, applicant has been unable to proceed with construction. Applicant intends on completing the project as soon as he is able to organize the necessary fmancial backing. The additional year will provide applicant with time needed to proceed with the approved development. The development also involves street improvements that will benefit the City. As such, an extension of time is also in the interest of the public. No changes have been made to the original site development review plan approved by the City. Applicant is not aware of any 0244 S.W. California Street • Portland, Oregon 97219 • (503) 246-5499 • FAX (503) 244-8750 change to the applicable comprehensive plan policies and ordinance provisions upon which approval was based. Respectfully,applicant requests his extension request be granted. Enclosed is the required fee in the amount of$266. If you have any questions, please call. I thank you for your assistance in this matter. Sincerely, Gary P. Sheph= d CC: client • CITY OF TIGARD RECEIPT 1 p pl .!11111 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T1QARL) Receipt Number: 174778 - 08/10/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2007-00007 Approval Extension 1003100-43116 $232.00 SDR2007-00007 Approval Extension-LRP 1003100-43117 $34.00 Total: $266.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 1312 STREAT 08/10/2009 $266.00 Payor: Oregon Land Law LLC Total Payments: $266.00 Balance Due: $6,169.69 Page 1 of 1 Thursday, October 18, 2012 T I G A R D City of Tigard Charles Arnell 12405 SW 18th Avenue Portland, OR 97222 RE NOTICE OF EXPIRATION OF LAND USE APPROVAL. Project Type: Site Development Review Project Name: Arnell Office Building Project Number: SDR 2007-00007 Tax Lot Number: 1S136DD-3290 Expiration Date: December 31, 2012 Dear Mr. Arnell: The purpose of this letter is to serve as a courtesy reminder that the Land Use Approval listed above will expire at close of business, Monday, December 31, 2012. In recognition of the effects of the economic downturn, the Tigard City Council passed Development Code Amendment (DCA) 2010-00001 on April 27, 2010 to extend until December 31, 2012 the Land Use Approvals for Site Development Reviews and Minor Land Partitions that otherwise would have expired between July 1, 2008 and December 31, 2011. This is incorporated in Tigard Municipal Code 18.420.030.D.2 which states that: "Approval periods for land partitions lapsing between July 1, 2008 and December 31, 2011 shall be automatically extended through December 31, 2012. No further extensions will be granted." According to our records, your original approval for the above project would have expired during that July 1, 2008—December 31, 2011 period and that approval was, therefore, extended by DCA2010-00001 until December 31, 2012. No further extension is available. You can secure your Land Use Approval against expiration if you can document substantial construction of the approved plan to this office prior to close of business, Monday, December 31, 2012. Please let us know if you anticipate submitting such documentation. Sincerel Or b rt Shields Program Development Specialist 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov