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SDR2007-00006 SDR2007 00006 DOLAN COMMERCIAL BUILDING NOTICE OF TYPE II DECISION il! SITE DEVELOPMENT REVIEW(SDR) 2007-00006 pr DOLAN COMMERCIAL BUILDING 120 DAYS = 3/27/2008 SECTION I. APPLICATION SUMMARY FILE NAME: DOLAN COMMERCIAL BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00006 Adjustment(VAR) VAR2007-00043 PROPOSAL: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An Adjustment to the access spacing standard of 200 feet to 180 feet is also requested for the existing driveway. APPLICANT/ Dolan and Company,LLC APPLICANT'S QDA OWNER 1919 NW 19th Ave. REP.: Attn: Dustin Johnson Portland, OR 97209 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 LOCATION: 12500/12540/12550 SW Main Street;WCIIVI2S102AC,Tax Lots 600 and 700. ZONE: C BD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district,are permitted outright. A wide range of uses,including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request 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 SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 1 OF 28 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF DEMOLITION PERMITS: 1. Prior to issuance of site permits the applicant shall submit a tree protection plan to the City,Arborist for review and approval-that shows specifications per the project arborist s recommendations. In addition to parkin lot trees, the plan shall also indicate protection methods for neghboii trees such as the 21" Douglas Fir on the east property line. "I'he tree protection sheet &hall include a signature of approval from the project arborist. 2. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arbonst prior to commencing any site work The tree protection fencing shall remain in place through the duration of all o the building construction phases until the Certificate of Occupancy has been approved. Contact Todd Prager,CC.ity Arbonst,at(503) 639-4171 x2700 for an inspection. All trees to be reserved that will be in close proximity to construction activities shall be protected with five or six p(5'- 6') foot high chain link fences.Please have the applicant demonstrate which trees will be protecte with plastic and which will be protected with chain link. 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. 3. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Qty Arboi st, at least once every two weeks as the Project Arborist monitors the construction activities from initial tree protection zone ,,IPZ) fencing msrallation through the building construction phases. The reports shall evaluate Lie condition and location of the tree protection fenciri,g, determine if any changes occurred to the TPZ, and if any part of.the Tree Protection Plan Has been violated. If the reports are not submitted to the City Arborist at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. 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 rotection 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. 4. Obtain a demolition permit from the Tigard Building Division. (STAFF CONTACT: Building Permit Technicians,Building Division). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division(Cheryl Caines,639-4171,ext. 2437) for review and approval: 5. Prior to site permit, The applicant shall provide a copy of the recorded Driveway and Access Easement Agreement tor the shared access with tax lot 700 to the west. 6. The applicant shall submit a revised landscape plan for final review and approval by the City Arborist that shows street trees at a minimum 2" caliper,preferably Raywood Ash (Fraxinus oxycarpa). 7. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 2 OF 28 8. Prior to site permit issuance the applicant shall submit a revised site plan for review and approval that shows the following: A. Location of and signage for one carpool/vanpool space that meets the requirements of 18.765.030 (F). B. One of the following: (1) Wheel stops for parking spaces along the boundary or adjacent to interior landscape islands or(2) revised a landscaping percentage calculation that excludes the three feet of car overhang for these spaces. C Dimensions of parking spaces that meet the minimum requirements of 8.5' x 18.5' for standard spaces and 7.5'x 16.5'for compact spaces. D. Fourteen Bicycle parking spaces. 9. Prior to site work,the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mite ation required. An trees successfully planted on or off-site, in accordance with an approved Tree litigation Plan and yI'DC 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 i permits whichever is first. After the plan is approved and the trees are planted, the project arbonst shall submit a letter to the City Arbonst to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting ppoint 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 to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 10. 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. Three (3) sets of detailed public improvement plans shall be submitted for review to the En rneeng Department. NOTE: these plans are in addition to any drawings required bby the Building Dnivision and should only include sheets relevant to public improvements. Public Faci i Immpprovement (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). 11. 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. 12. 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. 13. Prior to issuance of the Site Permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering Division). 14. 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 Division). 15. Additional right-of-way shall be dedicated to the Public along the frontage of Main Street to increase the right-of-way to 37 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 3 OF 28 16. The applicant shall revise their plans to provide a 5 foot planter and 8 foot sidewalk or execute a Restnctive Covenant whereby they agree to complete or participate in the future improvements of SW Main Street adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement Distract, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, G when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 17. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineenng Department (Kim McMilan) as a part of the Fublic Facility Improvement (PFI) permit plans. 18. During issuance of the Site/Building permit, the applicant shall pay the standard water quantity fees based on new impervious surface area(fee amounts will be the latest approved by CWS). 19. 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 Maim IA February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division (Ch I Caines, 639-4171, ext. 2437) for review and approval: 20. Prior to building permit issuance the applicant shall submit a revised tree mitigation plan for review and approval by the City Arbonst THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Planning Division (Cheryl Caines, 639-4171, ext. 2437) for review and approval: 21. 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. 22. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. (Contact Maris Buxton, Permit Coordinator, to obtain forms and instructions for recording). 23. Prior to final building inspection, the applicant shall contact the Staff Planner, Cheryl Gaines, 639- 4171, ext. 2437 for final walk-through. All site improvements must be completed per approved plans and outdoor storage/unapproved dumpsters eliminated. 24. A separate sign permit will be required for all tenant signage prior to installation. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 25. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Division. NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 4 OF 28 26. 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. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN (18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The 1.83 acre site is made up of two parcels, tax lots 600 and 700. Tax lot 700 is developed with two buildings and accessory parking. One building is used for bulk retail(A-Boy Su ply Compan and the other is a mix of office and retail. Tax lot 600 now has a commercial building (Tigard Glass Co.) that will be removed and a new, mixed-use building will be constructed. Proposed uses are first story retail (4,260 square feet) and second story office (3,300 square feet). Tax lot 700 is adjacent to Fanno Creek, and therefore sensitive lands are located on the site. No sensitive lands are present within the construction area. Site History. Staff conducted a search of City records for the subject property and found a Conditional Use (CU3-74) that approved the glass shop use within a vacant commercial building on tax lot 600. Site Development Reviews were approved in 1989 (SDR89-13), 1991 (SDR91-00005), and 1998 (SDR98-00003) for the A Boy and other retail buildings. Plans have changed slightly with each application. The applicant appealed the 1989 decision. In June of 1994 the U.S. Supreme Court ruled in a 5-4 decision that the City of—Tigard had demonstrated a legitimate public interest in requiring dedication of floodplain and greenway area along Fanno Creek plus construction of a bicycle/pedestrian pathway within the greenway. However, the City had not demonstrated the required degree of connection between the conditions and the impacts on the community by the proposed development. The U. S. Supreme Court remanded the application back to the City to demonstrate the required connection. In 1995, the City issued a decision with revised conditions of approval. A lawsuit filed by the Dolans was settled out of court and the settlement concluded all claims. No other significant land use decisions have been issued for either parcel involved with this development. Vicinity Information: The subject site is located on Main Street within Tigard's downtown. Parcels surrounding the site are zoned Central Business District (CBD) like the subject property. A range of commercial uses are present in the downtown. Most of the neighboring sites are retail or eating/drinking establishments. An existing single- family home borders the site along a portion of the site's northern boundary. Fanno Creek Park is to the southwest. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. One phone call was received from the existing buildings tenant regarding timing of demolition. Staff cannot determine when demolition may occur and suggested contacting the property owner about the project's schedule. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 5 OF 28 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Variances and Adjustments 18.370 B. Zoning Districts 18.520 Commercial Zoning Districts C. 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 D. Specific SDR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Decision Making Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. VARIANCES AND ADJUSTMENTS Section 18.705.020.C.5 states that 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 the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; • The request is the minimum adjustment required to provide adequate access; • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. The proposed building will utilize the parking lot and driveway of the existing commercial development on tax lot 700 to the west. This driveway provides vehicular access from Main Street. No new access points are proposed. This driveway is approximately 180 feet from another driveway across the street. The spacing standard along Main Street (a collector) is 200 feet. There are no possible access points along the site that would meet the spacing standard in relation to other driveways on ZVlain Street. Due to existing development and environmenta_ constraints, this site's access cannot be combined with neighboring parcels, and the site only has frontage along Main Street. Both tax lots that make up the site are under the same ownership, therefore shared access for these parcels is proposed. Existing buildings prevent the access from being moved to a location on-site that is closer to complying with the standard, making this adjustment the minimum required. A preliminary sight-distance certification was provided by the applicant's engineer. In addition, no problems have been noted with the access point in regards to traffic or pedestrian circulation. Visual clearance requirements are exempt within Tigard s Central Business District. FINDING: Based on the information provided,the access spacing adjustment criteria have been met. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 6 OF 28 B. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the CBD: Central Business District. The proposed uses, general office space and sales- oriented retail, are outright permitted in the zone. The building to be removed on tax lot 600 is being used as a glass shop. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD CBD Proposed Minimum Lot Size None 79,800 sq ft Minimum Lot Width None 50 ft Minimum Setbacks - Front yard 0/30 ft[1] 0 ft - Side facing street on corner&through lots 0/30 ft N/A - Side yard 0/30 ft 0 - Rear yard 0/30 ft 5.50 ft - Distance between front of garage &property line abutting a public or private - - street. Maximum Height 80 ft 27 ft 8 in Maximum Site Coverage 85% 72% Minimum Landscape Requirement 15% 28% [1]There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. As demonstrated in the table above, the proposal complies with the underlying zone development standards. The proposed measurements above are taken from the site plan because no figures were provided within the narrative. The site does not abut a residential zone;therefore the minimum setbacks are zero. The plan cover sheet shows figures of 30% landscaping_and 72% site coverage which differs from the narrative. There must be an error in the calculations. Irregardless, the minimum landscape requirement is 15% and that standard is met by either figure. Interim requirements in the CBD zone. 18.520.060.B states that in the absence of an adopted design plan, the following issues, under must be addressed for new developments as necessary to serve the use and provide for projected public facility needs of the area,pursuant to Chapter 18.810 as determined by the Director. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives: (1) The development shall address transit usage by residents, employees and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: a. Orientation of buildings and facilities toward transit services to provide for direct pedestrian access into the building(s) from transit lines or stops; b. Minimizing transit/auto conflicts-by providing direct pedestrian access into the buildings with limited crossings in automobile circulation/pparking areas. If pedestrian access crosses automobile circulation/parking areas,paths shall be marked for pedestrians; c. Encouraging transit-supportive users by limiting automobile support services to collector and artenal streets; and d. Avoiding the creation of small scattered parking areas by allowing adjacent developments to use shared surface parking, parking structures, or under-structure parking; NOTICE OF TYPE H DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 7 OF 28 The site is approximately within 50 feet of a bus stop (Tri-Met route 12 along Main Street). The proposed building has entrances directly onto Main Street. Vehicular access is limited to the one shared driveway near the west end of the site. The development will utilize shared parking on tax lot 700, thereby eliminating scattered,isolated parking areas and minimizing vehicular/pedestnan interaction. (2) The development shall facilitate pedestrian/bicycle circulation if the site is located on a street with designated bike paths or adjacent to a designated greenway/open space/park. Specific items to be addressed are as follows: a. Provision of efficient, convenient and continuous pedestrian and bicycle transit circulation systems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited into an account for the purpose of constructing paths; b. Separation of auto and truck circulation activities from pedestrian areas; c. Encouraging pedestrian-oriented design by requiring pedestrian walkways and street level windows along all sides with public access into the building; d. Provision of bicycle parking as required under Subsection 18.765.050; and e. Ensure adequate outdoor lighting by lighting pedestrian walkways and auto circulation areas. Bike lanes are not required on Main Street. A pedestrian/bike pathway adjacent to Fanno Creek runs along the western boundary of tax lot 700. The pathway has been constructed. No further greenway dedication is required for this pathway. Sidewalks connecting to the pathway are provided within the downtown. The building is designed with street level windows and entrances from Main Street. Bicycle parking is also provided on Main Street at these entrances. The sidewalks are lit by street lights and the parking area is lit by a combination of building mounted lights and freestanding light poles. (3) Coordination of development within the action area. Specific items to be addressed are as follows: a. Continuity and/or compatibility of landscaping, circulation, access, public facilities and other improvements. Allow required landscaping areas to be grouped together. Regulate shared access where appropriate. Prohibit lighting which shines on adjacent property; b. Siting and orientation of land use which considers surrounding land use, or an adopted plan. Screen loading areas and refuse dumpsters from view. Screen commercial and industrial use from single-family and residential through landscaping; and c. Provision of frontage roads or shared access where feasible. Street trees are proposed along Main Street. The new building will take up most of tax lot 600. The applicant has worked with City staff to design the building incorporating preliminary, downtown design standards yet to be adopted. These include street-level windows, articulation along the street facade, and a continuous storefront along Main Street. Most of the landscaping is pre-existing and few changes are proposed. The new refuse collection area will be screened from view by a fence. -Parking and access for the new building will be through an existing parking lot and driveway on tax lot 700. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.530, 18.705, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access,Egress and Circulation(18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE H DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 8 OF 28 The applicant has provided a site plan that shows access to Main Street via an existing driveway within the development site. This driveway does not meet the standard for access spacing along a collector, and therefore the applicant has requested an adjustment to the standard. The adjustment has been addressed previously. This standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactorylegal evidence shall be presented in the form of deeds,easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is proposed with an existing drive on tax lot 700 to the west. Tax lots 600 and 700 are currently under the same ownership. The applicant states that a joint access agreement will be recorded. A condition of approval will ensure this standard is met. CONDITION: Prior to site permit, the applicant shall provide a copy of the recorded Driveway and Access Easement Agreement for the shared access with tax lot 700 to the west. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or pnvate street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building will be accessible from SW Main Street, which is maintained as a public street. Therefore,this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned,an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No new curb cuts are proposed with this application. This standard does not apply. Walkways: 18.705.030(F) requires that 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 13e constructed between new and existing developments and neighboring developments; The building is proposed directly adjacent to Main Street. Plans show building entrances having access to the public sidewalk along Main Street. Connections are also provided between each building on-site by existing sidewalks. 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; All sidewalks on site are at least five feet wide and have curbs for separation from the parking areas. One existing walkway crosses a traffic aisle. Pavement striping has been provided. Based on the applicant's narrative,the new sidewalk on Main Street will be concrete. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 9 OF 28 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. All on-site walkways are pre-existing and the existing conditions plan shows light poles throughout the parking lot. The new sidewalk along Main Street will be concrete. Access Management: Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO . A sight distance certification was submitted by CIDA Engineering, dated September 20, 2007, for the proposed Main Street access located 143 feet west of the site s west property line. The speed limit on Main Street is 20 mph, requiring a minimum of 200 feet of sight distance. ,The engineer states that the southwest- bound lane has 244 feet of sight distance in the on-coming direction, while the northeast-bound lane is clearly visible for 405 feet. Therefore,sight distance criterion is met. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. The proposed driveway access is located approximately 250 feet from the intersection of Burnham Road and Main Street,thereby meeting this criterion. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along, collector shall be 200 feet. The minimum spacing of driveways and streets along an along shale 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has requested an adjustment to the spacing standard of 200 feet minimum along a Collector in accordance with 18.370. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development will utilize an existing driveway. The access is 30 feet wide with 30 feet of pavement. Truck traffic is not expected to significantly increase to the site with the mixed-use building. The access is designed for truck access to existing retail uses. No further conditions will be placed on the decision regarding access. FINDING: The access requirements have not been met, but can be as conditioned above. 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 10 OF 28 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. This is a new mixed-use building (retail and office) within an existing �commercial development. Both sales-oriented retail and office uses are permitted outright within the CBD zone. The applicant has not indicated that the above standards will be met; however, based on the provision of adequate trash and recycling area, and the fact that the proposed use is not likely to generate excessive noise,visible emissions, odors, glare and heat, or harbor insects and rodents this standard is satisfied. Ongoing maintenance to meet these standards shall be maintained and any vio]ation of these standards will be addressed by the City of Tigard's'Code Enforcement Officer. FINDING: The Environmental Performance Standards are met. Landscaping and Screening(18.745): 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 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 lanting 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. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurnberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and landscaping shall be installed in accordance with the provisions of this title. 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). NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 11 OF 28 The applicant states that there are three trees on the NE corner of tax lot 600. These trees are too close to the existing Tigard Glass building and will have to be removed. Landscaping near the NE corner of tax lot 700 will be removed to provide access to the new building from the parking area. All other landscaping will remain. Tree protection is not shown on the submitted plans. Existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas fir on the east property line may or may not be impacted by construction activities on site. The applicant must protect vegetation and trees on adjacent parcels as well. Conditions of approval under the tree removal section of this decision will ensure that trees on and near the site will be protected during construction. Accepted methods of protection are also outlined under the Tree Removal section. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small,medium or large). Proposed street trees are 2" Chanticleer Flowering Pear to match existing trees along the site's frontage. This tree is on the Tigard Street Tree List. In order to be consistent with future downtown development, Raywood Ash (Fraxi nus oxycarpa) is preferred. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. Tax lot 600 is bordered by retail shops and office uses. Tax lot 700 is adjacent to a mix of developments that include boat sales, restaurants and an older single-family home. All parcels are zoned Q3D like the subject property. Based on the site plan, no buffering was provided between the lot with the single-family residence and-the parking lot on tax lot 700. This boundary is not within the proposal's construction area. In order to meet the requirements, several parking spaces would be lost. Therefore the buffering along. boundary is considered non-conforming. If changes are proposed to this boundary in the future, buffering must meet standards in place at the time of application. This standard has been met. Screening: Special Provisions: Section 18.745.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between 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 of one (1) tree for each seven(7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage-by some form of wheel guard or curb. The parking lot is screened from Main Street since it is located behind the buildings on tax lot 700. Some landscaping was provided when the parking lot was constructed to screen it from properties to the south and east. Lancscape islands were also constructed within the parking area. Trees meet the ratio of one for every seven parking spaces and are evenly distributed throughout the parking lot. No further screening is required with this decision. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Plans do not show any new service facilities other than trash collection areas. The applicant states under the Site Development section of the narrative that screening for anticipated roof-top equipment will be accomplished with adequate setbacks from the front and rear parapets of the proposed building. NOTICE OF TYPE H DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 12 OF 28 Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The site plan submitted shows a trash enclosure consisting of a 6' CMU wall and a metal gate with redwood slats,therefore this standard is met. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below,the standards will be met. CONDITION: The applicant shall submit a revised landscape plan for final review and approval by the City Arborist that shows street trees at a minimum 2" caliper, preferably Raywood Ash (Fraxinus oxycarpa). 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. 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 Standards method of compliance. As outlined below the minimum standards requirement is met. A written sign-off from the franchise hauler was not provided with the application. Uns standard can be met conditionally. 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 rocated 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 arking 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 to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. 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). 2 Retail: 10 square feet/1,000 square feet GFA. 3 Industrial: 6 square feet/1,000 square feet GFA. 4 Institutional: 4 square feet/1,000 square feet GFA. 5 Other. 4 square feet/1,000 square feet GFA. The new proposed uses are 4,260 square feet of retail and 3,300 square feet of office. Based on the size requirements above,the applicant must provide 66 square feet of storage area for a 7,560 square foot building. There is an existing 10 ft. x 10 ft. trash enclosure on the SW portion of the site for the existing buildings. A new 13'4" x 7' 4" closure is proposed near the new building in the existing parking area on tax lot 700. This area is approximately 97 square feet. The minimum storage area requirements are met. No setbacks are required for the site. Both enclosures are behind existing buildings but are visible to users. Since the enclosures are located near the buildings and parking areas,security is increased. Storage areas are not located NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 13 OF 28 within parking spaces and do not impede on-site or off-site traffic. There are two illegal dumpsters within parking areas on-site that are not shown on the proposed plans. These dumpsters must be removed prior to the Planning Division final inspection (condition#23). 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 narrative indicates that bins and totes shall be of local franchise standards for commercial service containers. Three yard bins and 90 gallon totes will be provided. These will be clearly labeled. Collection areas will be hidden by screening. A detail on page A0.3 of the plans shows the enclosure as a 6' CMU wall with a 10'wide gate opening. FINDING: The Mixed Solid Waste and Recyclable Storage standards can be met as conditioned. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. Off-Street Parking and Loading(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Oft street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: a) commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 300 Teet 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. The parking lots associated with this project are directly adjacent to the proposed building, in compliance with this standard. On-street parking is also available along SW Main Street. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation Uo 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 oint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. The development will consist of one existing bulk retail building, one existing mixed-use building and the new mixed-use building. The applicant will be meeting the required parking for mixed-use projects since the peak hours of operation overlap for this project. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle arking required for that use in Section 18.765.060; 2) Secondary use, i.e., that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 14 OF 28 This proposal is considered a mixed-use project as it will contain a variety of uses. The applicant is providing 68 parking spaces,and therefore meets the criterion. Parking is calculated as follows: USE SQUARE FOOTAGE MINIMUM SPACES TOTAL REQUIRED MINIMUM P Use: Bulk 16,995 171,000 17 Retail 100%) Secondary Use: Retail 7,260[1] 3.7/1,000 25 (90%) Subsequent Use: Office 11,000 2.7/1,000 24 (80%) Total 66 [1]Table 18.765.2,footnote 5 states: new buildings or existing buildings abutting Main Street that undergo remodeling,provided the original square footage remains the same,are not required to add additional off-street parking. Therefore,only the additional square footage for the building on tax lot 600 and existing square footage on tax lot 700 were considered in calculating the parking requirement. The maximum is 150% of the total minimum parking required (66 x 1.5 = 99). Only 68 spaces are proposed,therefore the minimum requirements and maximum allowances are satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore,this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parkin for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. The applicant states that both short term (retail) and long term (office) parking is provided. The office use requires 23 spaces; 5% is equivalent to one (1) space. The applicant states that one carpool/vanpool space will be provided to meet this requirement. The location of this space is not indicated on the site plan. FINDING: The criterion for carpool/vanpool parking has been met with the exception of location. This standard can be met conditionally. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized,signed and marked as required by these regulations. Based on the 2004 Oregon Structural Specialty Code the applicant must provide 3 accessible parking spaces. Final determination of the number of required ADA spaces and review of space design will be made during the review of the building permit application. Four existing spaces are shown on the site plan which appears to be in compliance with the ADA requirements. DEQ indirect source construction permit: All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: 1. Acquire an Indirect Source Construction Permit; or 2. Investigate the feasibility of installing oil and grease separators NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 15 OF 28 The parking lot only contains 68 parking spaces. This criterion does not apply. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and providde maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation• access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public nght-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop-off grade separated areas within the parking area. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces are clearly marked with striping. Access aisles are clearly marked by landscape islands and curbing that set the direction of flow. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Curbing but not wheel stops are shown on the site plan. The applicant has included the front three feet of the parking stall within landscaping)percentages. In order to meet this requirement, the applicant must install wheel stops or show that the-landscaping requirement is met excluding the three feet of landscaping for car overhang. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. This criterion is not addressed within the narrative and dimensions are not called out on the plans. Staff has scaled off dimensions from the site plans submitted and all spaces range from 8 to 9 feet wide and 11 to 19 feet deep. These depths do not meet the standard. Aisles are all 24 feet or greater in width to provide for two-way traffic flow. The site plan indicates that 19 of the 68 spaces are compact. This standard can be met conditionally with a revised site plan. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 16 OF 28 Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street,signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Bicycle parking is provided at the front entrance for the new building. This proposed location is not within parking aisles, landscape areas or pedestrian ways. Bicycle parking is clearly visible from the street. This criterion has been met. Bicycle Paiiiing Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 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 parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved-for bicycle parking only. Outdoor bicycle parking facilities 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 applicant has.provided a detail of the bike rack to be used; and bicycle parking is shown on the site plan. All areas of parking meet the spacing and maneuverability requirements. A second story projection will provide cover for the bicycle parking. The rack is proposed on the concrete plaza in front of the building and will be secured to the concrete. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for the existing square footage is 10.68 or 11 spaces. An additional 2.95 or 3 spaces are required for the new building. The total is 14 spaces. The applicant has proposed 13, but the standard can be met as conditioned below. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. As discussed under Mixed Use Projects above, a minimum total of 66 off-street parking spaces are required. A maximum of 99 is spaces is allowed. The applicant is proposing 68,therefore this standard is met. Upon a recent site visit Staff observed parking spaces being utilized as storage areas for bath/shower units and two dumpsters not shown on the proposed site plan. Outdoor storage is not allowed in the Central Business District, and dumpsters cannot be within parking spaces and must be screened from view. These items must be removed from the site prior to the Planning Division's final inspection (condition#23). Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 17 OF 28 One loading space exists for the 16,995 square foot, bulk retail building. The existing 5,978 square foot and new 7,560 square foot buildings do not require off-street loading spaces. This criterion is met. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied;however,if the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to site ermit issuance the applicant shall submit a revised site plan for review and approvalpthat shows the following: A. Location of and signage for one carpooVvanpool space that meets the requirements of 18.765.030 (F). B. One of the following: (1) Wheel stops for parking spaces along the boundary or adjacent to interior landscape islands or (2) revised a landscaping percentage calculation that excludes the three feet of car overhang for these spaces. C Dimensions of parking spaces that meet the minimum requirements of 8.5' x 18.5'for standard spaces and 7.5'x 16.5'for compact spaces. D. Fourteen bicycle parking spaces. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the GG Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future, a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. Tree Removal(18.790): Section 18.790.030 requires a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review,planned development or conditional use is filed. Protection is pre}erred over removal wherever possible. As required, the applicant submitted a tree plan conducted by Terry Flanagan, a certified arborist. However, the report does not contain the four required components,and is therefore in need of revision (see comments below Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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 remove 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 remove 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 18 OF 28 The applicant plans on removing 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is $1,875.00 (15 caliper inches x$125/caliper inch x 100%). The mitigation plan (sheet L2) shows trees to be planted within landscape islands and along the eastern and southern boundaries. These landscape islands already have existing landscape trees and light poles leaving little room for additional trees. One solution is to plant more trees where possible along the boundaries. Mitigation trees need to be planted in order to provide for their unobstructed growth to maturity. The mature canopy spread for the mitigation trees (Honeylocust) is about 30'. Therefore they should be spaced 30'apart,and at least 15'from buildings. Honeylocust is an invasive species and should not be utilized near a natural area like Fanno Creek. The applicant should work with the City Arborist to choose a less aggressive species. A revised mitigation plan is conditioned below. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the Arborist Report and on the applicant's Tree Mitigation Plan (L2). 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Sheet C1.0 of the plan set indicates that the work area will encompass portions of the existing parking lot that contain trees. This existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas Fir on the east roperty line may or may not be impacted by construction activities on site. The project arborist must address the protection requirements for adjacent vegetation as well. The tree protection plan (indicating protection methods for parking lot and neighboring trees) shall 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. No trees above 6'DBH are being retained. This standard does not apply. CONDITIONS: Prior to building permit issuance the applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. • 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 1DC 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 19 OF 28 . Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that show specifications per the project arborist's recommendations. In addition to parking lot trees, the plan shall also indicate protection methods for neighboring trees such as the 21" Douglas Fir on the east property line. The tree protection sheet shall include a signature of approval from the project arborist. . Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the Qty Arborist prior to commencing any site work The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Contact Todd Prager, City Arborist,at (503) 639- 4171 x2700 for an inspection. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. The applicant indicates which trees will be protected with plastic and which will be protected with chain link. 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. . The applicant shall have an on-going responsibility to ensure that the Project Arbonst has submitted written reports to the City Arborist, at least once every two weeks, as the Pro ject Arborist monitors the construction activities from initial tree protection zone fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if an changes occurred to the TPZ,and if any part of the Tree Protection Plan has been v violated If the reports are not submitted 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. 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 qty 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 surmnary.report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • 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. • Prior to issuance of any Certificates of Occupancy,the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6" diameter maybe removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. (Contact Mans Buxton, Permit Coordinator, to obtain forms and instructions for recording). NOTZC£OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 20 OF 28 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. The site is located within the Central Business District (CBD). Visual Clearance standards are exempt within this zoning district. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage); and 18.360.090.14 (Provision for the Disabled). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3. and the City of Tigard"Significant Habitat Areas Map. There are three trees on the new building site. This parcel is 50 feet wide. In order to rovide a continuous facade in the downtown, all three trees must be removed. One tree is greater than 12" DBH and will be replaced as required by the landscaping standards of Chapter 18.745 and 18.630. The site is not in an area identified as prone to sliding. The Deputy Fire Marshall has submitted comments located under agency comments. Fanno Creek runs along the western boundary of tax lot 700 and a portion of this_parcel is within Highest and Moderate Value habitat area. The construction area is not within habitat area. The Clean Water Services pre-screening assessment indicates that the proposed activity will not significantly impact the sensitive area around Fanno Creek. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain,the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain.This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Although the building site (tax lot 600) is not adjacent to Fanno Creek and the 100-year floodplain,tax lot 700 is adjacent. Dedication was addressed within the previous Site Development approvals and subsequent appeals. The pathway has now been constructed. No further dedication is necessary with this application. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 21 OF 28 Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Intenor laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and-the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The applicant has provided elevation details and floor plans to illustrate where windows will be located. A small portion of the new building is adjacent to the off-street parking area. Glazed doors with overhead relites are proposed in this area for the surveying of outdoor activity. Mail intakes will be from Main Street. According to the applicant, there is sufficient lighting already provided along the Main Street pedestrian way. A building mounted light fixture will service the parking_lot access from the new building. The site plan shows existing light poles within the parking area. The Tigard Police Department was provided an opportunity to comment on the proposed development and had no objections. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site is adjacent to an existing transit route (Tri-Met route 12). The nearest bus stop is approximately 50 feet from the site. No new facilities are proposed with this application. Tri-Met was given an opportunity to comment on the proposed development,but no response was received. FINDING: Based on the analysis above,the Site Development Review standards have been satisfied. D. 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. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 74 foot right-of-way width and 46-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 Main Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, as shown on their plan sheet A0.2. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 22 OF 28 SW Main Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The pavement width required for a 3-lane Collector is 23 feet from centerline and the applicant's plans show that the existing pavement width is 26.5 feet. The 3- lane Collector section also requires a 5 foot planter and 8 foot sidewalk. The applicant's plans show a 4 foot planter width with metal tree grates and a 6 foot sidewalk This does not meet the design standards of this section, therefore in order to meet the standards the applicant shall either revise their plans to provide the additional planter area and sidewalk width or enter into a restrictive covenant for future street improvements. A restrictive covenant, or future improvements guarantee, in lieu of street improvements may be accepted if, according to 18.810.030.5.f Additional lanning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. In the case of improvements on Main Street it is anticipated that the City will be proceeding with a street-scape design that will be incorporated in the downtown redevelopment. This planning work will include the Dolan Addition frontage, and as such, the future improvements guarantee,in lieu of street improvements, is acceptable. 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. There are no pavement or curb improvements proposed with this development that impact the street grades. 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 Tor 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. 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. No new streets are proposed with this commercial development. The location of the building site is approximately 80 feet to the west of Burnham Street. A pedestrian/bicycle pathway borders the western property line of the site (tax lot 700). Construction of or dedication for a new street or pathway is not necessary at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 23 OF 28 The applicant's plans indicate the construction of a 4 foot planter strip with tree wells and a 6 foot sidewalk, which does not meet the required width of 5 foot planter strip and 8 foot sidewalk. The applicant's plans shall be revised to provide the correct planter strip and sidewalk widths or enter into a future street improvements agreement. 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 the Unified Sewerage Agency 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 show a 6 inch sewer lateral from the proposed building to the existing sewer main line in Main Street. Storm Drainage: General Provisions: Section 18.810.100.A states 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 the Unified Sewerage Agency 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 facility, the Director and Engineer shall withhold approval of the development until have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 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 applicant indicates that the proposed development creates 176 square feet of new pavement; therefore detention is not required for this amount of new impervious surface area runoff. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric,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 C.ity reserves the right to approve location of all surface mounted facilities; NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 24 OF 28 • 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The applicant's plans show they will use the existing water meter,relocating it as required by Engineering. 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. 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 the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. This building may be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a"2",etc. NOTICE OF TYPE H DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 25 OF 28 E. 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 provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61,TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed, the applicant is required to pay TIF's of approximately $20,655. Final TIF payment will be assessed at time of building permit submittal. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide a fee that would cover 100 percent of this projects traffic impact is $64,547 ($202655 divided by.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. Besides the TIF that mitigates for 32% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Main Street (7 feet x 50 feet = 350 square feet). The estimated value of the dedication is fifteen dollars a square foot for a total value of $5,250. Currently there is more pavement than needed; therefore the curbing, planter and sidewalk must be widened to meet the standard. To create an 8-foot sidewalk with tree wells at an estimated cost of $10.00 per square foot the sidewalk is valued at $4,000. Two street trees ($300 each) must be installed with tree grates ($2,000) would cost another $4,600. Based on the calculation below, the required improvements are roughly proportionate. Improvements proposed by the applicant do not meet the current standard. The applicant has been given the option to revise the plans and complete the improvements to meet standards or provide improvements as proposed with a restrictive covenant for future improvements. Estimated Value of Impacts Full Imppact $ 64,547.00 Less '111{ Assessment -$ 20,655.00 Less ROW dedication -$ 5,250.00 Less Mitigated Costs -$ 8,600.00 Estimated Value of Unmitigated Impacts $ 30,042.00 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division and Tigard Police have reviewed the proposal and had no objections. Tigard Public Works noted that the water meter needs to be upsized and/or relocated. This work is done by the City of Tigard,Public Works crew and billed to the developer. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this decision. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMIAERQAL BLDG PAGE 26 OF 28 SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments: 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 (GP or the available GPM in the water delivery system at 20 psi,whichever is less as calculated usin IFC Appendix B. A worksheet for calculating the required fire flow is flow from the Fire Marshals Office. (IIFC 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 data 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 IFC Appendix C,Table C 105.1. 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) Clean Water Services provided comments that have been incorporated into the decision. A copy of the comment letter is found in the file (SDR2006-00007). 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 JANUARY 15,2008 AND BECOMES EFFECTIVE ON JANUARY 31,2008 UNLESS AN APPEAL IS FILED. AA e a l The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall-Boulevard,Tigard,Oregon 97223. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 27 OF 28 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 JANUARY 30,2008. estions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. c.4„„,..). January 15,2008 PREPARE BY: Cheryl Caines DATE Associate Planner • } ,t{ Lr an 15,2008 APPROVED BY: Richard H.Bewe dorff J DATE Planning Manager NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 28 OF 28 \ ./ 41.0i -- CITY of TIGARD AO SIGEOGRAPHIC INFO RMAiION SYSTEM s = VIC:� ITY / / MAP wC . 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'41- A 0 0 11.012 00004 Mc.LINE 04-00-06 7 0, iii.iiiiiinnifirialiMiiiielLig na It'''''' t xstot WO* (4-19-07• - .,,, . ... :OM Ri-SLIRITAL '.,,,' 0 .:■.' ,.-:' - , ALIV WI!!i ' •••■■■••••••■••!=gremanimumPlimos MEI .DAMODNI W.. .mrsnowlyst In _ IllaMIIIIMMIIIIIMMIIIIMINnet-- 41141 ar■if=•1■11■ . MIIIIIIMMER ! IIIMIEMENIr . ■MN • i..-•-••••••■ ..._.._ .._... . --, ! ...,. ENLARGED PARTIAL SITE PLAN .........Q20156.C1 NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2007-00006 !NI a DOLAN COMMERCIAL BUILDING 120 DAYS = 3/27/2008 SECTION I. APPLICATION SUMMARY FILE NAME: DOLAN COMMERCIAL BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00006 Adjustment (VAR) VAR2007-00043 PROPOSAL: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An Adjustment to the access spacing standard of 200 feet to 180 feet is also requested for the existing driveway. APPLICANT/ Dolan and Company,LLC APPLICANT'S CIDA OWNER 1919 NW 19th Ave. REP.: Attn: Dustin Johnson Portland, OR 97209 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 LOCATION: 12500/12540/12550 SW Main Street;WCTM 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25C) 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 JANUARY 15, 2008 AND BECOMES EFFECTIVE ON JANUARY 31, 2008 UNLESS AN APPEAL IS FILED. p, eal: TTie D'irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as_provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 30, 2008. estions: For der information_please contact the Planning Division Staff Planner, Cheryl Clines at (503) 639-4171,Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. 1y■j:fillip ,`,,,v►� '4 VICINITY MAP . 411111 SDR200-(10006 414k e", Rm. V� A ` . 'l •� LEGENDS S CT . i 4, \ •Soo �, j/'' , 9� . I. j q1. / 4 , . „ „ „, .„.. , * 4 I ,.... ,A.. .4 i■■■ --17:17... _-_---.7______4_ , . -1---y_1.- ift_1 -- 1 .. a •.ebpmeflt 'a•—.'• Yne9i[^.T� `} P. t Tyr. e ~'e.2 t itl: iticu-747 I------ __ i=- II!-r � _Opt : ! --O O T G I $--- u . I =jr--_—___--__..... - - I ---'4118�_ �■■ter°yin I_ M -- .— Q»o FINAL APPROVAL '-CITY OF'WOAD PL1.VNM:0.^f.ial!NJ 111 .r,wow" N■rtman NOTICE TO MORTGAGE,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 6,2007 FILE NUMBERS: SITE DEVELOPMENT REVIEW(SDR) 2007-00006 (Type II Land Use Application) ADJUSTMENT (VAR) 2007-00043 FILE NAME: DOLAN BUILDING REQUEST: The applicant is requesting approval to construct a new 7,560 square foot,two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment,utilities, facilities with drive-up windows, medical centers,major event entertainment and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 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 20, 2007. All comments should be directed to Cheryl Caines,Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to cherylcQtigard-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 QTY 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 9,2008. 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 "Applit_ �ie Review Criteria" described in the sectiL .hove or any other criteria believed to be applicable to t is 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 SUBMI'I'tE,D WRIFIEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ..- *\.∎,_ ■440 iv_ ,'� VICINITY MAP r ••• ,,c,„ �:♦.:',;'it `■ BUILDING Si st FlFC:k �?q, LEGENDG �•4•' * j SUBJECT \tzt lbo i mil- * . . .. ... .. -,.- \*Ak \. .# Le, / lir\ /\77 ---........ . an(LW Aa are.D..e.27.cti ZGI AF,Fi REQUEST FOR COMMENTS -7 CleanWater Services rri 11111'11 RECEIVED PLANNING DEC 2 6 2007 MEMORANDUM CITY OF TIGARD DATE: December 19, 2007 FROM: David Schweitzer, Clean Water Services TO: Cheryl Caines, Associate Planner, City of Tigard SUBJECT: Review Comments—SDR 2007-00006 VAR 2007-00043, Dolan 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 for Tax/Map lot 2S 1 02AC-00600. • 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. As proposed, reuse of the existing sanitary lateral may be permitted, assuming no capacity issues and it's built to current standards. STORM DRAINAGE AND WATER QUALITY • Each lot shall be provided with an individual connection to a public storm conveyance. Connection of a private storm system on Tax/Map lot 2S1 02AC-00600 to the assumed 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org CleanWater Services Ottr cuutuulutc it i, cl ti private storm system on Tax/Map lot 2S1 02AC-00700 is not approvable. An extension of the public system is necessary for the storm service of multiple tax lots. • 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. • Treatment of runoff from Tax/Map lot 2S1 02AC-00600 as proposed is a private filtration system. Proprietary Stormwater filter(storm filter vaults)may be approved as public facilities per R&O 07-20 chapter 4.05.8. • Table 4-1 shall be used to determine the impervious area to be treated, and chapter 4.05.6 shall be used to calculate the water quality volumes and flows. • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. SENSITIVE AREA • A Sensitive Area Pre-Screening Site Assessment(SAPSSA)has been issued for this project, CWS File Number 07-001481 dated May 09,2007 for Tax/Map Lot 2S1 02AC-00600. Tax/Map lot 2S1 02AC-00700 is not listed on the SAPSSA,and is included in the area of work, an amended SAPSSA is required. 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 C..; REQUEST FOR COMMENTS DATE: December 6,2007 RECEIVED PLANNING TO: Rob Murchison,Public Works Project Engineer JAN 1 0 2008 FROM: City of Tigard Planning Division c"'-`" ' 'IF TI GA R D STAFF CONTACT: Cheryl Caines.Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylcCa?tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00006/ADJUSTMENT (VAR) 2007-00043 - DOLAN BUILDING - REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,including a mix of civic,retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 20, 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: 12C — -- it A Ls7 u Ls S 1ZE.A. 6/cce eklo-c4/41 /-7" (S IN a..Ei 13y l�.b71— PLC C �j 8_ £iLf+. 40 1, 64i2f,g . Name&Number of Person Commenting: 1 14 'r�`+ REQUEST FOR COMMENTS DATE: December 6,2007 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Gaines.Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc @tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00006/ADJUSTMENT (VAR) 2007-00043 - DOLAN BUILDING - REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial develoent. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,including a mix of civic,retail and office uses. Single-family attached housing,at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 20, 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 Bou.evard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _L 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: 6, AA i. 2 5101 v MEMORANDUM CITY OF TIGARD, OREGON DATE: 1/9/08 TO: Cheryl Caines, Associate Planner FROM: Kim McMillan, Development Review EngineePO RE: SDR2007-00006 Dolan Addition Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A sight distance certification was submitted by CIDA Engineering, dated September 20, 2007, for the proposed Main Street access located 143 feet west of the site's west property line. The speed limit on Main Street is 20 mph, requiring a minimum of 200 feet of sight distance. The engineer states that the southwest-bound lane has 244 feet of sight distance in the on-coming direction, while the northeast-bound lane is clearly visible for 405 feet. Therefore, sight distance criterion is met. 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 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 access is located approximately 250 feet from the intersection of Burnham Road and Main Street, thereby meeting this criterion. 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 ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 1 driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has requested an adjustment to the spacing standard of 200 feet minimum along a Collector in accordance with 18.370. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 74 foot right-of-way width and 46-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 Main Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 60 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, as shown on their plan sheet A0.2. SW Main Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The pavement width required for a 3-lane Collector is 23 feet from centerline and the applicant's plans show that the existing pavement width is 26.5 feet. The S- lane Collector section also requires a 5 foot planter and 8 foot sidewalk. The applicant's plans show a 4 foot planter width with metal tree grates and a 6 foot sidewalk. This does not meet the design standards of this section, therefore in order to meet the standards the applicant shall either revise their plans to provide the additional planter area and sidewalk width or enter into a restrictive covenant for future street improvements. ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 2 A restrictive covenant, or future improvements guarantee, in lieu of street improvements may be accepted if, according to 18.810.030.5.f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. In the case of improvements on Main Street it is anticipated that the City will be proceeding with a street-scape design that will be incorporated in the downtown redevelopment. This planning work will include the Dolan Addition frontage, and as such, the future improvements guarantee, in lieu of street improvements, is acceptable. 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. There are no pavement or curb improvements proposed with this development that impact the street grades. 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 ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 3 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 the construction of a 4 foot planter strip with tree wells and a 6 foot sidewalk, which does not meet the required width of 5 foot planter strip and 8 foot sidewalk. The applicant's plans shall be revised to provide the correct planter strip and sidewalk widths or enter into a future street improvements agreement. 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 show a 6 inch sewer lateral from the proposed building to the existing sewer main line in Main Street. ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 4 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 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 applicant indicates that the proposed development creates 176 square feet of new pavement; therefore detention is not required for this amount of new impervious surface area runoff. 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 ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 5 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. Public Water System: The applicant's plans show they will use the existing water meter, relocating it as required by Engineering. 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. ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 6 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. 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. 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. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures, ground level suites shall ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 7 have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. 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: A Public Facility Improvement (PFI) permit is required for this project to cover the sanitary sewer connection and any other work in the public right- of-way. Three (3) 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. Prior to issuance of the Site Permit, 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). ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 8 Additional right-of-way shall be dedicated to the Public along the frontage of Main Street to increase the right-of-way to 37 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. The applicant shall revise their plans to provide a 5 foot planter and 8 foot sidewalk or execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Main Street adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. Final design plans and calculations for the proposed private water quality facility shall be submitted to the Engineering Department (Kim McMillan) as a part of the Public Facility Improvement (PFI) permit plans. During issuance of the Site/Building permit, the applicant shall pay the standard water quantity fees based on new impervious surface area (fee amounts will be the latest approved by CWS). 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." ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 9 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 any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department. 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. ENGINEERING COMMENTS SDR2007-00006 Dolan Addition PAGE 10 q REQUEST FOR COMMENTS DATE: December 6,2007 TO: Mark Vandomelen, Plans Examination Supervisor FROM City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc@tigard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00006/ADJUSTMENT (VAR) 2007-00043 - DOLAN BUILDING - REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,including a mix of civic,retail and office uses. Single-family attached housing,at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS B ACK BY: DECEMBER 20, 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 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. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: s Cheryl Caines From: Maris Buxton Sent: Thursday, January 03, 2008 11:11 AM To: Cheryl Caines Subject: RE: Dolan TIF Current price = $20,655. This includes the Coupon for the credit for the Glass Shop! Will go up 6% on July 1, 2008, so hurry while supplies last! From: Cheryl Caines Sent: Wednesday, January 02, 2008 3:22 PM To: Maris Buxton Subject: Dolan TIF Maris, Can you please calculate the TIF for the new Dolan building on main street. It will be mixed use with 4,260 retail and 3,300 office. There is an existing 2,800 sq. ft.building used as Tigard Glass. Let me know if you need further information. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 1 TVFINIt Tualatin Valley Fire & Rescue December 13, 2007 Cheryl Caines, Assistant Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: (SDR) 2007-00006 Dolan Building Dear Cheryl, 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 data 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 IFC Appendix C, Table C 105.1. 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) 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 MEMORANDUM TO: Cheryl Caines FROM: Todd Prager, City Arborist RE: Dolan-Tigard Addition, Tree Mitigation Addendum DATE: December 14, 2007 Below is an addendum to the tree mitigation conditions for the "Dolan-Tigard Addition" project. This condition can take the place of the previous tree mitigation condition that I sent you on December 14, 2007. If you have any questions or concerns regarding this please contact me anytime. CONDITIONS OF APPROVAL Tree Mitigation The applicant plans on removing 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is (15 caliper inches x $125/caliper inch x 100%) $1875. The mitigation plan (sheet L2) is in need of revision. Mitigation trees need to be planted in order to provide for their unobstructed growth to maturity. The mature canopy spread for the mitigation trees (Honeylocust) is about 30'. Therefore they should be spaced 30' apart, and at least 15' from buildings. Also, my preference would be for a less invasive species than Honeylocust to be planted due to the site's proximity to the Fanno Creek natural area. Perhaps a solution would be for the applicant to choose a less aggressive species to be planted along the south property line where there appears to be more room for tree growth. 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. MEMORANDUM TO: Cheryl Caines FROM: Todd Prager, City Arborist RE: Dolan-Tigard Addition DATE: December 13, 2007 As you requested I have provided comments on the "Dolan-Tigard Addition" project. If you have any questions or concerns regarding my comments please contact me anytime. 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 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is (15 caliper inches x $125/caliper inch x 100%) $1875. 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). Sheet C1.0 of the plan set indicates that the work area will encompass portions of the existing parking lot that contain trees. This existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas-fir on the east property line may or may not be impacted by construction activities on site. Please have the project arborist address the protection requirements for adjacent vegetation as well. The tree protection plan (indicating protection methods for parking lot and neighboring trees) should also include a signature of approval from the project arborist. 18.745.040, Street Trees The preferred species of street tree for the Main Street per Phil Nachbar's request is Fraxinus oxycarpa Raywood'. Therefore, please consider requiring the applicant to plant Raywood Ash in order to keep continuity with the Main Street theme. 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. The preferred species of street tree for the Main Street per Phil Nachbar's request is Fraxinus oxycarpa Raywood'. Therefore, please consider requiring the applicant to plant Raywood Ash in order to keep continuity with the Main Street theme. 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; Per our conversation, this requirement does not appear to be applicable to this project. (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; Per our conversation, this requirement does not appear to be applicable to this project. (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; Per our conversation, this requirement does not appear to be applicable to this project. (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 The requirement of one tree for each seven parking spaces has not been met for east, west, and south portions of the parking lot. (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. This requirement has been met for the existing landscape islands, however, if additional islands are required in order to meet the one tree per seven parking space requirement, then they should also have minimum dimensions of 3 ft. 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required, the applicant submitted a tree plan conducted by Terry Flanagan, a certified arborist. However, the report does not contain the four required components, and is therefore in need of revision (see B2, and B4 below). 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. 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 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is (15 caliper inches x $125/caliper inch x 100%) $1875. The mitigation plan (sheet L2) is in need of revision. Mitigation trees need to be planted in order to provide for their unobstructed growth to maturity. The mature canopy spread for the mitigation trees (Honeylocust) is about 30'. Therefore they should be spaced 30' apart, and at least 15' from buildings. Also, my preference would be for a less invasive species than Honeylocust to be planted due to the site's proximity to the Fanno Creek natural area. Perhaps a solution would be for the applicant to choose a less aggressive species to be planted along the south property line where there appears to be more room for tree growth. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Sheet C1.0 of the plan set indicates that the work area will encompass portions of the existing parking lot that contain trees. This existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas-fir on the east property line may or may not be impacted by construction activities on site. Please have the project arborist address the protection requirements for adjacent vegetation as well. The tree protection plan (indicating protection methods for parking lot and neighboring trees) 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 1 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 to be applicable to this project. CONDITIONS OF APPROVAL Street Trees The preferred species of street tree for the Main Street per Phil Nachbar's request is Fraxinus oxycarpa `Raywood'. Therefore, please consider requiring the applicant to plant Raywood Ash in order to keep continuity with the Main Street theme. It is acceptable for them to include a note on their street tree plans 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. Tree Mitigation The applicant plans on removing 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is (15 caliper inches x $125/caliper inch x 100%) $1875. The mitigation plan (sheet L2) is in need of revision. Mitigation trees need to be planted in order to provide for their unobstructed growth to maturity. The mature canopy spread for the mitigation trees (Honeylocust) is about 30'. Therefore they should be spaced 30' apart, and at least 15' from buildings. Also, my preference would be for a less invasive species than Honeylocust to be planted due to the site's proximity to the Fanno Creek natural area. Perhaps a solution would be for the applicant to choose a less aggressive species to be planted along the south property line where there appears to be more room for tree growth. Tree Protection Sheet C1.0 of the plan set indicates that the work area will encompass portions of the existing parking lot that contain trees. This existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas-fir on the east property line may or may not be impacted by construction activities on site. Please have the project arborist address the protection requirements for adjacent vegetation as well. The tree protection plan (indicating protection methods for parking lot and neighboring trees) should also include a signature of approval from the project arborist. If the project arborist does determine that protection is required for the neighboring 21" Douglas-fir along the east property line, then the following conditions should apply: All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. Please have the applicant demonstrate which trees will be protected with plastic and which will be protected with chain link. 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. 114 I, REQUEST FOR COMMENTS DATE: December 6,2007 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:cherylc @tgard-or.gov SITE DEVELOPMENT REVIEW(SDR) 2007-00006/ADJUSTMENT (VAR) 2007-00043 - DOLAN BUILDING - REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,including a mix of civic,retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 n:r 40 zoning district, are peutted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: DECEMBER 20, 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 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. Please refer to the enclosed letter or email. Written comments provided below Name&Number of Person Commenting: • - ' rITY OF TIGARD REQUEST FO'' -OMMENTS NOTIFIC A LIST FOR LAND USE & COMMUNITY G. _OPMENT APPLICATIONS FILE NOS.: .'j DR a?oO7 - 000O Co FILE NAME: Do/ail % (cl/a) CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. L./CURRENT PLANNING/Todd Prager/Arborist /POLICE DEPT./Jim Wolf,Crime Prevention Officer ✓BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor yC ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Revi ngineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder v PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION/GRETCHEN(+12 sets) L/ _COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor FILE/REFERENCE(+2 sets) _CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) gArifil ) �2 \ SPECIAL DISTRICTS /Ja� J\ _ TUAL.HILLS PARK&REC.DIST.*ZTUALATIN VALLEY FIRE&RESCUE* _ 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,Des.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 Hams(Maps a cws Letter Only) _ Mel Huie,OreenspacesCoorderato(CPA20A) Mara Ulloa(Comp.Poan Amendments&Measure 37) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Ptanner(Wedands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(PoweninesinArea) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO 111 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)MS 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify 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(vacations) _Sr.Cartographer IcPAacAtsts 14 1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,sdrveyOr(zcA)se81s 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•(norwpole Towers) Sam Hunaidi,Assistant District Manager (Notify If ODOT WR.Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.crossing Safety specialist (Nobly 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 _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Norther/Santa Fe RJR Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS 'COMCAST CABLE CORP. ✓_TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus tsee up ra Ares coned, IN Project a Within'/.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 ✓PORTLAND GENERAL ELECTRIC 'r NW NATURAL GAS COMPANY ✓VERIZON (Mc030533) ✓QWEST COMMUNICATIONS MikeHieb Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kehler,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 ,L COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (seoMapfc,Area Contact) Brian Every(AppsEd HZIVN.tu9W) 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 111 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters1Request For Comments Notification List.doc (UPDATED: 25-Oct-07) (Also update:i:\curpin\setupllabels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documer MAILING RECORDS AFFIDAVIT OF MAILING Elf!' 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: ICi.c-k',M.P"ids)Bd.wl © NOTICE OF DECISION FOR SDR2007-00006/VAR2007-00043 -DOLAN COMMERCIAL 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 January 15,2008,and deposited in the United States Mail on January 15,2008,postage prepaid. 4/1 trbb 9 (Person that Pre r. -• Notice I STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the oP‘--7 day of i'{-A ,2008. �-- , OFFICIAL SEAL SHIRLEY L TREAT NOTARY PLISLIC-OREGON COMMISSION NO.4111177 MY COMMISSION EXPIRES APRIL 25,2011 OTARY P LIC OF OREGON My Commission Expires: `H aSi< • EXHIBIT... ... NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2007-00006 DOLAN COMMERCIAL BUILDING 120 DAYS = 3/27/2008 SECTION I. APPLICATION SUMMARY FILE NAME: DOLAN COMMERCIAL BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00006 Adjustment (VAR) VAR2007-00043 PROPOSAL: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An Adjustment to the access spacing standard of 200 feet to 180 feet is also requested for the existing driveway. APPLICANT/ Dolan and Company,LLC APPLICANT'S CIDA OWNER: 1919 NW 19th Ave. REP.: Attn: Dustin Johnson Portland, OR 97209 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 LOCATION: 12500/12540/12550 SW Main Street;WCTM 2S 102AC,Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 15, 2008 AND BECOMES EFFECTIVE ON JANUARY 31, 2008 UNLESS AN APPEAL IS FILED. ppea�l: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues.properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JANUARY 30, 2008. estions: or further information_please contact the Planning Division Staff Planner, Cheryl Caines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. t.,�'v4k4P4%'v._ ' VH:INI'1'1'MAP rt• . 44,,,, BUILDING I ■es I4## N�.�� . - ECarrn-Nrikio A.,„ . . "...- 7 )0. ' Jy 1 ;I:-” ,,. lho M . . nc;nnn -:7.77:1—- --.._tea ;!. ' MN— ' ---, =.,.::.r _ I: . Tiff- -1-4--Tia-----Nr ..._, 1 tte-==. 11 i EC oz r° - ; i11 F o �no FINAL APPROVAL CITY OF rIGAPO P NG W.ar.]N .__. ._ _ ___CG r="." 8"C&aa.rl/. DATE //'/8 - o .�.,.. .. _ I I I _4 zil - - 640mm...sWm.m A0.2 2S102AC-00900 2S102AC-00201 EXHIBIT oii)) ADAM FAZILAH& CASA LA VETA ASSOCIATES& CIMENT GARY HIGHLANDS ASSOCIATES LTD ET AL 4601 SW BUDDINGTON ST BY AFFINTY PROPERTY MANAGEMENT PORTLAND,OR 97219 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 2S 102A8-01900 2S102AB-05302 ALLRED LIMITED PARTNERSHIP CASCADE ACQUISITION LLC PO BOX 23144 9180 SW BURHNHAM TIGARD,OR 97281 TIGARD,OR 97223 2 102AB-0190 2S102A6-04000 AL ED ITED PARTNERSHIP CAUTHORN BRUCE R& PO 3144 SOMMERS GREGORY J ARD, 0 97281 9960 SW SATTLER TIGARD,OR 97224 2S102AB-02401 2S102AB-03100 ANKELE BRIAN CHRISMAN RICHARD&HEATHER TRS 3457 N WILLAMETTE BLVD 172 MIDDLECREST RD PORTLAND,OR 97217 LAKE OSWEGO,OR 97034 2S102A9-02402 2S102AB-01901 ANKELE MARVIN R&KATHRYN J DAVIDSON WILLIAM G&DIXIE L 12511 SW MAIN 8915 SW COMMERCIAL ST TIGARD,OR 97223 TIGARD,OR 97223 2S1 02AB-04290 2S 102AC-00300 CAPISTRANO NICHOLAS III DOLAN&CO LLC 12370 SW MAIN ST BY FLORENCE T DOLAN TIGARD, OR 97223 4523 NE DAVIS ST PORTLAND,OR 97213 2S1 O2A B-04700 2 S 1 O2AC-00700 CAPISTRANO NICOLAS&CRISTINA& D•• •N&CO C CACH FAMILY REVOCABLE TRUST& BY FL.; CE T DOLAN CACH GERALD C MARITAL TRUST 452 ,E i•VIS ST 13670 SW WRIGHTWOOD CT '•RTLAND, ►- 97213 TIGARD,OR 97224 2S1 O2AB-04800 2S102AC-00600 CAPISTRANO NICOLAS III& DO• &CO C CAPISTRANO CRISTINA BY FLO-.. CE T DOLAN REVOCABLE LIVING TRUSTS 452 DA∎ ST 6646 SW 35TH AVE •aRTLAND,O' 97213 PORTLAND,OR 97221 2S102AB-04200 2S102AC-00400 CAPISTRANO NICOLAS III REV LIV D• •N&CO BY CAPISTRANO NICOLAS III TR BY FL•; •CE T DOLAN 6646 SW 35TH 452 ' IS ST PORTLAND,OR 97221 P.-TLAND, • 97213 2 102AB-03900 2S102AB-03500 CA' STRAN• ICOLAS III REV LIV ERDMAN TERRANCE E AND BY C• •I -•NO NICOLAS III TR ERDMAN THOMAS M 664. n 5TH 12405 SW MAIN ST a RTLAN I, OR 97221 TIGARD,OR 97223 • 2S102AB-02100 2S102AB-03400 FINKE ALEX AND LOTTI AND MCCLURE CHARLES J&ELLEN R TRU HANS CHRISTIAN do HILARY JEROLD W&JEAN M PO BOX 23562 8965 SW CAROLINE DR PORTLAND, OR 97281 PORTLAND,OR 97225 2S 02A8-02000 2S102AC-00202 Fl ALEX . D LOTTI AND MILLER PRUDENCE M TRUST HANS . .' STIAN BY PRUDENCE M MILLER TR PO :% ' 62 4220 SW GREENLEAF DR P.'TLAND, c- 97281 PORTLAND,OR 97221 2S102A8-02400 2S102BA-01200 HANSON DONALD E TRUST MORLAN PROPERTIES PO BOX 12 5529 SE FOSTER RD WELCHES,OR 97067 PORTLAND,OR 97206 2S102AB-02300 2S102AB-05700 H SO NALD E TRUST OREGON DEPT OF TRANSPORTATION PO 12 RNV PROPERTY MGMT UNIT LCH OR 97067 FILE#54888-A//763 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102A0-01400 1S135CB-00800 HENDERSON JACK R&MARY S OREGON STATE OF 9075 SW BURNHAM ST DEPT OF TRANSPORTATION TIGARD,OR 97223 RIGHT OF WAY SECTION 355 CAPITOL ST NE RM 420 SALEM,OR 97301 2S102AC-00800 2S102AB-04600 HEUVELHORST MICHAEL J PEREZ FELIPA c/o KADEY GEORGE S JR 4333 E SALUSON AVE#B 12551 SW MAIN ST MAYWOOD,CA 90270 TIGARD,OR 97223 2S102AB-05300 2S102AB-05200 JB OAK HILL LIMITED PARTNERSHIP SCOTT&HOOKLAND REAL ESTATE PAR 9169 SW BURNHAM BY SCOTT MICHAEL TIGARD,OR 97223 9185 SW BURNHAM ST TIGARD,OR 97223 2S102AC-01000 2S102AB-04100 LI WEI SPEEDY LINGUINE INC 11053 SW WASHINGTON ST 12386 SW MAIN ST PORTLAND,OR 97225 TIGARD,OR 97223 2S102AC-01100 2S102AB-05301 MAIN STREET LLC& STEVENS PAGE DUDUNAKIS MICHAEL P 9180 SW BURNHAM ST 18380 RIVER EDGE LN TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102AB-04400 2S102AC-00200 MARR ROBERT M& STEVENS PAGE N WOLF-MARR MARIE L 9180 SW BURNHAM ROAD 12420 SW MAIN ST TIGARD,OR 97223 TIGARD, OR 97223 2S102AC-00100 2S102A8-04500 STEVENSON MICHAEL J&KAY L TIGARD MAIN ST COMMERCIAL PROPER 16815 MAPLE CIR CAPISTRANO NICOLAS&CRISTINA B LAKE OSWEGO,OR 97034 13670 SW WRIGHTVVOOD CT TIGARD,OR 97224 2S 102A B-03300 2S102AB-04300 THOMPSON DENNIS C ARD MAI T COMMERCIAL PROPER 9295 SW ELECTRIC ST CA- -T' 0 NICOLAS&CRISTINA B TIGARD,OR 97223 13670 WRIGHTWOOD CT ARD,0- 97224 2 102AB-0280. 2S102AB-02200 T P •N DENNIS C TOMA JAMES W&GEOFFREY 929 ELECTRIC ST 9630 SW TUALATIN SHERWOOD RD ARD, .- 97223 TUALATIN,OR 97062 2S102AB-05800 2S102AC-01101 TIGARD AREA CHAMBER OF WILKING INVESTMENTS V LLC COMMERCE THE 16325 BOONES FERRY RD STE 200 12345 SW MAIN ST LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2 102AC-00204 2S102AC-00500 TI RD C OF WOODARD CHARLES L AND 13125 HALL BLVD ARLIE C T RD, R 97223 PO BOX 23303 TIGARD,OR 97223 S102AB-0590 2S102A0-01300 TI RD Y OF WYATT PROPERTIES LLC 1312 W HALL BLVD 9095 SW BURNHAM ST T ARD, R 97223 TIGARD,OR 97223 2S102AC-002 3 ARD Y OF 131 HALL BLVD T R R 97223 2S102AB-0500 TI RD Y OF 1312 W HALL BLVD T ARD, R 97223 2 102AB-051 TI RD Y OF 1312 W HALL BLVD ARD, R 97223 2 02BA-012 TIG D Y OF 131 HALL BLVD ARD,0 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:lcurpin\setup\labels\CIT East.doc) UPDATED: 6-Aug-07 AFFIDAVIT OF MAILING I, Patricia L. Lunsfond being_ fast 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: �c hrk AtR"piiue Rox(s)eebw} © NOTICE OF DECISION FOR SDR2007-00006/VAR2007-00043 - DOLAN COMMERCIAL BUILDING (File No./Name Reference) D 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 January 15,2008,and deposited in the United States Mail on January 15,2008,postage prepaid. ge/, 6 „it 1 (Person that Pre,. • ''otice) I STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the L day of LM(-! I ,2008. •-- OFFICIAL SEAL *-* sHIRLEY L TREAT 7 NOTARY PUBLIC-OREGON A C�/tthi- `Y' COMMISSION NO.41e777 MY COMMISSION EXPIRES APRIL 25 2011 NOTARY P LIC OF OREGON My Commission Expires: 11? f EXHIBIT-L NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW(SDR) 2007-00006 DOLAN COMMERCIAL BUILDING 120 DAYS = 3/27/2008 SECTION I. APPLICATION SUMMARY FILE NAME: DOLAN COMMERCIAL BUILDING CASE NOS.: Site Development Review(SDR) SDR2007-00006 Adjustment (VAR) VAR2007-00043 PROPOSAL: The applicant is requesting approval to construct a new 7,560 square foot,two story office and retail building within an existing commercial development. The site is 1.83 acres. An Adjustment to the access spacing standard of 200 feet to 180 feet is also requested for the existing driveway. APPLICANT/ Dolan and Company,LLC APPLICANT'S CIDA OWNER 1919 NW 19th Ave. REP.: Attn: Dustin Johnson Portland,OR 97209 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 LOCATION: 12500/12540/12550 SW Main Street;WCTM 2S102AC,Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district,are permitted outright.A wide range of uses,including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations,are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request 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 SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 1 OF 28 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF DEMOLITION PERMITS: 1. Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that shows specifications per the project arbonst s recommendations. In addition to parking lot trees, the plan shall also indicate pprotection methods for neighboring trees such as the 21" Douglas Fir on the east property line. "l'he tree protection sheet shall include a signature of approval from the project arbonst. 2. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Contact Todd Prager, City Arborist,at (503) 639-4171 x2700 for an inspection. All trees to be reserved that will be in close proximity to construction activities shall be protected with five or six 5'- 6') foot high chain link fences. Please have the applicant demonstrate which trees will be rotected with plastic and which will be protected with chain link. Fences are to be mounted on two inch diameter galvanized iron posts,driven n 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. 3. 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 Arbonst monitors the construction activities from initial tree protection zone fTPZ) 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 an part of the Tree Protection Plan lgas been violated. If the reports are not submitted to the Lty 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. 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 Throceed within a tree protection zone. The City Arborist may require changes pnor to approval. e project arborist shall be on site while work is occurring within the tree rotection 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. 4. Obtain a demolition permit from the Tigard Building Division. (STAFF CONTACT: Building Permit Technicians,Building Division). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Suit to the Planning Division(Cheryl Carnes, 639-4171,ext. 2437) for review and approval: 5. Prior to site permit, the applicant shall provide a copy of the recorded Driveway and Access Easement Agreement for the shared access with tax lot 700 to the west. 6. The applicant shall submit a revised landscape plan for final review and approval by the City Arborist that shows street trees at a minimum 2" caliper,preferably Raywood Ash(Fraxrnus oxycarpa). 7. Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 2 OF 28 8. Prior to site permit issuance the applicant shall submit a revised site plan for review and approval that shows the following: A. Location of and signage for one carpool/vanpool space that meets the requirements of 18.765.030 P. B. One of the ollowing: (1) Wheel stops for parking spaces along the boundary or adjacent to interior landscape islands or(2) revised a landscaping percentage calculation that excludes the three feet of car overhang for these spaces. C Dimensions of parking spaces that meet the minimum requirements of 8.5' x 18.5' for standard spaces and 7.5'x 16.5'for compact spaces. D. Fourteen bicycle parking spaces. 9. 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"'DC 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 Arbonst 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 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 to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 10. 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. Three (3) 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 available at City Hall and the City's web page (www.tigard-or.gov). 11. 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. 12. 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 dunng the public improvement construction phase. 13. Prior to issuance of the Site Permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering Division). 14. 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, ngineenng Division). 15. Additional right-of-way shall be dedicated to the Public along the frontage of Main Street to increase the right-of-way to 37 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 3 OF 28 16. The applicant shall revise their plans to provide a 5 foot planter and 8 foot sidewalk or execute a Restnctive Covenant whereby they agree to complete or participate in the future improvements of SW Main Street adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement Distract, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, G when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 17. Final design plans and calculations for the pro osed private water quality facility shall be submitted to the Engineenng Department (Kim McMillan as a part of the public Facility Improvement (PFI) permit plans. 18. During issuance of the Site/Building permit, the applicant shall pay the standard water quantity fees based on new impervious surface area (fee amounts will be the latest approved by CWS). 19. 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." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE PERMITS: Submit to the Planning Division(Cheryl Caines, 639-4171,ext. 2437) for review and approval: 20. Prior to building permit issuance the applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: Submit to the Planning Division(Cheryl Caines, 639-4171,ext. 2437) for review and approval: 21. 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. 22. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter maybe removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. (Contact Mans Buxton, Permit Coordinator, to obtain forms and instructions for recording). 23. Prior to final building inspection, the applicant shall contact the Staff Planner, Cheryl Caines, 639- 4171, ext. 2437 for final walk-through. All site improvements must be completed- omplete per approved plans and outdoor storage/unapproved dumpsters eliminated. 24. A separate sign permit will be required for all tenant signage prior to installation. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 25. Prior to a final building inspection, the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Division. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 4 OF 28 26. 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. THIS APPROVAL SHALL BE VALID FOR EIGHTEEN(18) MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The 1.83 acre site is made up of two parcels, tax lots 600 and 700. Tax lot 700 is developed with two buildings and accessory parking. One building is used for bulk retail(AA Boy Supply Company) and the other is a mix of office and retail. Tax lot 600 now has a commercial building (Tigard Glass Co.) that will be removed and a new, mixed-use building will be constructed. Proposed uses are first story retail (4,260 square feet) and second story office (3,300 square feet). Tax lot 700 is adjacent to Fanno Creek, and therefore sensitive lands are located on the site. No sensitive lands are present within the construction area. Site History: Staff conducted a search of City records for the subject property and found a Conditional Use (CU3-74) that approved the glass shop use within a vacant commercial building on tax lot 600. Site Development Reviews were approved in 1989 (SDR89-13), 1991 (SDR91-00005), and 1998 (SDR98-00003) for the A Boy and other retail buildings. Plans have changed slightly with each application. The applicant appealed the 1989 decision. In June of 1994 the U.S. Supreme Court ruled in a 5-4 decision that the City of Tigard had demonstrated a legitimate public interest in requiring dedication of floodplain and greenway area along Fanno Creek plus construction of a bicycle/pedestrian pathway within the greenway. However, the City had not demonstrated the required degree of connection ipetween the conditions and the impacts on the community by the proposed development. The U. S. Supreme Court remanded the application back to the City to demonstrate the required connection. In 1995, the City issued a decision with revised conditions of approval. A lawsuit filed by the Dolans was settled out of court and the settlement concluded all claims. No other significant land use decisions have been issued for either parcel involved with this development. Vicinity Information: The suD'ect site is located on Main Street within Tigard's downtown. Parcels surrounding the site are zoned Central Business District (CBD) like the subject property. A range of commercial uses are present in the downtown. Most of the neighboring sites are retail or eating/drinking establishments. An existing single- family home borders the site along a portion of the site's northern boundary. Fanno Creek Park is to the southwest. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET No letters or comments were received from nearby property owners. One phone call was received from the existing buildings tenant regarding timing of demolition. Staff cannot determine when demolition may occur and suggested contacting the property owner about the project's schedule. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 5 OF 28 SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA The proposal's consistency with these Code Chapters is reviewed in the following sections: A. Variances and Adjustments 18.370 B. Zoning Districts 18.570 Commercial Zoning Districts C. 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 D. Specific SDR Approval Criteria 18.360 E. Street and Utility Improvement Standards 18.810 F. Decision Making Procedures 18.390 Impact Study SECTION VI. APPLICABLE DEVELOPMENT CODE STANDARDS A. VARIANCES AND ADJUSTMENTS Section 18.705.020.C.5 states that 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 the following approval criteria: • It is not possible to share access; • There are no other alternative access points on the street in question or from another street; • The access separation requirements cannot be met; • The request is the minimum adjustment required to provide adequate access; • The approved access or access approved with conditions will result in a safe access; and • The visual clearance requirements of Chapter 18.795 will be met. The proposed building will utilize the parking lot and driveway of the existing commercial development on tax lot 700 to the west. This driveway provides vehicular access from Main Street. No new access points are proposed. This driveway is approximately 180 feet from another driveway across the street. The spacing standard along Main Street (a collector) is 200 feet. There are no possible access points along the site that would meet the spacing standard in relation to other driveways on Main Street. Due to existing development and environmental constraints, this site's access cannot be combined with neighboring parcels, and the site only has frontage along Main Street. Both tax lots that make up the site are under the same ownership, therefore shared access for these parcels is proposed. Existing buildings prevent the access from being moved to a location on-site that is closer to complying with the standard, making this adjustment the minimum required. A preliminary sight-distance certification was provided by the applicant's engineer. In addition, no problems have been noted with the access,point in regards to traffic or pedestrian circulation. Visual clearance requirements are exempt within Tigard s Central Business District. FINDING: Based on the information provided,the access spacing adjustment criteria have been met. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 6 OF 28 B. ZONING DISTRICTS Commercial Zoning District: Section 18.520.020 Lists the description of the Commercial Zoning Districts. The site is located in the CBD: Central Business District. The proposed uses, general office space and sales- oriented retail, are outright permitted in the zone. The building to be removed on tax lot 600 is being used as a glass shop. Development Standards: Section 18.520.040.B States that development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STANDARDS IN COMMERCIAL ZONES STANDARD CBD Proposed Minimum Lot Size None 79,800 sq ft Minimum Lot Width None 50 ft Minimum Setbacks -Front yard 0/30 ft[1] 0 ft - Side facing street on corner&through lots 0/30 ft N/A - Side yard 0/30 ft 0 - Rear yard 0/30 ft 5.50 ft - Distance between front of garage&property line abutting a public or private - - street. Maximum Height 80 ft 27 ft 8 in Maximum Site Coverage 85% 72% Minimum Landscape Requirement 15% 28% [I]There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. As demonstrated in the table above, the proposal complies with the underlying zone development standards. The proposed measurements above are taken from the site plan because no figures were provided within the narrative. The site does not abut a residential zone;therefore the minimum setbacks are zero. The plan cover sheet shows figures of 30% landscaping_and 72% site coverage which differs from the narrative. There must be an error in the calculations. Irregardless, the minimum landscape requirement is 15% and that standard is met by either figure. Interim requirements in the CBD zone. 18.520.060.B states that in the absence of an adopted design plan, the following issues, under must be addressed for new developments as necessary to serve the use and provide for projected public facility needs of the area,pursuant to Chapter 18.810 as determined by the Director. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives: (1) The development shall address transit usage by residents, employees and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: a. Orientation of buildings and facilities toward transit services to provide for direct pedestrian access into the building(s) from transit lines or stops; b. Minimizing transit/auto conflicts-by providing direct pedestrian access into the buildings with limited crossings in automobile circulation/parking areas. If pedestrian access crosses automobile circulation/parking areas,paths shall be marked for pedestrians; c. Encouraging transit-supportive users by limiting automobile support services to collector and artenal streets; and d. Avoiding the creation of small scattered parking areas by allowing adjacent developments to use shared surface parking, parking structures, or under-structure parking; NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 7 OF 28 The site is approximately within 50 feet of a bus stop (Tri Met route 12 along Main Street). The proposed building has entrances directly onto Main Street. Vehicular access is limited to the one shared driveway near the west end of the site. The development will utilize shared parking on tax lot 700, thereby eliminating scattered,isolated parking areas and=liming vehicular/pedestrian interaction. (2) The development shall facilitate pedestrian/bicycle circulation if the site is located on a street with designated bike paths or adjacent to a designated greenway/open space/park. Specific items to be addressed are as follows: a. Provision of efficient, convenient and continuous pedestrian and bicycle transit circulation systems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited into an account for the purpose of constructing paths; b. Separation of auto and truck circulation activities from pedestrian areas; c. Encouraging pedestrian-oriented design by requiring pedestrian walkways and street level windows along all sides with public access into the building; d. Provision of bicycle parking as required under Subsection 18.765.050; and e. Ensure adequate outdoor lighting by lighting pedestrian walkways and auto circulation areas. Bike lanes are not required on Main Street. A pedestrian/bike pathway adjacent to Fanno Creek runs along the western boundary of tax lot 700. The pathway has been constructed.adjacent further greenway dedication is required for this pathway. Sidewalks connecting to the pathway are provided within the downtown. The building is designed with street level windows and entrances from Main Street. Bicycle parking is also provided on Main Street at these entrances. The sidewalks are lit by street lights and the parking area is lit by a combination of building mounted lights and freestanding light poles. (3) Coordination of development within the action area. Specific items to be addressed are as follows: a. Continuity and/or compatibility of landscaping, circulation, access, public facilities and other improvements. Allow required landscaping areas to be grouped together. Regulate shared access where appropriate. Prohibit lighting which shines on adjacent property; b. Siting and orientation of land use which considers surrounding land use, or an adopted plan. Screen loading areas and refuse dumpsters from view. Screen commercial and industrial use from single-family and residential through landscaping; and c. Provision of frontage roads or shared access where feasible. Street trees are proposed along Main Street. The new building will take up most of tax lot 600. The applicant has worked with City staff to design the building incorporating preliminary, downtown design standards yet to be adopted. These include street-level windows, articulation along the street facade, and a continuous storefront along Main Street. Most of the landscaping is pre-existing and few changes are proposed. The new refuse collection area will be screened from view by a fence. -Parking and access for the new building will be through an existing parking lot and driveway on tax lot 700. B. APPLICABLE DEVELOPMENT CODE STANDARDS The Site development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are Chapters 18.360, 18.370, 18.390, 18.530, 18.705;18.745, 18.755, 18.765, 18.775 18.780, 18.790, 18.795, and 18.810. The proposal's consistency with these Code Chapters is reviewed in the following sections. Access,Egress and Circulation(18.705): Access plan: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 8 OF 28 The applicant has provided a site plan that shows access to Main Street via an existing driveway within the development site. This driveway does not meet the standard for access spacing along a collector, and therefore the applicant has requested an adjustment to the standard. The adjustment has been addressed previously. This standard has been satisfied. Joint access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory-legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds,easements, leases or contracts are placed on permanent file with the City. Joint access is proposed with an existing drive on tax lot 700 to the west. Tax lots 600 and 700 are currently under the same ownership. The applicant states that a joint access agreement will be recorded. A condition of approval will ensure this standard is met. CONDITION: Prior to site permit, the applicant shall provide a copy of the recorded Driveway and Access Easement Agreement for the shared access with tax lot 700 to the west. Public street access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The proposed building will be accessible from SW Main Street, which is maintained as a public street. Therefore,this criterion has been satisfied. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.64.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned,an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No new curb cuts are proposed with this application. This standard does not apply. Walkways: 18.705.030(F) requires that on-site pedestrian walkways comply with the following, 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 building is proposed directly adjacent to Main Street. Plans show building entrances having access to the public sidewalk along Main Street. Connections are also provided between each building on-site by existing sidewalks. 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; All sidewalks on site are at least five feet wide and have curbs for separation from the parking areas. One existing walkway crosses a traffic aisle. Pavement striping has been provided. Based on the applicant's narrative,the new sidewalk on Main Street will be concrete. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 9 OF 28 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. All on-site walkways are pre-existing and the existing conditions plan shows light poles throughout the parking lot. The new sidewalk along Main Street will be concrete. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A sight distance certification was submitted by CODA Engineering, dated September 20, 2007, for the proposed Main Street access located 143 feet west of the site s west property fine. The speed limit on Main Street is 20 mph, requiring a minimum of 200 feet of sight distance. The engineer states that the southwest- bound lane has 244 feet of sight distance in the on-coming direction, while the northeast-bound lane is clearly visible for 405 feet. Therefore,sight distance criterion is met. 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 proposed driveway access is located approximately 250 feet from the intersection of Burnham Road and Main Street,thereby meeting this criterion. 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 shale 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has requested an adjustment to the spacing standard of 200 feet minimum along a Collector in accordance with 18.370. Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.I provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with fewer than 100 parking spaces is one 30-foot accesses with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The development will utilize an existing driveway. The access is 30 feet wide with 30 feet of pavement. Truck traffic is not expected to significantly increase to the site with the mixed-use building. The access is designed for truck access to existing retail uses. No further conditions will be placed on the decision regarding access. FINDING: The access requirements have not been met, but can be as conditioned above. 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 tandards) regulates: Noise,visible emissions,vibration and odors. NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 10 OF 28 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 3 0-28-070) 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 an 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. This is a new mixed-use building (retail and office) within an existing�commercial development. Both sales-oriented retail and office uses are permitted outright within the CBD zone. The applicant has not indicated that the above standards will be met; however, based on the provision of adequate trash and recycling area, and the fact that the proposed use is not likely to generate excessive noise,visible emissions, odors, glare and heat, or harbor insects and rodents this standard is satisfied. Ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's'Code Enforcement Officer. FINDING: The Environmental Performance Standards are met. Landscaping and Screening(18.745): 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 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. 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 landscaping shall be installed in accordance with the provisions of this title. 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). NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 11 OF 28 The applicant states that there are three trees on the NE corner of tax lot 600. These trees are too close to the existing Tigard Glass building and will have to be removed. Landscaping near the NE corner of tax lot 700 will be removed to provide access to the new building from the parking area. All other landscaping will remain. Tree protection is not shown on the submitted plans. Existing vegetation should be protected per the project arborist's recommendations. In addition,the 21" Douglas fir on the east property line may or may not be impacted by construction activities on site. The applicant must protect vegetation and trees on adjacent parcels as well. Conditions of approval under the tree removal section of this decision will ensure that trees on and near the site will be protected during construction. Accepted methods of protection are also outlined under the Tree Removal section. Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity(small,medium or large). Proposed street trees are 2" Chanticleer Flowering Pear to match existing trees along the site's frontage. This tree is on the Tigard Street Tree List. In order to be consistent with future downtown development, Raywood Ash(Fraxinus oxycarpa) is preferred. Buffering and Screening: Section 18.745.080 states that no buffer is required between abutting uses that are of a different type when the uses are separated by a street. No buffer is required between a proposed office use and existing office use. Buffering and/or screening are required for dissimilar uses. Tax lot 600 is bordered by retail shops and office uses. Tax lot 700 is adjacent to a mix of developments that include boat sales, restaurants and an older single-family home. All parcels are zoned CBD like the subject property. Based on the site plan, no buffering was provided between the lot with the single-family residence and-the parking lot on tax lot 700. This boundary is not within the proposal's construction area. In order to meet the requirements, several parking spaces would be lost. Therefore the buffering along this boundary is considered non-conforming. II changes are proposed to this boundary in the future, buttering must meet standards in place at the time of application. This standard has been met. Screening: Special Provisions: Section 18.745.050.E requires the screening f parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting matenals 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 of one (1) tree for each seven(7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shaall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The parking lot is screened from Main Street since it is located behind the buildings on tax lot 700. Some landscaping was provided when the parking lot was constructed to screen it from properties to the south and east. Lancscape islands were also constructed within the parking area. Trees meet the ratio of one for every seven parking spaces and are evenly distributed throughout the parking lot. No further screening is required with this decision. Screening Of Service Facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Plans do not show any new service facilities other than trash collection areas. The applicant states under the Site Development section of the narrative that screening for anticipated roof-top equipment will be accomplished with adequate setbacks from the front and rear parapets of the proposed building. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERGAL BLDG PAGE 12 OF 28 Screening Of Refuse Containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The site plan submitted shows a trash enclosure consisting of a 6' CMU wall and a metal gate with redwood slats,therefore this standard is met. FINDING: Based on the analysis above, the landscaping and screening standards have not been fully met. If the applicant complies with the condition listed below,the standards will be met. CONDITION: The applicant shall submit a revised landscape plan for final review and approval by the applicant Arborist that shows street trees at a minimum 2" caliper, preferably Raywood Ash (Fraxinus oxycarpa). 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. 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 Standards method of compliance. As outlined below the minimum standards requirement is met. A written sign-off from the franchise hauler was not provided with the application. This standard can be met conditionally. 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 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 to the provisions in 18.755.050 C, design standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. Non-residential buildings shall provide a minimum story a area of 10 square feet,plus: 1 Office: 4 square feetl1,000 square feet gross floor area(GFA). 2 Retail: 10 square feet/1,000 square feet GFA. 3 Industrial: 6 square feet/1,000 square feet GFA. 4 Institutional: 4 square feet/1,000 square feet GFA. 5 Other. 4 square feet/1,000 square feet GFA. The new proposed uses are 4,260 square feet of retail and 3,300 square feet of office. Based on the size requirements above,the applicant must provide 66 square feet of storage area for a 7,560 square foot building. There is an existing 10 ft. x 10 ft. trash enclosure on the SW portion of the site for the existing buildings. A new 13'4" x 7'4" closure is proposed near the new building in the existing parking area on tax lot 700. This area is approximately 97 square feet. The minimum storage area requirements are met. No setbacks are required for the site. Both enclosures are behind existing buildings but are visible to users. Since the enclosures are located near the buildings and parking areas,security is increased. Storage areas are not located NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 13 OF 28 within parking spaces and do not impede on-site or off-site traffic. There are two illegal dumpsters within parking areas on-site that are not shown on the proposed plans. These dumpsters must be removed prior to the Planning Division final inspection (condition#23). 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 narrative indicates that bins and totes shall be of local franchise standards for commercial service containers. Three yard bins and 90 gallon totes will be provided. These will be clearly labeled. Collection areas will be hidden by screening. A detail on page A0.3 of the plans shows the enclosure as a 6' CMU wall with a 10'wide gate opening. FINDING: The Mixed Solid Waste and Recyclable Storage standards can be met as conditioned. CONDITION: Submit verification from the franchise waste hauler indicating that the location of the proposed trash enclosure meets their requirements. Off-Street Parking and Loading(18.765): Location of vehicle parking: Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings sl rall be located on the same lot with the dwellings. Oil-street panting 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. The parking lots associated with this project are directly adjacent to the proposed building, in compliance with this standard. On-street parking is also available along SW Main Street. Joint Parking: Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same farising and loading spaces when the peak hours of operation do not overlay, subject to the ollowing: 1) The size of the oint 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 oint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. Joint parking is not proposed with this application. The development will consist of one existing bulk retail building, one existing mixed-use building.and the new mixed-use building. The applicant will be meeting the required parking for mixed-use projects since the peak hours of operation overlap for this project. Parking in Mixed-Use Projects: In mixed-use projects, the required minimum vehicle parking shall be determined using the following formula. 1) Primary use, i.e., that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2) Secondary use,i.e., that with the second Largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3) Subsequent use or uses, at 80% of the vehicle parking required for that use(s) in Section 18.765.060; 4) The maximum parking allowance shall be 150% of the total minimum parking as calculated above. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 14 OF 28 This proposal is considered a mixed-use project as it will contain a variety of uses. The applicant is providing 68 parking spaces, and therefore meets the criterion. Parking is calculated as follows: USE SQUARE FOOTAGE MINIMUM SPACES TOTAL REQUIRED MINIMUM P Use: Bulk 16,995 171,000 17 Retail 100%) Secondary Use: Retail 7,260[1] 3.7/1,000 25 (90%) Subsequent Use: Office 11,000 2.7/1,000 24 (80%) Total 66 [1]Table 18.765.2,footnote 5 states: new buildings or existing buildings abutting Main Street that undergo remodeling,provided the original square footage remains the same,are not required to add additional off-street parking. Therefore,only the additional square footage for the building on tax lot 600 and existing square footage on tax lot 700 were considered in calculating the parking requirement. The maximum is 150% of the total minimum parking required (66 x 1.5 = 99). Only 68 spaces are proposed,therefore the minimum requirements and maximum allowances are satisfied. Visitor Parking in Multi-Family Residential Developments: Multi-dwelling units with more than 10 required parking spaces shall provide an additional 15% of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. This project does not involve a residential use. Therefore,this standard does not apply. Preferential Long-Term Carpool/Vanpool Parking: Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5% of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be Tull-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 applicant states that both short term (retail) and long term (office) parking is provided. The office use requires 23 spaces; 5% is equivalent to one (1) space. The applicant states that one carpool/vanpool space will be provided to meet this requirement. The location of this space is not indicated on the site plan. FINDING: The criterion for carpool/vanpool parking has been met with the exception of location. This standard can be met conditionally. Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized,signed and marked as required by these regulations. Based on the 2004 Oregon Structural Specialty Code the applicant must provide 3 accessible parking spaces. Final determination of the number of required ADA spaces and review of space design will be made during the review of the building permit application. Four existing spaces are shown on the site plan which appears to be in compliance with the ADA requirements. DEQ indirect source construction permit: All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DE to: 1. Acquire an Indirect Source Construction Permit; or 2. Investigate the feasibility of installing oil and grease separators NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 15 OF 28 The parking lot only contains 68 parking spaces. This criterion does not apply. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off- street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705 Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision under Chapter 18.705 (Access, Egress and Circulation). Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030.F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. There are no drop-off grade separated areas within the parking area. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking,requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The plans submitted show the parking spaces are clearly marked with striping. Access aisles are clearly marked by landscape islands and curbing that set the direction of flow. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Curbing but not wheel stops are shown on the site plan. The applicant has included the front three feet of the parking stall within landscaping)percentages. In order to meet this requirement, the applicant must all inst wheel stops or show that the-landscaping requirement is met excluding the three feet of landscaping for car overhang. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space"; aisles accommodating two direction traffics or allowing access from both ends, shall be 24 feet in width. No more than 50% of the required spaces may be compact spaces. This criterion is not addressed within the narrative and dimensions are not called out on the plans. Staff has scaled off dimensions from the site plans submitted and all spaces range from 8 to 9 feet wide and 11 to 19 feet deep. These depths do not meet the standard. Aisles are alF 24 feet or greater in width to provide for two-way traffic flow. The site plan indicates that 19 of the 68 spaces are compact. This standard can be met conditionally with a revised site plan. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 16 OF 28 Bicycle Parking Location and Access: Section 18.76550 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Bicycle parking is at the front entrance for the new building. This proposed location is not within parking aisles, cape areas or pedestrian ways. Bicycle parking is clearly visible from the street. This cntenon has been met. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall-ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 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. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., avers, asphalt, concrete or similar material. This surface must be designed to remain well drained The applicant has.provided a detail of the bike rack to be used;and bicycle parking is shown on the site plan. All areas of parking meet the spacing and maneuverability requirements. A second story projection will provide cover for the bicycle parking. The rack is proposed on the concrete plaza in front of the building and will be secured to the concrete. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2 of the Tigard Development Code, the minimum bicycle-parking requirement for the existing square footage is 10.68 or 11 spaces. An additional 2.95 or 3 spaces are required for the new building. The total is 14 spaces. The applicant has proposed 13,but the standard can be met as conditioned below. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. As discussed under Mixed Use Projects above, a minimum total of 66 off-street parking spaces are required. A maximum of 99 is spaces is allowed. The applicant is proposing 68,therefore this standard is met. Upon a recent site visit Staff observed parking spaces being utilized as storage areas for bath/shower units and two dumpsters not shown on the proposed site Ian. Outdoor storage is not allowed in the Central Business District, and dumpsters cannot be within par spaces and must be screened from view. These items must be removed from the site prior to the Planning ivision's final inspection(condition#23). Off-Street Loading Spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 ross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square-ffeet or more. NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 17 OF 28 One loading space exists for the 16,995 square foot, bulk retail building. The existing 5,978 square foot and new 7,560 square foot buildings do not require off-street loading spaces. This criterion is met. FINDING: Based on the analysis above, the off-street parking and loading standards have not been fully satisfied;however,if the applicant complies with the condition listed below, the standards will be met. CONDITION: Prior to site permit issuance the applicant shall submit a revised site plan for review and approval-that shows the following: A. Location of and signage for one carpooVvanpool space that meets the requirements of 18.765.030 (F). B. One of the followin : (1) Wheel stops for parking spaces along the boundary or adjacent to interior-landscape islands or (2) revised a landscaping percentage calculation that excludes the three feet of car overhang for these spaces. C Dimensions of parking spaces that meet the minimum requirements of 8.5' x 18.5'for standard spaces and 7.5'x 16.5'for compact spaces. D. Fourteen bicycle parking spaces. Signs (18.780): Chapter 18.780.130.0 lists the type of allowable signs and sign area permitted in the C-G Zoning District. There are no proposed signs with this application. This section does not apply. If any signage is to be installed in the future,a sign permit is required. CONDITION: A separate sign permit will be required for all tenant signage prior to installation. Tree Removal(18.790): Section 18.790.030 requires a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, artition,site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required, the applicant submitted a tree plan conducted by Terry Flanagan, a certified arborist. However, the report does not contain the four required components, and is therefore in need of revision (see comments belo . Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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. NOTICE OF TYPE II DEQSION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 18 OF 28 The applicant plans on removing 1 of 1 non-hazardous trees over 12" in diameter. This represents a 0% retention rate. Therefore, they must mitigate for 100% of the 15 caliper inches removed. The amount of cash assurance required is $1,875.00 (15 caliper inches x$125/caliper inch x 100%). The mitigation plan (sheet L2) shows trees to be planted within landscape islands and along the eastern and southern boundaries. These landscape islands already have existing landscape trees and light poles leaving little room for additional trees. One solution is to plant more trees where possible along the boundaries. Mitigation trees need to be planted in order to provide for their unobstructed growth to maturity. The mature canopy spread for the mitigation trees (Honeylocust) is about 30'. Therefore they should be spaced 30' apart, and at least 15'from buildings.Honeylocust is an invasive species and should not be utilized near a natural area like Fanno Creek. The applicant should work with the City Arborist to choose a less aggressive species. A revised mitigation plan is conditioned below. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the Arborist Report and on the applicant's Tree Mitigation Plan (I.2). 4. A protection program defining standards and methods that will be used by the applicant to protect trees dunng and after construction. Sheet C1.0 of the plan set indicates that the work area will encompass portions of the existing parking lot that contain trees. This existing vegetation should be protected per the project arborist's recommendations. In addition, the 21" Douglas Fir on the east roperty line may or may not be impacted by construction activities on site. The project arborist must address the protection requirements for adjacent vegetation as well. The tree protection plan (indicating protection methods for parking lot and neighboring trees) shall 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 perrrut 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. No trees above 6'DBH are being retained. This standard does not apply. CONDITIONS: Prior to building permit issuance the applicant shall submit a revised tree mitigation plan for review and approval by the City Arborist. Prior to site work, 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 1DC 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' he 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. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 19 OF 28 . Prior to issuance of site permits the applicant shall submit a tree protection plan to the City Arborist for review and approval that show specifications per the project arborist's recommendations. In addition to parking lot trees, the plan shall also indicate protection methods for neighboring trees such as the 21" Douglas Fir on the east property line. The tree protection sheet shall include a signature of approval from the project arborist. • Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Arborist prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Contact Todd Prager, City Arborist, at (503) 639- 4171 x2700 for an inspection. All trees to be preserved that will be in close proximity to construction activities shall be protected with five or six (5' - 6') foot high chain link fences. The applicant indicates which trees will be protected with plastic and which will be protected with chain link. 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. • The applicant shall have an on-going responsibility to ensure that the Project Arbonst 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 an changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the reports are not submitted 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 Ai1 orist and the Project Arborist. 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. . 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. • Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. (Contact Maris Buxton, Permit Coordinator, to obtain forms and instructions for recording). NOTICE OF TYPE H DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 20 OF 28 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 shalf 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. The site is located within the Central Business District (CBD). Visual Clearance standards are exempt within this zoning district. C. SPECIFIC SITE DEVELOPMENT REVIEW APPROVAL STANDARDS Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Multi Family Exterior Elevations); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain); and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed elsewhere in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoinin Uses; 18.360.090.13 (Parking); 18.360.090.14 (Landscaping); 18.360.090.15 (Drainage);and 18.360.090.14 (Provision for the Disabled.). Relationship to the Natural and Physical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Innovative methods and techniques to reduce impacts to site hydrolo y and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3.and the City of Tigard"Significant Habitat Areas Map. There are three trees on the new building site. This parcel is 50 feet wide. In order to rovide a continuous facade in the downtown, all three trees must be removed. One tree is greater than 12" DBH and will be replaced as required by the landscaping standards of Chapter 18.745 and 18.630. The site is not in an area identified as prone to sliding. The Deputy Fire Marshall has submitted comments located under agency comments. Fain Creek runs along the western boundary of tax lot 700 and a portion of this parcel is within Highest and Moderate Value habitat area. The construction area is not within habitat area. The Clean Water Services pre-screening assessment indicates that the proposed activity will not significantly impact the sensitive area around Fanno Creek Where landfill and/or development is allowed within and adjacent to the 100-year floodplain,the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Although the building site (tax lot 600) is not adjacent to Fanno Creek and the 100-year floodplain,tax lot 700 is adjacent. Dedication was addressed within the previous Site Development approvals and subsequent appeals. The pathway has now been constructed. No further dedication is necessary with this application. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 21 OF 28 Crime Prevention and Safety: A. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; B. Intenor laundry and service areas shall be located in a way that they can be observed by others; C. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; D. The exterior lighting levels shall be selected and-the angles shall be oriented towards areas vulnerable to crime; and E. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The applicant has provided elevation details and floor plans to illustrate where windows will be located. A small portion of the new building is adjacent to the off-street parking area. Glazed doors with overhead relites are proposed in this area for the surveying of outdoor activity. Mail intakes will be from Main Street. According to the applicant, there is sufficient lighting already provided along the Main Street pedestrian way. A building mounted light fixture will service the parking lot access from the new building. The site plan shows existing light poles within the parking area. The Tigard Police Department was provided an opportunity to comment on the proposed development and had no objections. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to an existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The subject site is adjacent to an existing transit route (Tri-Met route 12). The nearest bus stop is approximately 50 feet from the site. No new facilities are proposed with this application. Tri-Met was given an opportunity to comment on the proposed development,but no response was received. FINDING: Based on the analysis above,the Site Development Review standards have been satisfied. D. 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. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 74 foot right-of-way width and 46-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 Main Street, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present,there is approximately 60 feet of ROW, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, as shown on their plan sheet A0.2. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 22 OF 28 SW Main Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct half-street improvements. The pavement width required for a 3-lane Collector is 23 feet from centerline and the applicant's plans show that the existing pavement width is 26.5 feet. The 3- lane Collector section also requires a 5 foot planter and 8 foot sidewalk. The applicant's.plans show a 4 foot planter width with metal tree grates and a 6 foot sidewalk. This does not meet the design standards of this section, improvements. in order to meet the standards the applicant shall either revise their plans to provide the additional planter area and sidewalk width or enter into a restrictive covenant for future street mprovements. A restrictive covenant, or future improvements guarantee, in lieu of street improvements may be accepted if, according to 18.810.030.5.f Additional lanning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. In the case of improvements on Main Street it is anticipated that the City will be proceeding with a street-scape design that will be incorporated in the downtown redevelopment. This planning work will include the Dolan Addition frontage, and as such, the future improvements guarantee, in lieu of street improvements,is acceptable. 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. There are no pavement or curb improvements proposed with this development that impact the street grades. 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 Tor 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. 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. No new streets are proposed with this commercial development. The location of the building site is approximately 80 feet to the west of Burnham Street. A pedestrian/bicycle pathway borders the western property line of the site (tax lot 700). Construction of or dedication for a new street or pathway is not necessary at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. No new parcels are being created with this project. These standards do not apply. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 23 OF 28 The applicant's plans indicate the construction of a 4 foot planter strip with tree wells and a 6 foot sidewalk, which does not meet the required width of 5 foot planter strip and 8 foot sidewalk. The applicant's plans shall be revised to provide the correct planter stnp and sidewalk widths or enter into a future street improvements agreement. 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 the Unified Sewerage Agency 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 show a 6 inch sewer lateral from the proposed building to the existing sewer main line in Main Street. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for stoma 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 the Unified Sewerage Agency 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 the Unified Sewerage agency 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 alr new developments resultingin an increase of impervious surfaces provide onsite detention facilities,unless the development is located jacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The applicant indicates that the proposed development creates 176 square feet of new pavement; therefore detention is not required for this amount of new impervious surface area runoff. 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 Qty reserves the right to approve location of all surface mounted facilities; NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 24 OF 28 • 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The applicant's plans show they will use the existing water meter,relocating it as required by Engineering. Storm Water Quality: The Cittyy 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. Address Ass i nments: 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 the site permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The City is responsible for assigning the main address and suite numbers. This information is needed so that building.permits for tenant improvements can be adequately tracked in the City's,permit tracking system. This building may be a multi-tenant building. Prior to issuance of the site permit, the applicant shall provide a suite layout map so suite numbers can be assigned. The addressing fee will then be calculated based upon the number of suites that must be addressed. In multi-level structures ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a"2",etc. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 25 OF 28 E. 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 provided an impact study addressing the project's impacts on public systems. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed, the applicant is required to pay TIF's of approximately $20,655. Final TIF payment will be assessed at time Of building permit submittal. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide a fee that would cover 100 percent of this projects traffic impact is $64,547 ($201655 divided by.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. Besides the TIF that mitigates for 32% of the projects impact on the transportation system, the applicant is required to dedicate additional right-of-way along SW Main Street (7 feet x 50 feet = 350 square feet). The estimated value of the dedication is fifteen dollars a square foot for a total value of $5,250. Currently there is more pavement than needed; therefore the curbing,planter and sidewalk must be widened to meet the standard. To create an 8-foot sidewalk with tree wells at an estimated cost of $10.00 per square foot the sidewalk is valued at $4,000. Two street trees ($300 each) must be installed with tree grates ($2,000) would cost another $4,600. Based on the calculation below, the required improvements are roughly proportionate. Improvements proposed by the applicant do not meet the current standard. The applicant has been given the option to revise the plans and complete the improvements to meet standards or provide improvements as proposed with a restnctive covenant for future improvements. Estimated Value of Impacts Full Impact $ 64,547.00 Less '11N Assessment -$ 20,655.00 Less ROW dedication -$ 5,250.00 Less Mitigated Costs -$ 8,600.00 Estimated Value of Unmitigated Impacts $ 30,042.00 SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division and Tigard Police have reviewed the proposal and had no objections. Tigard Public Works noted that the water meter needs to be upsized and/or relocated. This work is done by the City of Tigard,Public Works crew and billed to the developer. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this decision. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 26 OF 28 SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and offered the following comments: 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 usin IFq Appendix B. A worksheet for calculating the required fire flow is available from the Fire Marshals 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 data 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 IFC Appendix C,Table C 105.1. 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational pnor to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1) �) 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) Clean Water Services provided comments that have been incorporated into the decision. A copy of the comment letter is found in the file (SDR2006-00007). 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 JANUARY 15,2008 AND BECOMES EFFECTIVE ON JANUARY 31,2008 UNLESS AN APPEAL IS FILED. eal The oiecision 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 maid. 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)iDusiness 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 HallB,oulevard,Tigard,Oregon 97223. NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN COMMERCIAL BLDG PAGE 27 OF 28 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 JANUARY 30,2008. estlons: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. a. C ) January 15.2008 PREPARERED BY: Cheryl Caines DATE Associate Planner } / January15,2008 APPROVED BY: Richard FL Bewe dorff DATE Planning Manager NOTICE OF TYPE II DECISION SDR2007-00006/DOLAN OOMMERCIAL BLDG PAGE 28 OF 28 %....ib* ' CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM , VICINITY MAP co#4110;71417.4. -0?e,,i, .`1.‘% _ 4: .4 ■ / I # *tf* SDR2007-00006 DOLAN BUILDING 1 . > 4 410 A4-0,4141 s'c 00 40 LEGEND: / SUBJEC1' 46 ■ 0 SI'l'E 4 4, '‘W % • %(%4b. 7 # , lilli ',0 Aill <S)e, 16 10, "L__.`4' '3 , ..!_.1) --24.,4,,-/. \, •? ) , . . ' 1 Tigard Area Map 4 • N 0 80 160 240 320 400 Feet Iii■III ._7 r , CO / Ili Ill * ' i ' TIGARD Information on this map is for general location only and should be verifiedh:T3thith5rde3s)Dgigala:17prd722:31sSerrices Division. .Commurtity Development Plot date:Dec 6,2007;CAmagic\MAGIC03.APR —— .O, :w a— t'COFR1C CM-lYA A•A•OSCA.E ICC.40 MOO,MUSS x0100 D'MFITSE r . 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Q '` .. ®Id t'-0•[t'-0•110E•41•l0-0'OA-0■ItiW MEMO I 6 ct I 1 -,- .. 11 tta riot 5/)0)SPACES--SM OCTM MAID Z Q • ..-. -.' -. -,`�-• O 101a HRI meow v.o.aMt..a 4 0 ) U C F 'tom r,is • 1INAL APPROVAL . T CITY OF IIGAHAD P.I.AkiiV %003 ^►'t 13I!?N ._ -- SSE.tta, __11 0 'PLAN MAIN STREET 1 LB' C 'k11.- DATE l/isJdf� _ 4 1 ..:,m P- 0 r•; na M'ROPER”,-NE ' K ° ` It.00' 00.00' . 11.00' POOP.LME I Maws. - _ _ ' �I-�O/' C10E OE MYL0N0 1 .-111 REVS: ®, as-u-al IIIIIIIMINIM =gm. --u l AAA i�.r 'I • - xo"A ENLARGED PARTIAL SITE PLAN -- �� X10.2 EXHIBIT- e_ Dolan &Co. LLC By Florence T. Dolan SDR2007-00006/VAR2007-00043 4523 NE Davis Street DOLAN COMMERCIAL BUILDING Portland, OR 97213 Dolan and Company,LLC 1919 NW 19th Avenue Portland, OR 97209 CIDA, Inc. Attn:Dustin Johnson 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 h u AFFIDAVIT OF MAILING .171 . . . . 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: ∎Icv k kpproprkac]i (s,&Iow © NOTICE OF PENDING LAND USE DECISION FOR: SDR2007-00006/VAR2007-00043 —DOLAN BUILDING ❑ AMENDED NOTICE (File\n./dame tteferenm; ® 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 6,2007, d deposited in the United States Mail on December 6.2007,postage prepaid. 01'11;;;(Person that .ared ce) STATE OF OREGON County of Washington ss. City of Tigard l�/ Subscribed and sworn/affirmed before me on the ( -C day of "1741411-412.41 ,200/ OFFICIAL SEAL 1 �^►'' SHIRLEY L TREAT NOTARY PUBLIC-OFE GON COMMISSION NO.416777 ��J MY COMMISSION EXPIRES APRIL 25,2011 N TARY PU LIC OF OREGO My Commission Expires: 'T'l4571( EXHIBIT A 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 II au LAND USE APPLICATION SITE DEVELOPMENT REVIEW TIGARD DATE OF NOTICE: December 6,2007 FILE NUMBERS: SITE DEVELOPMENT REVIEW(SDR) 2007-00006 (Type II Land Use Application) ADJUSTMENT (VAR) 2007-00043 FILE NAME: DOLAN BUILDING REQUEST: The applicant is requesting approval to construct a new 7,560 square foot,two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street; Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers,major event entertainment and gasoline stations,are permitted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 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 20, 2007. All comments should be directed to Cheryl Gaines,Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503.639.4171 or bye-mail to cherylc @ tgard-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 9,2008. 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 "Applicab,,, iteview 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 SUBMI 1"1hD WRI'1'1LN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site,as shown on the most recent property tax assessment roll;any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application,written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file, please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ay��,,,, �'�,,�� ,�� ..VI�:INITl MAP r •■• I� '' SDR?00--uU1x�G ��?* �• DOL-001 .I ., BUILDING 9 UN LEGEND:Ite *Alp ``Rti �A /: E CT lhoe 's'' V f-- .:- .°„1 Pi I 014 il I I I OP40 1 # 46.416■11L .' i11.ARD .."" ...Law Dolan&Co. LLC EXH I B By Florence T. Dolan SDR2007-00006 4523 NE Davis Street DOLAN BUILDING Portland, OR 97213 Dolan and Company,LLC 1919 NW 19th Avenue Portland, OR 97209 CIDA,Inc. Attn: Dustin Johnson 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 • 2S102AC-00900 2S102AC-00201 ADAM FAZILAH& CASA LA VETA ASSOCIATES& CIMENT GARY HIGHLANDS ASSOCIATES LTD ET AL 4601 SW BUDDINGTON ST BY AFFINTY PROPERTY MANAGEMENT PORTLAND, OR 97219 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 2S102AB-01900 2S102AB-05302 ALLRED LIMITED PARTNERSHIP CASCADE ACQUISITION LLC PO BOX 23144 9180 SW BURHNHAM TIGARD,OR 97281 TIGARD,OR 97223 2 102AB-0190 2S102AB-04000 AL ED ITED PARTNERSHIP CAUTHORN BRUCE R& PO 3144 SOMMERS GREGORY J ARD,0 97281 9960 SW SATTLER TIGARD,OR 97224 2S 102AB-02401 2S102AB-03100 ANKELE BRIAN CHRISMAN RICHARD&HEATHER TRS 3457 N WILLAMETTE BLVD 172 MIDDLECREST RD PORTLAND, OR 97217 LAKE OSWEGO,OR 97034 2S102AB-02402 2S102AB-01901 ANKELE MARVIN R&KATHRYN J DAVIDSON WILLIAM G&DIXIE L 12511 SW MAIN 8915 SW COMMERCIAL ST TIGARD, OR 97223 TIGARD,OR 97223 2S102A6-04290 2S102AC-00300 CAPISTRANO NICHOLAS III DOLAN&CO LLC 12370 SW MAIN ST BY FLORENCE T DOLAN TIGARD,OR 97223 4523 NE DAVIS ST PORTLAND,OR 97213 2S102A8-04700 2S102AC-00700 CAPISTRANO NICOLAS&CRISTINA& D•• •N&CO C CACH FAMILY REVOCABLE TRUST& BY FL:': CE T DOLAN CACH GERALD C MARITAL TRUST 452 ,E I VIS ST 13670 SW WRIGHTWOOD CT '•RTLAND, c- 97213 TIGARD, OR 97224 2S102AB-04800 2S102AC-00600 CAPISTRANO NICOLAS III& DO &CO LC CAPISTRANO CRISTINA BY FLO CE T DOLAN REVOCABLE LIVING TRUSTS 452 DA ST 6646 SW 35TH AVE RTLAND,0 97213 PORTLAND,OR 97221 2S102AB-04200 2S102AC-00400 CAPISTRANO NICOLAS III REV LIV D• •N&CO BY CAPISTRANO NICOLAS III TR BY FL':- ,CE T DOLAN 6646 SW 35TH 4523 ' D IS ST PORTLAND,OR 97221 P -TLAND, •• 97213 2 102AB-03900 2S102AB-03500 CA' STRAN• !COLAS III REV LIV ERDMAN TERRANCE E AND BY C• •I ' 'NO NICOLAS III TR ERDMAN THOMAS M 664. .n 5TH 12405 SW MAIN ST a RTLAN I,OR 97221 TIGARD,OR 97223 2S102AB-02100 2S102AB-03400 FINKE ALEX AND LOTTI AND MCCLURE CHARLES J&ELLEN R TRU HANS CHRISTIAN do HILARY JEROLD W&JEAN M PO BOX 23562 8965 SW CAROLINE DR PORTLAND, OR 97281 PORTLAND,OR 97225 2S 02A8-02000 2S102AC-00202 Fl ALEX ' D LOTTI AND MILLER PRUDENCE M TRUST HANS • •' STIAN BY PRUDENCE M MILLER TR PO :- 62 4220 SW GREENLEAF DR P.-TLAND, c- 97281 PORTLAND,OR 97221 2S102AB-02400 2S102BA-01200 HANSON DONALD E TRUST MORLAN PROPERTIES PO BOX 12 5529 SE FOSTER RD WELCHES, OR 97067 PORTLAND,OR 97206 25102AB-02300 2S102A8-05700 H SO NALD E TRUST OREGON DEPT OF TRANSPORTATION PO 12 RNV PROPERTY MGMT UNIT LCH OR 97067 FILE#54888-A//763 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102AD-01400 1 S135CB-00800 HENDERSON JACK R&MARY S OREGON STATE OF 9075 SW BURNHAM ST DEPT OF TRANSPORTATION TIGARD,OR 97223 RIGHT OF WAY SECTION 355 CAPITOL ST NE RM 420 SALEM,OR 97301 2S102AC-00800 2S102AB-04600 HEUVELHORST MICHAEL J PEREZ FELIPA C/o KADEY GEORGE S JR 4333 E SALUSON AVE#B 12551 SW MAIN ST MAYWOOD,CA 90270 TIGARD,OR 97223 2S102AB-05300 2S102AB-05200 JB OAK HILL LIMITED PARTNERSHIP SCOTT&HOOKLAND REAL ESTATE PAR 9169 SW BURNHAM BY SCOTT MICHAEL TIGARD,OR 97223 9185 SW BURNHAM ST TIGARD,OR 97223 2S102AC-01000 2S102AB-04100 LI WEI SPEEDY LINGUINE INC 11053 SW WASHINGTON ST 12386 SW MAIN ST PORTLAND, OR 97225 TIGARD,OR 97223 2S102AC-01100 2S102AB-05301 MAIN STREET LLC& STEVENS PAGE DUDUNAKIS MICHAEL P 9180 SW BURNHAM ST 18380 RIVER EDGE LN TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102A8-04400 2S102AC-00200 MARR ROBERT M& STEVENS PAGE N WOLF-MARR MARIE L 9180 SW BURNHAM ROAD 12420 SW MAIN ST TIGARD,OR 97223 TIGARD,OR 97223 • 2S102AC-00100 2S102AB-04500 STEVENSON MICHAEL J&KAY L TIGARD MAIN ST COMMERCIAL PROPER 16815 MAPLE CIR CAPISTRANO NICOLAS&CRISTINA B LAKE OSWEGO,OR 97034 13670 SW WRIGHTWOOD CT TIGARD,OR 97224 2S 102A B-03300 2 S 102AB-04300 THOMPSON DENNIS C ARD MAI T COMMERCIAL PROPER 9295 SW ELECTRIC ST CA• .T' 0 NICOLAS&CRISTINA B TIGARD, OR 97223 1367! 4 WRIGHTWOOD CT ARD,O' 97224 2 102AB-028.• 2S102AB-02200 T . P •N DENNIS C TOMA JAMES W&GEOFFREY 929 ELECTRIC ST 9630 SW TUALATIN SHERWOOD RD ARD, .• 97223 TUALATIN,OR 97062 2S102AB-05800 2S102AC-01101 TIGARD AREA CHAMBER OF WILKING INVESTMENTS V LLC COMMERCE THE 16325 BOONES FERRY RD STE 200 12345 SW MAIN ST LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2 102AC-00204 2S102AC-00500 TI RD C OF WOODARD CHARLES L AND 13125 HALL BLVD ARLIE C T RD, R 97223 PO BOX 23303 TIGARD,OR 97223 S 102AB-0590 2S 102AD-01300 TI RD Y OF WYATT PROPERTIES LLC 1312 W HALL BLVD 9095 SW BURNHAM ST T ARD, R 97223 TIGARD,OR 97223 2S102AC-002 3 ARD Y OF 131 HALL BLVD T R R 97223 25102AB-0500 TI RD Y OF 1312 W HALL BLVD T ARD, R 97223 2 102AB-051 TIG RD Y OF 1312 W HALL BLVD ARD, R 97223 2 02BA-012 TIG D Y OF 131 HALL BLVD ARD,0 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 AFFIDAVIT OF POSTING NOTICE • 11 I 1 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.: SDR2007-00006/VAR2007-00043 Land Use File Name: DOLAN BUILDING I, Cheryl Gaines. Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) LA50 0/ IaS40// SS o .5 1'4 a'l sf . and did personally post notice of the proposed land use application(s)by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the day of 'Decebe� ,2007. ( _ J a - Signature of Person Who Performed Posting h:\login\patty\trusters\affdavit of posting for applicant to post public hearing.doc - DOLAN BUILDING - SITE DEVELOPMENT REVIEW (SDR) 2007-00006/ ADJUSTMENT (VAR) 2007-00043 REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1 .83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Str. Washington County Tax Assessor's Map 2S102AC, Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown, including a mix of civic, retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers, major event entertainment and gasoline stations, are permit d conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 18.705, 18.725, 18.745, 18.755, 18.765, 18.780, • 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Cheryl Caines, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to cherylc @tigard-or.gov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. v CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM • AREA NOTIFIED �� . (500') ' `1► so - lE0M101//7 F� Nor �, ♦ FOR: SDR2007-00006 ► ( Dolan Building) zs10,7S25 .,` '' // RE: 2S102AC7 6001700 150tA/07tH , A/ %/a//A 1400.. 7sm7Ae05307 , p7�751 1 I•10t00071W ,t 7700 Property owner information IC m/a//n// is valid for 3 months from 1011°' �` +iO .9 the date printed on this map.4,.,_ „A vie .1040 141 ameese moment ,11* 73102ac00203 4 41 111101)10, ?SIMMONS 7.0 • 7/t07A000201 twrnww 0 100 200 300 400 Feet ".• 02 feet e '.' 41. III . . , ,, ,111,44 .I IGARI) .. Information on this map is for general location only and should be verified with the Development Services Division. 13125 ar,SW OR Hall f313 _-,4■, - _ ,_ Tigard,OR 97d or (503)639-4171 ♦ hltp:Nwww.d.tigaM.or.us Community Development Plot date:Dec 5,2007;C:lmagicWIAGIC03APR • 2S 1 o2AC-00900 2S1 O2AC-00201 ADAM FAZILAH& CASA LA VETA ASSOCIATES& CIMENT GARY HIGHLANDS ASSOCIATES LTD ET AL 4601 SW BUDDINGTON ST BY AFFINTY PROPERTY MANAGEMENT PORTLAND,OR 97219 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 2S102AB-01900 2S102AB-05302 ALLRED LIMITED PARTNERSHIP CASCADE ACQUISITION LLC PO BOX 23144 9180 SW BURHNHAM TIGARD, OR 97281 TIGARD,OR 97223 2 102AB-0190 2S102AB-04000 AL ED ITED PARTNERSHIP CAUTHORN BRUCE R& PO 3144 SOMMERS GREGORY J ARD, 0 97281 9960 SW SATTLER TIGARD,OR 97224 2S102AB-02401 2S102AB-03100 ANKELE BRIAN CHRISMAN RICHARD&HEATHER TRS 3457 N WILLAMETTE BLVD 172 MIDDLECREST RD PORTLAND, OR 97217 LAKE OSWEGO,OR 97034 2S102AB-02402 2S102AB-01901 ANKELE MARVIN R&KATHRYN J DAVIDSON WILLIAM G&DIXIE L 12511 SW MAIN 8915 SW COMMERCIAL ST TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-04290 2S102AC-00300 CAPISTRANO NICHOLAS III DOLAN&CO LLC 12370 SW MAIN ST BY FLORENCE T DOLAN TIGARD,OR 97223 4523 NE DAVIS ST PORTLAND,OR 97213 2S102AB-04700 2S102AC-00700 CAPISTRANO NICOLAS&CRISTINA& D•. •N&CO C CACH FAMILY REVOCABLE TRUST& BY FL►; CE T DOLAN CACH GERALD C MARITAL TRUST 452 'E ' VIS ST 13670 SW WRIGHTWOOD CT .•RTLAND, .- 97213 TIGARD,OR 97224 2S102AB-04800 2S102AC-00600 CAPISTRANO NICOLAS III& DOb &CO LC CAPISTRANO CRISTINA BY FLO CE T DOLAN REVOCABLE LIVING TRUSTS 452 • DA' ST 6646 SW 35TH AVE •4 RTLAND,0' 97213 PORTLAND,OR 97221 2S102AB-04200 2S102AC-00400 CAPISTRANO NICOLAS III REV LIV D•_ •N&CO BY CAPISTRANO NICOLAS III TR BY FL•; •CE T DOLAN 6646 SW 35TH 4523 • IS ST PORTLAND, OR 97221 P -TLAND, •- 97213 2 102AB-03900 2S102AB-03500 CA STRAN (COLAS III REV LIV ERDMAN TERRANCE E AND BY C I NO NICOLAS III TR ERDMAN THOMAS M 664 5TH 12405 SW MAIN ST RTLAN ,OR 97221 TIGARD,OR 97223 2S102AB-02100 2S102AB-03400 FINKE ALEX AND LOTTI AND MCCLURE CHARLES J&ELLEN R TRU HANS CHRISTIAN do HILARY JEROLD W&JEAN M PO BOX 23562 8965 SW CAROLINE DR PORTLAND, OR 97281 PORTLAND,OR 97225 2S 02AB-02000 2S102AC-00202 FIN ALEX D LOTTI AND MILLER PRUDENCE M TRUST HANS . STIAN BY PRUDENCE M MILLER TR PO :0% ' 62 4220 SW GREENLEAF DR P�'TLAND, 97281 PORTLAND,OR 97221 2S102AB-02400 2S102BA-01200 HANSON DONALD E TRUST MORLAN PROPERTIES PO BOX 12 5529 SE FOSTER RD WELCHES,OR 97067 PORTLAND,OR 97206 2S102AB-02300 2S102AB-05700 H• SO :•NALD E TRUST OREGON DEPT OF TRANSPORTATION PO 12 R/W PROPERTY MGMT UNIT LCH' OR 97067 FILE#54888-A//763 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S 102AD-01400 1 S 135C B-00800 HENDERSON JACK R&MARY S OREGON STATE OF 9075 SW BURNHAM ST DEPT OF TRANSPORTATION TIGARD,OR 97223 RIGHT OF WAY SECTION 355 CAPITOL ST NE RM 420 SALEM,OR 97301 2S102AC-00800 2S102AB-04600 HEUVELHORST MICHAEL J PEREZ FELIPA do KADEY GEORGE S JR 4333 E SALUSON AVE#B 12551 SW MAIN ST MAYWOOD,CA 90270 TIGARD,OR 97223 2S 102AB-05300 2S 102AB-05200 JB OAK HILL LIMITED PARTNERSHIP SCOTT&HOOKLAND REAL ESTATE PAR 9169 SW BURNHAM BY SCOTT MICHAEL TIGARD,OR 97223 9185 SW BURNHAM ST TIGARD,OR 97223 2S102AC-01000 2S102A8-04100 LI WEI SPEEDY LINGUINE INC 11053 SW WASHINGTON ST 12386 SW MAIN ST PORTLAND,OR 97225 TIGARD,OR 97223 2S102AC-01100 2S102AB-05301 MAIN STREET LLC& STEVENS PAGE DUDUNAKIS MICHAEL P 9180 SW BURNHAM ST 18380 RIVER EDGE LN TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102A8-04400 2S102AC-00200 MARR ROBERT M& STEVENS PAGE N WOLF-MARR MARIE L 9180 SW BURNHAM ROAD 12420 SW MAIN ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S102AC-00100 2S102AB-04500 STEVENSON MICHAEL J&KAY L TIGARD MAIN ST COMMERCIAL PROPER 16815 MAPLE CIR CAPISTRANO NICOLAS&CRISTINA B LAKE OSWEGO,OR 97034 13670 SW WRIGHTWOOD CT TIGARD,OR 97224 2S102AB-03300 2S102AB-04300 THOMPSON DENNIS C ARD MAI T COMMERCIAL PROPER 9295 SW ELECTRIC ST CA' -T'' 0 NICOLAS&CRISTINA B TIGARD,OR 97223 13670 WRIGHTWOOD CT ARD,0- 97224 102AB-0280• 2S102AB-02200 T P •N DENNIS C TOMA JAMES W&GEOFFREY 929 ELECTRIC ST 9630 SW TUALATIN SHERWOOD RD ARD, .- 97223 TUALATIN,OR 97062 2S102AB-05800 2S102AC-01101 TIGARD AREA CHAMBER OF WILKING INVESTMENTS V LLC COMMERCE THE 16325 BOONES FERRY RD STE 200 12345 SW MAIN ST LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2 102AC-00204 2S102AC-00500 TI RD C OF WOODARD CHARLES L AND 13125 HALL BLVD ARLIE C T RD, R 97223 PO BOX 23303 TIGARD,OR 97223 S102AB-05901 2S102AD-01300 TI. •RD Y OF WYATT PROPERTIES LLC 1312 W HALL BLVD 9095 SW BURNHAM ST T =ARD, •R 97223 TIGARD,OR 97223 2S102AC-002 3 ARD Y OF 131 HALL BLVD T R R 97223 2S 102AB-0500 TI RD Y OF 1312 HALL BLVD T ARD, R 97223 2 102AB-051 TIG RD Y OF 1312 W HALL BLVD ARD, R 97223 2 02BA-012 TIG D Y OF 131 HALL BLVD ARD,0 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: patty@tigard-or.gov REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Property owner information is valid for 3 months from the date of your request INDICAI`E ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134 ,Tax Lot 00100) OR ADDRESSES FOR ALL PROJECT PARCELS BELOW: ��3 7 5 / Da, 7V oa(o6<� �, r_i�,q to �1 Via, r il.f PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS, PLEASE INDICATE THAT YOU NEED 2 SETS OF LABELS. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: —D h �J � ' PHONE: Le I )- 's NAME OF COMPANY: ( / I7 FAX: EMAIL: 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 ti print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - 4 sheets of labels x$2/sheet =$8.00 x 2 sets = $16.00 A_sheet(s)of labels x$2/sheet =$ x G4 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 = x sets = GENERATE LIST = $11.00 GENERATE LIST = R t00_ TOTAL = $31.00 TOTAL 2S102AC-00700 DOLAN&CO LLC BY FLORENCE T DOLAN 4523 NE DAVIS ST PORTLAND,OR 97213 /ORAoh 9 L l/� '/J l�' � 2S102AC-00600 e � DOLAN&CO LLC (� BY FLORENCE T DOLAN 4523 NE DAVIS ST PORTLAND, OR 97213 APPLICANT MATERIALS PRE-APP.HELD BY: Y.., III CITY OF TIGARD PLANNING DIVISION . (;,'-,j,, . LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blul, Tigarzm OR 97223 Phone. 503.639.4171 Fax:503.598.1960 - File# b.k_(0.67)'?- O/5004, Other Case# VA K A v u 1 —oo u t 3 Date (the? (0 7 By 1,5--V Receipt# e9-01-)7°1-00 3 Fee 43i if.d Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance(I or II) ❑ Minor Land Partition(II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑Zone Change Annexation(IV) ❑ Conditional Use (III) ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) $ite Development Review(II) ❑ Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACIIVITY WILL OUR(Address if available) (255° S c..+' Al Ai N s ra EEr TAX MAPS&TAX LOT NOS. )$]02AC — OOCQOO t oo4•CO TOTAL sEfTEE SIZE ZONING C ASSIFICATION '7%PG° SA. (zo/4 &00 k 79J� C BD– C E - c10-+a-- 73 u 5,I e 5S p,S In-1 c APPLICANT* MA(1 (aDRESS/QTY NWIPP" aNESI 5- /1/ (/Y0. 5t,/Yr Zak, `7 NO. (N /734,-46/.1,e FAX NO. 1(cv ZZ-ce -/zo3 s - c �P MARY NTACTPERSON P E NO. ' f,c74�► .)o rSCl/Li 6-17, Zu,-/Zee PROPERTY�OWNER/DEED HOLDER(Attach list if more than one) MAX GADDRESS7Q1Y/STATE/ZIP�/( P. z /ww /9a- g?„7_,,,,, 04 7,9 �O3) z2,---,009 (-193 , 7V47-/707._ *When the owner and the applicant are different people,the applicant must be a 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 spec Demo e. c fn-. �c). .c!,(∎n� aw.d ern stv.,-,a new 2- 5 l-r r - r,L��L.Q. \. 0-ilritNx t . 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 Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: [9. Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization EIT Title transfer instrument or grant deed ❑ Written summary of proposal ❑ Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. Er Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets lir Service Provider Letter ❑ Impact Study per Section 18.390.040.B.2.(e) 10' Copy of the Pre-Application Conference notes C Filing Fee(see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or.plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): El Vicinity Map ❑ Preliminary Grading/Erosion Control Plan Er Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan li r Site Development Plan i' Architectural Drawings (elevations &floor plans) I ' Landscape Plan ❑ Sign Drawings Er Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 CITY OF TIGARD 6/21/2007 '. I 13125 SW Hall Blvd. 8:40:19AM Tigard,OR 97223 503.639.4171 II GAI:D Receipt #: 27200700000000002863 Date: 06/21/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SDR2007-00006 [LANDUS]SDR Under$1,000,000 100-0000-438000 3,759.00 SDR2007-00006 [LRPF]LR Planning Surcharge 100-0000-438050 555.00 Line Item Total: $4,314.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check DOLAN AND COMPANY LLC ST 2040 In Person 4,314.00 Payment Total: $4,314.00 cReceipt.rpt Page 1 of 1 r CITY OF TIGARD 10/5/2007 ?� S 13125 SW Hall Blvd. 2:41:20PM Tigard,OR 97223 503.639.4171 TI(,,ARI) Receipt #: 27200700000000004502 Date: 10/05/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2007-00043 [LANDUS] 50%Joint App Fee 100-0000-438000 268.00 VAR2007-00043 [LRPF] LR Planning Surcharge 100-0000-438050 39.50 Line Item Total: $307.50 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check DOLAN AND COMPANY,LLC CAC 2074 In Person 307.50 Payment Total: $307.50 cReceipt.rpt Page 1 of I 1 4hrra74v€ , Development Team: Applicant: Dolan and Company 1919 NW 19th Ave Portland, OR 97209 Phone: (503) 225.9009 Fax: (503) 944.1302 Contact: Dan Dolan Architect/ Engineer. CIDA 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 Phone: 503.226.1 285 Fax: 503.226.1 670 Contact: Tara Lund,Architect Dustin Johnson,Architectural Intern Site Addresses: 1 2500 SW Main Street, 1 2550 SW Main Street& 12540 SW Main Street Tigard, Oregon Location: Tax Map: 2S 1 2AC Tax Map: 600 & 700 Plan Designation: CBD Adjacent Uses: North: CBD East: CBD West: CBD South: CBD Project Data: Area of Development: Approximately 1.83 acres, or 79, 800 square feet Existing Building Area-Overall Development: 34,453 square feet (25,780 footprint) Total Landscape Coverage-Overall Development:24,12 I square feet (30%) Parking and Drives-Overall Development: 30,168 square feet Impervious Area: 56,849 square feet (71%) Area of work-Current Phase: 5,818 square feet (4,900sf subject parcel) Existing Building to be replaced: 2,800 square feet New Building-First Floor Retail: 4,260 square feet New Building-Second Floor Office: 3,300 square feet New Building-Total Area: 7,560 square feet F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 2 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Narrative of new development: Replacing Existing Building: The Proposed modifications include the removal of the existing 2,800 square foot retail building located at 12500 SW Main Street. The existing building use is designated Mercantile (M) as defined by the 2007 Oregon Structural Specialty Code (OSSC). The existing structure is wood frame with wood siding, and is classified as Type V, under the 2007 OSSC. The existing building will be replaced with a new 7,560 square foot building of concrete masonry construction, with clay masonry veneer. The new building could be classified as either Type III or V, under the 2007 OSSC. The new building is mixed-use, with 4,260 square feet designated as Mercantile (M), and 3,300 square feet designated as Office (B) as described by the 2007 OSSC. Modification of Parking stalls: In order to accommodate vehicular access to the rear of the structure, we are modifying the parking at the northeast corner of the existing parking lot. The modifications include removing approximately twenty linear feet of existing curb and sidewalk to allow for vehicle access at the southeast end of the subject parcel. The resulting drive will require two existing parking stalls to be removed and replaced with a 110 square foot landscape island shaped adequately for the vehicle access. The new landscape island will replace the existing, 163 square foot island that will be removed to replace one of the lost parking stalls. Please see attached sheet A0.1 for more information. Key Applicable Development Review Criteria: 1 8.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.8 10, Street and Utility Standards; 2. Relationship to the natural and physical environment: a. Buildings shall be: (I) Located to preserve existing trees,topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and (4) Oriented with consideration for sun and wind. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 1 8.790,Tree Removal. c. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100A.3. and the City of Tigard "Significant Habitat Areas Map." Methods and techniques for consideration may include, but are not limited to the following: (I) Water quality facilities (for infiltration, retention, detention and/or treatment) (2) Pervious pavement (3) Soil amendment (4) Roof runoff controls F:\GENADMIN\PROJECTS102\0I 86.00_a-boy phase III\SDR Narratrve doc Page 3 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE (5) Fencing to guide animals toward safe passageways (6) Re-directed outdoor lighting to reduce spill-off into habitat areas (7) Preservation of existing vegetative and canopy cover Response: Due to the site location fronting Main Street in Downtown Tigard as well as the placement of adjacent buildings, the location and orientation of the proposed building on the site is based on providing a continuous street facade (see attached sheet A0.2). In addition, there are three existing trees that are located within the proposed building's foot print. In order to utilize the continuous facade as a design element that is currently a common characteristic of Downtown Tigard, these trees will need to be removed and mitigated elsewhere on the adjacent property (Please see attached arborist report and sheet L I.0 for more information). In the CWS Pre-screening site assessment, CWS indicated that the project will not significantly impact the sensitive area near the site. There will be negligible new pavement area, which will be directed into the existing storm system on the adjacent site under the same ownership. The roof runoff will be collected and treated prior to discharge into the existing system. 3. Exterior elevations: a. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: (I) Recesses, e.g., decks, patios, entrances,floor area, of a minimum depth of eight feet; (2) Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and (3) Offsets or breaks in roof elevations of three or more feet in height. Response: Not applicable. Proposed building is not of a residential use or occupancy. 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer. (I) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier, (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s) from which buffering is needed; (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase 111\SDR Narrative.doc Page 4 of 4 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (I) What needs to be screened; (2) The direction from which ft is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. Response: I 8.360.090.4a is not applicable (All adjacent properties are zoned CBD.) A five-foot buffer is proposed at the south end of the site to buffer proposed development from paved area and parking at adjacent southern property. No buffers are proposed at the east or west sides of the site as the proposed infill building will span the full width of the property. Screening for anticipated roof top mechanical units will be accomplished with adequate setbacks from the front and rear parapets of the proposed building. 5. Privacy and noise: mufti-family or group living uses: a. Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a below; b. The buildings shall be oriented in a manner which protects private spaces on adjoining properties from view and noise; c. On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses; and d. Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. Response: Not applicable. Proposed development is not of a residential use or occupancy. 6. Private outdoor area: mufti-family use: a. Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and (I) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit; and (2) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the users of the space. Response: Not applicable. Proposed development is not of a residential use or occupancy. 7. Shared outdoor recreation areas: multi-family use: a. In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts: (I) Studio up to and including two-bedroom units, 200 square feet per unit; and F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\5DR Narrative.doc Page 5 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE (2) Three or more bedroom units, 300 square feet per unit. b. The required recreation space may be provided as follows: (I) It may be all outdoor space; or (2) It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or (3) It may be all public or common space; or (4) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and (5) Where balconies are added to units,the balconies shall not be less than 48 square feet c. Shared outdoor recreation space shall be readily observable to promote crime prevention and safety; Response: Not applicable. Proposed development is not of a residential use or occupancy. 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Response: Previous development within the overall development site has already triggered and complied with this requirement (Refer to SDR91-00005). 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space,to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by, but not limited to: (I) A deck, patio, low wall, hedge, or draping vine; (2) A trellis or arbor, (3) A change in elevation or grade; (4) A change in the texture of the path material; (5) Sign; or (6) Landscaping. Response: The proposed building has frontage and a public entrance along the Main Street pedestrian way. This public entrance has been recessed into the building to create interaction between pedestrians and the building. At the rear of the property we are proposing a five-foot landscape buffer as indication of private property. I 0. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; b. Interior laundry and service areas shall be located in a way that they can be observed by others; c. Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; F:\GENADMIN\PROJECTS\02\0I8600_a-boy phase III\SDR Narrative.doc Page 6 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Response: Only a small portion of the building has frontage to the existing parking lot, and glazed doors with overhead relites are being proposed for the surveying of outdoor activity at this location. Glazing is provided at both levels of the street fronting facade. Mail intakes will be located off of the Main Street pedestrian way. There is sufficient existing lighting along the Main Street pedestrian way at the site's street frontage end. At the southwestern end of the subject property, a building-mounted light fixture will service the parking lot access of the building. I I. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to or within 500 feet of existing or proposed transit route; b. The requirements for transit facilities shall be based on: (I) The location of other transit facilities in the area; and (2) The size and type of the proposal. c. The following facilities may be required after City and Tri-Met review: (I) Bus stop shelters; (2) Turnouts for buses; and (3) Connecting paths to the shelters. Response: The proposed development is currently within a quarter-mile radius of twelve Trimet bus stops. No further transit amenities are anticipated or proposed at this time. 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.745; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Response: Landscaping has been designed to satisfy Chapter 18.745. Existing and proposed landscaping total 30% of the overall gross site development area—see sheet CS I.0 for more information. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 198 I master drainage plan; Response: There will be negligible new pavement area (approximately 176 sf), which will be directed into the existing storm system on the adjacent site under the same ownership. The roof runoff will be collected and treated prior to discharge into the existing system. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and F\GENADMIN\PROJECTS\0Z\0186.00_a-boy phase III\SDR Narrative.doc Page 7 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Response: Access to and from the proposed development has been designed to comply with accessibility standards set forth by ORS Chapter 447. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 1 8.350; or a variance or adjustment granted under Chapter 1 8.370. (Ord. 06-20, Ord. 02-33) Response: It is the intent of the applicant that the proposed development meets all applicable standards set forth by the Tigard Development Code that pertain to the Central Business District. The proposed development will be utilizing the existing driveway on the adjacent property. Since the driveway is currently non-conforming, we are requesting a variance to allow use of the driveway in it's current location. I 8.370.020.C.5 Variances and Adjustments C. Special Adjustments 5. Adjustment to access and egress standards (Chapter 1 8.705). a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved,the Director may grant an adjustment to the access requirements of Chapter 1 8.705 through a Type II procedure, as governed in Section 1 8.390.030, 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 1 8.705, based on the following criteria: (I) It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; (3) The access separation requirements cannot be met; (4) The request is the minimum adjustment required to provide adequate access; (5) The approved access or access approved with conditions will result in a safe access; and (6) The visual clearance requirements of Chapter 18.795 will be met. Response: An adjustment to code section I8.705.030.H.3 regarding driveway spacing is hereby requested. There is no new access drive proposed for the development, and the development will be accessed via the adjoining property. The existing driveway that will serve the proposed development has been previously permitted, along with the structures and parking lot that it serves (Refer to SDR98-00003). The driveway is located approximately 180' clear from another driveway across the street. The spacing standards require 200' spacing on Main Street, which is a collector. A check for the adjustment fee has been attached to this submittal. The following addresses the criteria set forth above: (I) The proposed development will be sharing access with the adjoining parcel under same ownership. (2) Both the subject parcel and the adjoining parcel only have frontage on Main Street. The subject property is only 50' in F:\GENADMIN\PROJECTS\0210186.00_a-boy phase III\SDR Narrative.doc Page 8 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE width and locating a driveway on the property would preclude feasible development on that parcel. The existing driveway is located in the only location along the frontage that does not have an existing building structure. (3) The current driveway can not be relocated to meet the access separation requirements due to the location of the existing buildings. (4) By utilizing the existing driveway, the request minimizes the potential impact of the adjustment. (5) The access location has been in place and utilized for 8+ years and during this time, no safety issues have occurred. (6) The visual clearance requirements of Chapter 18.795 are met. 1 8.520.040 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 1 8.310 and 1 8.320; Response: It is the intent of the applicant that the proposed development meets all pertinent standards set forth by the Tigard Development Code that are applicable to the Central Business District. 2. All other applicable standards and requirements contained in this title. Response: It is the intent of the applicant that the proposed development meets all pertinent standards set forth by the Tigard Development Code, except the adjustment for the driveway as requested above. B. Development standards. Development standards in commercial zoning districts are contained in 1 8.520.2 below: 18.520.060.B Additional Development and Design Guidlines B. Interim requirements in the CBD zone. I. In the absence of an adopted design plan,the following issues, under Subsection B.I.c. must be addressed for new developments as necessary to serve the use and provide for projected public facility needs of the area, pursuant to Chapter 18.810 as determined by the Director. a. The City may attach conditions to any development within an action area prior to adoption of the design plan to achieve the following objectives: (I) The development shall address transit usage by residents, employees and customers if the site is within 1/4 mile of a public transit line or transit stop. Specific items to be addressed are as follows: (a) Orientation of buildings and facilities toward transit services to provide for direct pedestrian access into the building(s) from transit lines or stops; (b) Minimizing transit/auto conflicts by providing direct pedestrian access into the buildings with limited crossings in automobile circulation/parking areas. If pedestrian access crosses automobile circulation/parking areas, paths shall be marked for pedestrians; F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 9 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE (c) Encouraging transit-supportive users by limiting automobile support services to collector and arterial streets; and (d) Avoiding the creation of small scattered parking areas by allowing adjacent developments to use shared surface parking, parking structures, or under-structure parking; (2) The development shall facilitate pedestrian/bicycle circulation if the site is located on a street with designated bike paths or adjacent to a designated greenway/open space/park. Specific items to be addressed are as follows: (a) Provision of efficient, convenient and continuous pedestrian and bicycle transit circulation systems, linking developments by requiring dedication and construction of pedestrian and bike paths identified in the comprehensive plan. If direct connections cannot be made, require that funds in the amount of the construction cost be deposited into an account for the purpose of constructing paths; (b) Separation of auto and truck circulation activities from pedestrian areas; (c) Encouraging pedestrian-oriented design by requiring pedestrian walkways and street level windows along all sides with public access into the building; (d) Provision of bicycle parking as required under Subsection I 8.765.050; and (e) Ensure adequate outdoor lighting by lighting pedestrian walkways and auto circulation areas. (3) Coordination of development within the action area. Specific items to be addressed are as follows: (a) Continuity and/or compatibility of landscaping, circulation, access, public facilities and other improvements. Allow required landscaping areas to be grouped together. Regulate shared access where appropriate. Prohibit lighting which shines on adjacent property; (b) Siting and orientation of land use which considers surrounding land use, or an adopted plan. Screen loading areas and refuse dumpsters from view. Screen commercial and industrial use from single-family and residential through landscaping; and (c) Provision of frontage roads or shared access where feasible. Response: The proposed layout meets the objectives listed above as follows: (I) The site rests within a quarter mile of several public bus stops. The building is oriented such that users of public transit, bicyclists and other pedestrians may enter the building directly from the public right of way and with minimal vehicular interaction. In addition, the overall development of Tax Lots 600 and 700 utilize shared parking behind the existing and proposed development, eliminating the need for scattered, isolated parking areas and minimizing pedestrian/vehicular interaction. F\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page I0 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE • (2) Development of Tax Lot 700 previously included continuation of a bike path and a greenway dedication (Refer to SDR91-00005). Continuity of land use is maintained as all adjacent properties are zoned CBD. (3) The proposed development has been designed to coordinate with the adjacent existing building, as well as the proposed Design Guidelines for Main Street. The plan utilizes shared access. 2. Existing nonconforming industrial structures at the following locations may continue to be utilized for I-P Industrial uses after the nonconforming use limit of six months: Map 2S 1 2AA tax lot 4700, Map 25 1 2AC tax lot 100 and 202, Map 25 1 2AD tax lot 1203, Map 25 1 2DB tax lot 100,and Map 25 1 2DA tax lot 300. Response: Not applicable. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure of parcel of real property in the City. Response: Required maintenance of access and egress will be provided by owner. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved and provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: Please see attached Sheet A0.2 for compliance. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: I. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: Joint access is proposed with existing drive fronting Main Street on lot 700. Lots 600 and 700 are under the same ownership. A joint access agreement with associated easements will be recorded with Washington County. Please see attached copies of signed deeds showing same ownership of lots 600 and 700. Copies of the recorded agreement will be placed on permanent file with the City of Tigard. D. Public street access, All vehicular access and egress as required in Sections 18.705.030H and 1 8.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: The existing drive on lot 700 providing access and egress to and from Main Street connects the arterial to a private parking drive aisle, which was permitted under a previous permit. E. Curb cuts. Curb Cuts shall be in accordance with Section 18.810.030N. Response: The existing curb has been installed in accordance with the Tigard Development Code and has been previously permitted. F:\GENADMINIPROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 1 1 of 4 1 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: I. 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; 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standard; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/ or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: The proposed project includes a concrete walkway connecting the public pedestrian right of way to the ground floor entrance to the building in compliance with this code. The public pedestrian right of way between the proposed structure and Main Street will be developed to the City of Tigard standards, creating pedestrian travel continuity from the subject site to adjacent sites (Please see attached sheets A0.2, L1.0). All walkways crossing vehicle access driveways or parking lots have been designed to meet this code and have been previously permitted. G. Inadequate or hazardous access. I. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director,the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Response: As discussed in the attached Impact Study, the amount of vehicular trips added to the site are minimal based on the use and size of the proposed development; therefore the development does not contribute to hazardous traffic conditions or promote danger to public health, safety and general welfare at or near the site. In addition, the existing driveway serving the site from Main Street, as well as all drive aisles F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 12 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE within the existing parking lot are not being altered and will maintain adequate access and maneuverability for emergency vehicles. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Response: Not applicable. Proposed development is not of residential use or occupancy. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement Response: No service drives or drives are being proposed that will promote backward movement within Main Street. H. Access Management I. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASHTO (depending on jurisdiction of facility.) Response: The engineer has completed a preliminary sight distance certificate, which is attached to this submittal. Based on our research, it appears that the existing sight distances meet the appropriate standards, but this needs to be verified by the City Engineer. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Response: The existing driveway is approximately 250 feet away from nearest intersection at Main Street and Burnham. Main Street is a collector, therefore requires a 150 feet setback. The criteria is met. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Response: Please refer to section 18.370.020.C.5 for requested variance to this requirement. 4. The minimum spacing of local streets along a local street shall be 125 feet. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 1 3 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Minimum access requirements for residential use. I. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 1 8.705.2; Response: Proposed development is not of residential use or occupancy. 2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; Response: Not applicable. Proposed development is not of residential use or occupancy. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Response: Not applicable. Proposed development is not of residential use or occupancy. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. Response: The existing parking lot is designed to allow provisions for the turning around of fire apparatus. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Response: No driveways in excess of 200 feet in length exist or are being proposed. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: Existing driveway is 30 feet in width. J. Minimum access requirements for commercial and industrial use. I. Vehicle access, egress and circulation for commercial and industrial use shall not be less than 2 I as provided in Table 1 8.705.3; Response: Existing access, egress and circulation maintains a minimum width of 24', which complies with the required widths for commercial development as prescribed in Table 18.705.3. 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; Response: Existing on-street parking is provided within 50 feet of the primary ground floor entrance. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page I4 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 3. Additional requirements for truck traffic may be placed as conditions of site development review. Response: Not applicable. 1 8.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Response: All landscaping and screening will be maintained by the owner as required. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning,trimming or otherwise so that: I. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. ft will not constitute a traffic hazard because of reduced visibility. Response: The plants will be pruned as needed to meet the above criteria. C. Installation requirements.The installation of all landscaping shall be as follows: I. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Response: The landscaping will be installed to meet the above criteria. 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. Response: Noted. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: I. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response: The only existing vegetation on the subject parcel consists of three trees at the northeast corner of the lot. The trees are too close to the existing structure to be saved and will have to be removed. Please see section 18.790.030C and 18.790.060E of this narrative. The existing new vegetation that will be removed on the adjacent parcel will be replaced with like vegetation as indicated on the landscape plan. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 15 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Response: There is no current landscaping along the public right-of-way in front of the subject parcel. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Response: A curb and gutter will be provided as part of the development, therefore this criteria is not applicable. Street Trees will be provided as described below. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.0. Response: Street trees will be provided as required. Please see attached sheet LI.0 for compliance. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Response: The street trees will match the existing trees on the adjacent frontage of the development. Please see attached sheet L I.0 for species of proposed trees. C. Size and spacing of street trees. I. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; Response: The street trees will be a minimum of 2" caliper as indicated on the plan. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section I8.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 16 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than I 0 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (I) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: The trees will be medium sized and spaced at 30 feet on center. They will not be planted within 20 feet of any intersection or within 2 feet of any private driveway, fire hydrant or utility pole. The street trees will be planted in tree grates to match the existing at the adjacent frontage of the development. Please see attached sheets A0.2 and L 1.0 for compliance. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: The trees will be pruned as required. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 1 8.390.030, using approval criteria in Section I8.370.020.C.4.a. Response: There are no existing trees that could be used as street trees. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. Response: No street trees will be removed by development. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type 1 procedure, as regulated in Section 1 8.390.030, using approval criteria in Section 18.370.020.C.4.b. Response: We are not requesting any adjustments to the street tree requirements. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 1 8.795, Visual Clearance, are satisfied. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 17 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Response: The development is not located adjacent to a signalized intersection. 18.745.050 Buffering and Screening B. Buffering and screening requirements. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; Response: There are no required setbacks in this zone. Based on the buffering and screening matrix shown on Table 18.175.1, no buffering is required between two properties within the CBD zone. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; Response: No buffer area is required. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and I8.745.050.D; Response: No fence, hedge or wall is being proposed. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 1 8.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (I) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. Response: There is no required buffer area. 5. Where screening is required the following standards shall apply in addition to those required for buffering: F.\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 18 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 1 8.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 1 8.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover, or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Response: No screening is required for the proposed project. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 1 8.795; Response: No landscaping is proposed within the vision clearance area. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; Response: Not applicable. We do not have this condition. 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director, b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. Response: We are not proposing any fences or stand alone walls. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections I8.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 1 8.795. Response: There are no requirements for a sight obscuring fence. D. Height restrictions, 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 19 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; Response: There are no specific prescribe height requirements for fences, walls or landscaping relating to this development. E. Screening special provisions. I. 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: (I) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of- way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Response: No new parking areas are proposed. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Response: The refuse areas are screened from public view. Any new service facilities will be located away from view of the public street and customer parking areas. 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; Response: There are no proposed swimming pools. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Response: The refuse area will be screened with a masonry wall. 1 8.755 Mixed Solid Waste and Recyclable Storage F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 20 of 4 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. 18.755.020 Definitions A. Definitions.The following definitions apply to regulations governing the storage of solid waste and recyclable material contained in this chapter exclusively. I. "Mixed solid waste" means solid waste that contains a mix of recoverable or recyclable materials and materials that are not capable of being recycled or recovered for further use; 2. "Source-separated recyclable" means, at a minimum, recyclable materials designated "principle recyclable materials" by the State Environmental Quality Commission under ORS 495.025, with the exception of yard debris. Currently these materials include newspaper, ferrous and nonferrous scrap metal, used motor oil, corrugated cardboard, aluminum, container glass, office paper and tin cans; 3. "Storage area" means the space necessary to store mixed solid waste and source- separated recyclable that accumulate between collection days; 4. "Mufti-unit residential building" means a structure that contains five or more dwellings units that share common walls or floors/ceilings with one or more units; 5. "Non-residential building" means a structure that is used for any non-residential function, including but not limited to office, retail wholesale/warehouse/industrial and institutional uses. 18.755.030 Materials Accepted A. Materials accepted. Except as provided for in 1 8.755.040 G and I,the storage area must be able to accept at least all "principle recyclable materials" designated by the Oregon Environmental Quality Commission and other source-separated recyclables the local government identifies by regulation. Response: The storage facility shall be designed to contain storage totes for the collection of mixed fiber, plastic bottles aluminum cans and glass. 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: I. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off Response: The applicant proposes to use option A.I, `minimum standards', as demonstrated below. Please see sheet A0.2 for additional information. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: I. Section 1 8.755.050, Location, Design and Access Standards, except as provided in 1 8.755.040 G; Response: Please see below for compliance with these code sections. F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 2 I of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; Response: The specific use of this building is not yet known. It has been designed to accommodate 4,260 square feet of retail use (approximately 56% of overall floor area), and 3,300 square feet of office use. 3. Application requirements and review procedure:The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; Response: Please see sheet A0.2 for location and size of solid waste/ recyclables storage facility. 4. General requirements: a. The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/ manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building,the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20%of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43%of specific requirements). Where vertical or stacked storage is proposed,the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. Response: The storage facility has been designed to accommodate 4,260 square feet of retail use (approximately 56% of overall floor area), and 3,300 square feet of office use. Bin height is assumed to be four feet high. 5. Specific requirements: a. Multi-unit residential buildings containing 5-10 units shall provide a minimum storage area of 50 square feet. Buildings containing more than I 0 residential units shall provide an additional 5 square feet per unit for each unit above 10. Response: Not applicable. Proposed development is not of residential use or occupancy. b. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (I) Office: 4 square feet/I,000 square feet gross floor area (GFA). (2) Retail: I 0 square feet/I,000 square feet GFA. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 22 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE (3) Industrial: 6 square feet/1,000 square feet GFA. (4) Institutional: 4 square feet/I,000 square feet GFA. (5) Other 4 square feet/1,000 square feet GFA. Response: Per this requirement, the solid waste/ recyclables storage facility for the proposed development shall be sized as follows: Retail: (4,260sf x I Osf) / I,000sf= 42.6 square feet. Office: (3,300sf x 4sf) / I,000sf= 13.2 square feet. Total Storage Required = 55.8sf+ 10sf= 65.8 square feet Please see sheet A0.2 for additional information. D. Waste assessment method. 1. Description of method:The waste assessment method tailors the storage area size to a waste assessment and management program for the specific users of a new building; 2. Typical application of method: This method is most appropriate when the specific use of a building is known and the type and volume of mixed solid waste to be generated can be estimated; 3. Application requirements and review procedures: a. A pre-conference with the solid waste coordinator/plan check staff is required if the waste assessment method is proposed. The applicant shall obtain a waste assessment form from the local jurisdiction; b. The form shall be used to estimate the volumes of source separated recyclable/mixed solid waste generated. From this information,the applicant can design a specific management, storage and collection system. Techniques such as a compactor or cardboard baler may be implemented to minimize the square footage of the site which must be set aside for a storage area; c. The waste assessment form shall be completed and submitted with site plans required by the local jurisdiction. The plans must identify the size and location of interior or exterior storage area(s), specialized equipment, collection schedule, and other features required to accommodate the volumes projected in the waste assessment. The solid waste coordinator for the local jurisdiction shall review and approve the waste assessment as part of the site plan or development review process. 4. Specific requirement.The application shall demonstrate that the mixed solid waste and recyclable volumes expected to be generated can be stored in less space than is required by the minimum standards method. Response: Not applicable. Applicant has designed the storage facility per the `Minimum Standards' method outlined above. E. Comprehensive recycling plan method. 1. Description of method: The comprehensive recycling plan method is most appropriate when an applicant has independently developed a comprehensive recycling plan that addresses materials collection and storage for the proposed use; 2. Typical application of method: This method can be used when a comprehensive recycling plan has been developed for a specific facility. It is most suited to large nonresidential uses such as hospitals, schools and industrial facilities. The comprehensive recycling plan method can be used for new construction or expansion that is subject to full Site Development Review, as governed by Chapter 1 8.360; 3. Application requirements and review procedure:The comprehensive recycling plan shall be submitted to the local solid waste coordinator at the same time site plans are submitted for site plan review. The applicant shall submit plans and text that show how mixed solid F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 23 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE waste and recyclable generated by the proposed development will be served under a comprehensive recycling plan. The location, design and access standards set forth in 1 8.755.050 are applicable to new storage areas only. Response: Not applicable. Applicant has designed the storage facility per the `Minimum Standards' method outlined above. F. Franchised hauler review method. 1. Applicability: The franchised hauler review method is only available in jurisdictions with franchise collection service areas because there is certainty as to which hauler will actually provide service to the proposed development, once it is constructed; 2. Description of method: This method provides for coordinated review of the proposed site plan by the franchised hauler serving the subject property; 3. Typical application of method: This method is to be used when there are unique conditions associated with the site, use or waste stream that make compliance with any of the other three methods infeasible. The objective of this method is to match a specific hauler program (e.g., types of equipment, frequency of collection) to the unique characteristic(s) of the site or development.The following constitute unique conditions: a. Use of either of the three other methods of compliance would interfere with the use of the proposed development by reducing the productive space of the proposed development, or make it impossible to comply with the minimum off- street parking requirements of the underlying zone; b. The site is of an irregular shape or possesses steep slopes that do not allow for access by collection vehicles typically used by the franchised hauler to serve uses similar in size and scope to the proposed use; c. The proposed use will generate unique wastes that can be stacked, folded or easily consolidated without the need for specialized equipment, such as a compactor, and can therefore be stored in less space than is required by 1 8.755.040 C. 5b. of this chapter. 4. Application requirements and review procedure:The applicant shall work with the franchised hauler to develop a plan for storage and collection of source-separated recyclable and mixed solid waste expected to be generated from the new building. A narrative describing how the proposed site meets one or more of the unique site conditions described above plus site and building plans showing the size and location of storage area(s) required to accommodate anticipated volumes shall be submitted for Site Development Review, as governed by Chapter 18.360. Additionally, a letter from the franchised hauler shall be submitted at the same time that describes the level of service to be provided by the hauler, including any special equipment and collection frequency, which will keep the storage area from exceeding its capacity. Response: Not applicable. Applicant has designed the storage facility per the `Minimum Standards' method outlined above. 1 8.755.050 Location, Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 1 8.755.040 above. B. Location standards. I.To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase 1111SDR Narrative.doc Page 24 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 1 8.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. Response: The storage facility designed for this development will contain both solid waste containers and source separated recyclable containers. The facility is located in a parking lot where it is clearly visible for all users while not taking the place of required parking. The location of the facility is not located within a setback or where it may constrict vehicular movement. Please refer to sheet A0.2 for location of storage facility on site. See sheet L I.0 for vegetative screening strategy. C. Design standards. I. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Mixed Solid Waste and Recyclable Storage 18.755-6 11/26/98 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. Response: The storage facility has been designed to contain standard 3-yard bins and 90 gallon totes as prescribed by the local hauler, Pride Disposal. These bins and totes shall be clearly labeled as to the acceptable contents of the particular container. Bins and totes shall be of local franchis' standard for commercial service containers. Please see sheets L 1.0 and A0.3 for screening wall and vegetative screening methods. D. Access standards. I. Access to storage areas can be limited for security reasons. However,the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Response: The access to the solid waste/ recyclables storage facility is not limited by time of day. The facility is accessible to service trucks by means of a paved surface, and F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narat,ve.doc Page 25 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE is accessible/ serviceable without necessitating collection vehicles to back out onto a public street. Radii of surrounding landscape islands have been designed to sustain service truck movement throughout the site. 1 8.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: Please see sheet A0.1 for existing parking plan showing circulation, access and egress. B. Location of vehicle parking. The location of off-street parking will be as follows: I. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Response: Not applicable. 2. Off-street parking lots for uses not listed above shall be located not further than 500 feet from the property line that they are required to serve, measured along the most direct, publicly accessible pedestrian route from the property line with the following exceptions: 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 500 feet from the primary site; b. The 40 parking spaces which remain on the primary site must be available for users in the following order of priority: I) Disabled-accessible spaces; 2) Short-term spaces; 3) Long-term preferential carpool and vanpool spaces; 4) Long-term spaces. Response: Existing parking lot is within property it serves. C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 1 8.765.070; 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. Response: Joint parking between lots 600 and 700 is being proposed. The existing parking lot maintains minimum parking requirements set forth by this code. Both lots are under same ownership. A cross access agreement and easement will be recorded as required. D. Parking in mixed-use projects. In mixed-use projects,the required minimum vehicle parking shall be determined using the following formula. F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 26 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE I. Primary use, i.e.,that with the largest proportion of total floor area within the development, at 100% of the minimum vehicle parking required for that use in Section 18.765.060; 2. Secondary use, i.e.,that with the second largest percentage of total floor area within the development, at 90% of the vehicle parking required for that use in Section 18.765.060; 3. Subsequent use or uses, at 80%of the vehicle parking required for that use(s) in Section 1 8.765.060; 4. The maximum parking allowance shall be 150%of the total minimum parking as calculated in D.I.-3. above. Response: Please see parking calculations on CSI for compliance with this requirement. E. Visitor parking in multi-family residential developments. Multi-dwelling units with more than I 0 required parking spaces shall provide an additional 15%of vehicle parking spaces above the minimum required for the use of guests of residents of the complex. These spaces shall be centrally located or distributed throughout the development. Required bicycle parking facilities shall also be centrally located within or evenly distributed throughout the development. Response: Not applicable. Proposed development is not of residential use or occupancy. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long- term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least 5%of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section I 8.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. Response: The parking lot provides both short term (retail) and long term (office) parking. The office use requires 23 spaces; 5% is equivalent to (I) space. We will provide (I) preferential parking space for long term carpool/vanpool use. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: Please see parking requirement calculations on sheet CSI for compliance. See sheet A0.1 for accessible stall locations. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: 1. Acquire an Indirect Source Construction Permit; 2. Investigate the feasibility of installing oil and grease separators. (OH. 02-13) Response: Not applicable. Parking lot is existing and contains only 68 stalls. 1 8.765.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase II8SDR Narrative.doc Page 27 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE I. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or ways; 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; 4. Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Response: Covered bicycle racks will be provided for (3) stalls at the building's fronting entrance. B. Covered parking spaces. I. When possible, bicycle parking facilities should be provided under cover. 2. Required bicycle parking for uses served by a parking structure must provide for covered bicycle parking unless the structure will be more than 100 feet from the primary entrance to the building, in which case,the uncovered bicycle parking may be provided closer to the building entrance. Response: Covered bicycle parking is being proposed for all three spaces by being located at the building's recessed, fronting entrance. C. Design requirements. The following design requirements apply to the installation of bicycle racks: I. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long term (employee) parking is encouraged but not required; 2. Bicycle racks must be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space must be accessible without moving another bicycle; 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Response: See sheet A0.2 for compliance with these requirements. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. Response: Surface at proposed bicycle parking is concrete with drainage slope in compliance with the City of Tigard standards. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 1 8.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II F:\GENADMIN\PROJECTS102\0186.00_a-boy phase III\SDR Narrative.doc Page 28 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE procedure, as governed by Section 1 8.390.040, using approval criteria contained in Section 8.370.020.C.5.e. Response: The existing development for phases I and 2 includes (7) bicycle parking spaces. Based on Table 18.765.2, the overall development, including the proposed new development, will require (I 3) bicycle parking spaces. An additional (6) bicycle parking spaces have been proposed as indicated on sheet AO.I. Please see sheet CSI for calculations. I8.790.030C Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Response: Please see attached arborist report and tree plan for compliance. B. Plan requirements. The tree plan shall include the following: I. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25%to 50% of existing trees over 12 inches in caliper requires that two thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50%to 75%of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Response: Please see attached tree plan for compliance with these requirements. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Response: No trees have been removed within the period of one year prior to our application. 18.810.030 Streets A. Improvements. F\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 29 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE I. No development shall occur unless the development has frontage or approved access to a public street. Response: Proposed development has frontage and approved access to SW Main Street. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: No streets are being proposed within the subject development. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however,that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Response: Half Street improvements will be constructed along the Main Street frontage adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter, Response: Not applicable. No new streets or street widths are proposed. 5. If the City could and would otherwise require the applicant to provide street improvements,the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Response: The applicant intents to provide required street improvements, therefore a fee in lieu of is not required. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.8 10.020.8. Response: The applicant will implement the specifications of the City Engineer pertaining to this proposal as outlined in their review. F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase IIRSDR Narrative.doc Page 30 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards,the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.I. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: No adjustments to the standards of this chapter are necessary. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however,the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards,the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name the public," as grantee. Response: The required right-of-way and resulting property dedication were met with previous permits and developments for Tax Lot 700 (refer to SDR9 I-00005 and SDR98-00003). A seven-foot right-of-way dedication is being proposed for the new development on Tax Lot 600, for a total half street right-of-way of thirty- seven feet. F:\GENADMIN\PROJECTS\0210I86.00_a-boy phase III\SDR Narrative.doc Page 3 I of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 1 8.705.0301. Response: Creation of an Access easement is not required. D. Street location, width and grade. Except as noted below,the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets,to topographic conditions,to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection N below; and 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served,the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Response: No new streets are being proposed. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated,the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT)on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements.The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.8 10.I. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. Response: The required right-of-way and resulting property dedication were met with previous permits and developments for Tax Lot 700 (refer to SDR91-00005 and F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 32 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE SDR98-00003). A seven-foot right-of-way dedication is being proposed for the new development on Tax Lot 600, for a total half street right-of-way of thirty- seven feet. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request,the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Response: Not applicable. Proposal is not for a subdivision or partition. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: Not applicable. Development is an infill site within well-established downtown area with no future division of adjoining land being anticipated. G. Street spacing and access management. Refer to 18.705.030.H. Response: Please refer to section 18.705.030.H. H. Street alignment and connections. I. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May I, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 33 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Response: Not applicable. No new streets are being proposed with this development. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: I. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: Not applicable. No new streets are being proposed with this development. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: Existing right of way at Main Street is of current standard width. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: Not applicable. Half street pavement is 27 feet. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: I. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Response: No cul-de-sacs are proposed with this development. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Response: Not applicable. No new streets are being proposed with this development. F:\GENADMIN\PROJECTS102\OI86.00_a-boy phase III\SDR Narrative.doc Page 34 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE N. Grades and curves. I. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: Not applicable. No new streets are being proposed with this development. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 1 5.04.080; and: I. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Response: No new driveways, ramps or curb cuts are proposed with this development. New concrete curbs will be constructed in compliance with this code. See detail I/A0.3 for compliance with this requirement. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Response: Not applicable. Development is not adjacent to railroad right-of-way. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street,the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible,the design shall minimize the traffic conflicts. The design shall include any of the following: I. A parallel access street along the arterial or collector, 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector, or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Response: Not applicable. Proposed and surrounding development is not of residential use or occupancy. R. Alleys, public or private. I. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. Response: Not applicable. Proposed development does not include an alley. F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase 1111SDR Narrative.doc Page 35 of 4I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Response: Upon completion of the street improvements, the project's registered professional land surveyor will provide the required certification to comply with this provision. T. Private streets. I. Design standards for private streets shall be established by the City Engineer, and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and mufti-family residential developments. Response: Not applicable. No new streets are being proposed with this development. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing,the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Response: Not applicable. The proposed development does not involve a railroad crossing. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development.The cost of signs shall be the responsibility of the developer. Response: Not applicable. No new streets are being proposed with this development. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. I. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Response: Not applicable. Proposed development is not of residential use or occupancy. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Response: Not applicable. No new traffic signals are required for the proposed development. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Response: We do not anticipate the need for new street lights as part of this development. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\SDR Narrative.doc Page 36 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: Not applicable. No new streets are being proposed with this development. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. I. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord.99-22) Response: New pavement for any new street improvements will be constructed as outlined above. AB. Traffic calming. When, in the opinion of the City Engineer,the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding,the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative,the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures.The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision,the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. Response: While not anticipated, the applicant will respond to the City Engineer's recommendations for traffic calming as outlined in their review. AC. Traffic study. I. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: (See Table 18.8 I 0.030.AC.I.b) c. If any of the following issues become evident to the City engineer. (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 37 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. Response: Not applicable. Based on our analysis, the proposed development does not trigger any of the conditions 'a' through 'c' noted above. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 06-20, Ord. 02-33) Response: Not applicable. The proposed development does not trigger any of the conditions 'a' through 'c' noted above. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street Response: SW Main Street contains sidewalks on both sides of the street in the area of the proposed development. B. Requirement of developers I. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (I.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition,the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Response: Not applicable. As outlined in the attached impact study, the proposed development will result in approximately 200 weekday trip ends. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction,the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: Existing sidewalk is continuous to the development at either side of the subject property. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following F:\GENADMIN\PROJECTS\0210I86.00_a-boy phase III\SDR Narrative.doc Page 38 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE conditions exist:there is inadequate right-of-way;the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities,there are significant natural features (large trees, water features, significant habitat areas, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street (I5 feet or less). Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. Response: The proposed development provides street trees in tree grates to match adjacent development. It is the intent of the applicant that the proposed landscaping in the Main Street right-of-way is designed in accordance with this code. D. Sidewalks in central business district. In the central business district, sidewalks shall be I 0 feet in width, and: I. All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. Response: The sidewalk is currently proposed at 10' to align with the current sidewalk width. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Response: Property owner has and will continue to maintain the property's sidewalks, curbs and planter strips. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed,then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering department to so build or construct: I. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sidewalk base area makes construction of a sidewalk impractical or economically infeasible; and 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Response: We will comply with the applicable requirements. G. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist,the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page 39 of 41 ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. 50% or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and 4. A criteria which allowed noncompliance under Section E.I.b above no longer exists and a sidewalk could be constructed in conformance with City standards. Response: We do not anticipate any of the above situations. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Response: If possible, the applicant intends to utilize the existing sanitary sewer lateral serving the subject property. If a new sanitary sewer lateral is required, it will be provided and installed in accordance with this and all other applicable codes. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Response: Please see sheet A0.2 for proposed sanitary sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Response: The sewer system will only serve the subject lot, over-sizing is not required. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Response: It is not anticipated that this restriction will pertain to the subject site. 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: I. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: The proposed development creates 176 square feet of new pavement. The surface water from this pavement will drain to the existing catch basin located on the adjacent site as shown on sheet C1.0. In addition, 4,412 square feet of roof water will be detained and treated as required by the City Engineer. As per CWS Table.I, the amount of quantity of roof runoff to be treated is as follows: F:\GENADMIN\PROJECTS\02\01 B6.00_a-boy phase 1111SDR Narrat,ve.doc Page 40 of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 2 , 13 2'3 6 In c f eace will the storm t er enter the he s a . f e r a g e system y s t e m care d cross intersection be allowed sanitary B. Easements.e e a deveio is traversed by a waterC° s gews channel or thers //be provided a storm water easement er drain right-of-way c o n n s o b s t a n b a e l l y t the lines euch w o u u and such further width as will e e adequate conveyance and na ResponsN° substantially of e P°posed ve%Pnent is not traversed by a Wa se, drainagew ych annum or stream. Accornrnodation upstream drainage.A culvert or other Wage facilit u/arge uno g accommodate runoff from its entire uPstr eam drainage area, whether hsiduor to u the development/. e Cit Engr shall Pro ecessary size of the facility, based a /s/ons° Design Construction the s f or Sanitary s arfare Water Mas t i s adO Y the Unified Sewerage n /ncluding e revisions or amendments).Response: Wdo not anticipate the need tO ccommo ato uPstream d r aige as part of deve/o 0Et}ec/ °n downstream na e here it is anticipated by the City Engineer th at t he rt e onal, n fr°m thdeve/pm ent wil overload an existing drainage faulit Y� "and Engineer sham/withhold a pproval of the deveent until provisions been made improvement°f the nt al condition or untiI provisions have euen made for storage°f additional r aused b y e deve/e in accordance h the Construction St for Sanitary Surface Water bthe Vnifed Sewerage Agency/n m b lng any future or amendments).the increase in area eing minimal t revisions anticipated that his provision Pertains to this app/ica tion Ft R C N/ T GFNqbMINtPROI fCrS10?{0/$6.pp ,t soy C T V R E • E NC °r phase i'/iS Na at ve doc /VEER/ NC • A1vNl NC • Page 4/ oil/ INTER/ CRS • LANDSCAPE Iii eciceo( Plans A 27'-8" A.F.F. T.O. PARAPET 25'-2"_Al F T.O. PARAPET T O.OPENING ■■■■•N■N• .11111111 Mk <.41" � . ■�r■■■■■• BO.OPINING U I ■ !e- . 0 II,,..,I=II dormipoto, , ,_ . .FIN. FLOOR o --—- mmmmmon• I t.o. OPEN 11N1===1•111161— N v T.D.OPENING MI= 10 -- --- - ---a err DM i ii o B.o orE ui I• pI • ii 1 o FIN, FLOOR 0 ,/8- - I.-C.' EAST ELEVATION ,___-_-_1 �` 4HS SW BARBUR&W.SUITE 200 PORTLAND.OR 97239 El 503 226 1785 1AX 503 226 1670 Printed on Recycled Paper . f w ADDITION DOLAN--TI ARD 5. G � 5 TIGARD, OREGON 9 ;2 Q J DOLAN & CO., LLC. OWNER • 1919 NW 19TH AVE I I I PORTLAND, OR 97209 TELEPHONE: 503-225-9009 N E I c FAX: 503-944-1302 W s CIDA, INC. ARCHITECT/ ENGINEER/ LANDSCAPE DESIGN W } 1 w _ _`3 Z 4445 SW BARBUR BOULEVARD, SURE 200 _, PORTLAND, OREGON 97239 TELEPHONE: 503-226-1285 I� s` _€ a€3 0 _ FAX: 503-226-1670 TO BE DETERMINED CONTRACTOR o•o .- 03000••••• MN ..SIMI STREET ADDRESS o =11= ma moms Q CITY, STATE 215 •• mammas wutotup mu TELEPHONE: �� • •••••••••• = FAX: •• ..N.Y. 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E PLANTNG KEY 1 IPECAC 152 awry mock Mktg COMM MM[ COMMIS SPECIE]11 A Tm 1 US OEEORA-SKNNNOS SANSLRST' SLNSAS INI MLER MOEIDA17 '3/N•CNP.MB ,� • gr/NOM AKET"MCA TO K PRfAL.E]Ai ABJ-A-M P0.Y OWN ILCR MEN 1 1M anusC OD[V-I.s bE^AALLO AvE CtaOt, tA0 WLIECIM MtWMiK SL•9M� ///{{{CCC,,,(((ttt R SCIDINA AREAS AS SHOP. 2SAL..ROM 3 ACC PAWS uuRnNA'CMAPCLEM' C�.MAPLEM PLOWMwO KAR )'CAL SIW KlbS01IES PAW MEE APT W SOLOS �yq, X11/i-�, MST a r a r wuow to,Snm swlw L S., ;YL• ^AMY WM r'D0M-I"KNS - �E' MKS.M,-A. ANWP Tr OdMMCT ADAM OMR 2 A.auac �5� L +r.�- r a oAa L) 11532 a :M IUR:N'1MDI�P'/3 OF y , M C3 J..-PERM AMA WA GAL.e,.W-]C DC J --AA DMA-Y K T Ir,Mr. E SAOMPOL aD WALK GEPERAL NOTES • l Au TEA AND RAM WOWS SYL BE MaLM,OfEAK-PI1FE.DNUK-PREE WF'LL-lMNCNE➢STOCK. U) 0 :::11;:::::::31r-_';' CWAREES AN;a YE A[C IS. M I +In EO NO SLAM K etrum COWAN,A KCOLD SHY It 0550, K K SUNSET WEN WESTERN 55 spot iiiiileilll IlR EON.LAM PLIUSNXAG ci YCYLO PAM,GIIPMNK w0 S[S nORTCUL1Rl RMC"CE SNP. GA OESS kO tO^ON APIA COEIPLC`CN or art 055CC.TOPSOILS"D K TO A DER`OP 1•.MO PROMOS r COMPOSE]MU'LC>A' 0 n 5I ALL PROPOSE)PUMA 05003 _ ALL PIAETNC ARE26 SMALL OE GRADE)EC PR02DE POSCEW DWNKE. Ct ® TYPICAL DECIDUOUS TREE PLANTING DETAIL ® TYPICAL TREE STAKING DETAIL AE REI DOL 3015.Par MrERMLS 2a M,.:.NC MP.TERMIS SMAL K AL:OE'C TO WAS,KRDSS R00030'S MWn. w MTIL MTl PACE r MIS MNLCM AT AL PLANING AREAS AT COALET'OM 05 5.2000. EEi KCDUOOS SMEDC MD ORw0EM1A.VMS HALL 3E A ANNA OP TWO WA R.)CALIPER, Z I- MEASURED PO INCHES(e')ABOVE GROUND,BALLED MD IMV15E0. SMEIEOt TREES WILL K KCEr•NE to 0 Z 13154t,la TTHOR DOMAAM SEASON. 'TREES STALL K WELL 100,05)MD C4WLTALSMCNLY SMPED lUMMPED,`a SW.L,IE JR.EEl4MCPtµ�)NCM�xIMC 51EDSMMG Sr OO 2250MEMxiOIE ORCAO MuID w) H - Pv_ _, 522025 SM-K OHMMCIERMIICA:ET MMCKE/ SCE OF SHEA wTH In- — MOLMa SY.-SE CRATED TO NIX VCW. 0 .0116. :50010 CAMS EMI.OE 50_Y ROOTED MD SHALL K WELL 2RWCEC OR AA). Q 0 �5,, LENNS SM'..COMSIS OF OMSSA.INC.DC'10 S:1.CR KE)S OE ACCEPTABLE MY I,IL THE LOCAL JN�C00C xST. LNWM S..NE K IW eEAtEMT CM2RILE ND WEA �( Z .AN)SUONO 20*2 K_COC wn AN 2-ORCA),FULLY'ALTOS...ASIA. PACE APPRAw.RLY SIC V ALL S,EEVA"0 cDnNEC-A_MATE)MFRS. KR�Y WS SWPX MICR 70 CaIYEVCEEE`I'OF Z C)MSTUC"�DN. IAN)SCAAO ARC-"EC"MAP 005502E PLOP Su1SwLTONS ti.U6 COVSTLCIIK DUE TO*000Ltt CAME OF 0 Z AMP.A0LMJ1,OP`ASK O~NC IMMLLGV RAE�'CEAEO N.MPST-LRO+.2215 Sot.COWAN 512 YE SIZE AND N D S 9 500 LL Q I REORS P2s-CRUL RSAL- 72.1 TEC WALE C0.ARS A TWEET TEE LOCATIONS%0V0 PSFPAU"�P.05 SOEwALN--w<JNn Q PROP n cORSIECroM. �I1 J .3.3* -'aP°YL51s AN TOP.q V d wri �: wYC G TV E'GCJ'rAMKAR '_ \ %' C DNB MARES • !MEW; O ----�-� a s E-I 3 ___ - _ — _ SWAP a)A MO n-aM I F O D ----�-� P •.• P e _ -_- -adIPL 9DL YONK L.I Q. Z IOIE:ACA?)50.2]CN_i OME WL� MAN STREET W Z .. Cf SPFC��SPKVG L OS5 -_ _ L - Z - O I"°[R wa.mk 'i mss' "£' SAWN KASSSAa f- :ENC SE PEEPED .. - P .- ,- . 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PLACE TIM 717,‘NON y+ M1 1 TD!E REYMiD MPROPR4TELY 6QED PPE SIFF�ES TO CONNECT ALL IRRACIED ANFAS, VERIFY SPECS 1 GR(E) �� IS'B!RCH q--10 SOURCE PROs i0 COYNENCENEM OP CONSTRUCTIOA O BE RE LANDSCAPE ARCHITECT MAY APPROVE PLANT SUBSBNTON5 DURING CONSTRUCTION DOE • Ipi N\ TO AONLANLTT CNNOE G SPECIYED PANTS MPGpZO PY DE3AN SCOOP. ALL `\ '. RIORALLY PUMA 91YLL CONF➢RY WITH M SEE AND 4NERLL OGLrtY Of T1O5E N \ �I MORALLY PEERED rt A jU �� •I •■�•■•��L`■ ��®�5��. . _ DIAMETER ON IV OR O7-5ITS P'REEMNAATON FOR e£PROJECT HAS BEEN PROPOSED T NM EMI MIN MINI. ��sIW AS F \ �1�:: • �,/i 4 4 iti. 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CW$WAN.21-28 .qt- - -,7,0, Cf..306019 • 04-00-36 :MON REVD 013-30-07 9 RE-94MM, •0-03-0, - 3394.90 44,0 EXTERIOR FINISH SCHEDULE WWII•2/030311 _ MOW 39.IMER T — ■E(03f.raNtlf■IM73331!!:13iLL:. 3 iS34:569119M131139,13.Dit7.,.. 4 ..33 A2.1 '313,,.■=3/W.RIMAZ.3 3 SaIXEPYLLOIRE1.31*-4131•11111:EIU 3 • 11■MOLLI*3331■1111•17.3315r 3. i ..o.Lo.010186.0' N C O GENERAL NOTES: m LOWER GRATE STORMFILTER BY CONTECH STORMWATER SOLUTIONS, PORTLAND, OREGON (800-548-4667). W :C1 ! Z CATCHBASIN MUST BE SET LEVEL d 1 111 O I EXTERNAL PIPING AND COUPUNGS TO BE PROVIDED BY OTHERS. 3 0 E FLEXIBLE COUPUNG TO BE USED AT OUTLET. FERNCO OR ENGINEER APPROVED. E P cE STORMFILTER REQUIRES REGULAR MAINTENANCE. REFER TO OPERATION AND MAINTENANCE _ I MANUAL FOR DETAILS. N O ��0� \ CATCH BASIN STORMFILTER STRUCTURAL SPECIFICATIONS: U �� ' N �� O• LNST RCTION: LLDESTRUW / w A , ,❑� ,L� CO NITT WEIGHT: 220 LB O I, r GRATE: �P � \yi�� c �R' X17 `d — I f ' •. o lo = MO VI 4/ ]O DOO / �� I 0 4 OUTLET PIPE ■•BB•■■■ STUB (STD) The STORMWATER MANAGEMENT ��•■ ••••• StormFilter° U.S. PATENT No. 5,322,829, �_ Ct No. 5,707,527, No. 6,027,639, TOP GRATE FILTER CARTRIDGES No. 5,624,576, AND OTEER U.S. AND FOREIGN PATENTS PENDING J CATCHBASIN STORMFILTER — PLAN VIEW (I) SCALE: R.T.S (iI) z �No oQ1Z _ zk:CZ 50 OVER FLOW 29 1/2 49 INSIDE RIM CHAMBER 28 1/2 INSIDE RIM _ Q14.1 QUA TOP GRATE OVERFLOW BAFFLE T 1 V �H%fr/iI _ 0 S Q N� GOA E n� GRATE 1%///A %///I'1—Ip7////I •I 5 a icei r T� i i- i '• —. i.� i 0 � . r ■ Q pB 59 3/4 1 0„ ALTERNATE OUTLET ® 3 ,� CATCHBASIN STORMFILTER — SECTION VIEW 0 4 OUTLET PIPE • 4 OUTLET PIPE 3333 }llll2 SCALE: N.T.S. ® STUB (STD) ALTERNATE OUTLET STUB (STD) 5 \''' W <o I az T 1T+I e Info rrillGtho' v1 LandAmerica Lawyers Title 1120 NW Couch Street,Suite 500 Portland,OR 97201 Phone:(503)220-8352 Fax(503)228-8844 PROPERTY PROFILE Washington(OR) OWNERSHIP INFORMATION Parcel Number :R0461725 Ref Parcel# :2S I O2AC 00600 T: 02S R: 01 WS: 02 Q: NE QQ: SW Owner :Dolan&Co Lie CoOwner Site Address : 12500 SW Main St Tigard 97223 Mail Address :4523 NE Davis St Portland Or 97213 Telephone : Owner: Tenant: SALES INFORMATION IMPROVEMENTS Transferred : 08/06/2001 Loan Amount Bedrooms Yr. Built: • Document# : 78559 Lender Bathrooms • Sale Price : $61,380 Loan Type Fireplace • Deed Type : Warranty Interest Rate Heat Type Owned : 100 Vesting Type Interior Materia 1 . Exterior Finish . ASSESSMENT AND TAX INFORMATION Building Style • Roof Type • Mkt Land :$73,800 Roof Shape • Mkt Structure :$86,900 Foundation Mkt Total :$160,700 Garage SF/Type / %Improved :54 Building SF Assessed Land Lot Acres .11 Assessed Structure : Lot SF 4,791 Assessed Total :$74,010 1st Floor SF • Exempt Amount 2nd Floor SF Exempt Type Living Area SF Levy Code : 02374 Attic Total SF • 05-06Taxes : $1,209.66 Bsmt Total SF • M-5 Rate : 16.3448 Pool • Assessed Fire Patrol : Deck • Max Assessed land : Nuisance • Max Assessed Struct : Sewer • Max Assessed Total : Water Source MAV Fire Patrol Electric Service . PROPERTY DESCRIPTION Map Page&Grid : 655 E4 Census : Tract:308.01 Block: 1 Neighborhood Code :ZTC Subdivision/Plat . Improvement Land Use :2012 Com,Improved Legal: :ACRES.11 • The Information Provided is Deemed Reliable,but Is Not Guaranteed t - • 0 1 j qQ Q Cf $ (t/ STATE OF OREGON SS Title Order No.01190998 .4E1 County of WashInyt_on ')) Escrow No.01190998 4 Any • e••r e�.�•• of N�a- i p.V Clink for, 4«is d. '' i that ry Mar Rend: Rama To: Retooling ..1'*, bald - Dolan and Co., LLC. an Oregon Limited Nd •E` Liability Co county H �' Y a• 12500 SW Main Street * ' 114 I / 12 S ` . � , , Tigard,OR 97227 4:..'*•, � ..• p, y'`axr Es' Until•dunce a,quested all tax a i t,shelf he lent to the •..�C !y"•• ,PI following mkt.= f^ .1 Dolan and Co., LLC, an Oregon Limited Doc : 2001078559 V Liability Co Rect: 284870 89.00 r 12300 SW Main Street 08/06/2001 09:06:39am " Tigard,OR 97223 WASHINGTON COUNTY 2001-071 14a 1111111111111 t if STATUTORY WARRANTY DEED f ggabAa■ °-^h°li Nausbam,Successor Trustee of the Jean S. Vermilye Revocable Living Trust,UfT/A dated 4/5/1994,Grantor, • conveys and warrants to Dolan and Co., LLC,an Oregon Limited Liability Co,Grantee,the following described real property free of encumbrances,except as specifically set forth herein situated in Washington County,Oregon,to wit: See Milli A attached hereto and made a part hereof. • This property is free from encumbrances,EXCEPT: 2001 /2002 Real Property Taxes a lien not yet payable;The herein • • described premises are within the boundaries of subject to assessment,of the Unified Sewerage Agency, Rights of the • public in and to any portion of the herein described premises lying within the boundaries of SW Main Street. • THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN - VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE 1TI•LE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO , DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. t The tine consideration for this conveyance is$61,380.90. (Here comply with the requirements of ORS 93.030) r`] • a1] Dated this August 2,200:. I 't Jean S.Vermilye Rcvawble Living Trust ;' BarbaraNausbair individually and as trustee y e. •4 em, STATE OF OREGON t ss y :-ri County of3'o}yys a� I • L/w�srVrrW't a `y: 1 On this August 2,2001,before me,the undersigned,personally appeared• within nom- :• m: Nausba as Successor , Trustee of the Jean S. Vermilye Revacable Living T - known to m• to be • ide.•cal indivi•• who executed the i 1•••• within instrument and acknowledged to me that she ex- •ted the- , eely and vo • P'• *individually and ��,. OFFICIAL SEAL Notary c for the State of Oregon t-; itirr� LA JEAN EDWARDS NOTARY PUBLIC-OREGON My 'esion expires: 6//40‘7 .- • '.1 COMMISSION NO.334614 f MY COMMISSION EXPIRES JUNE 18,2004 F•. I..- • WASHINGTON COUNTY 1 REAL PROPERTY TRANSFER TM • s 4a,o0 8-6.01 ��y i� FEE PAID DATE t • i.. l• "el Exhibit A Beginning at a point on the Nathwestaly line of Lot I,BURNHAM TRACT,in the City of Tigard,County of Washington and State of • Oregon;South 37•51'West 90 feet from the most Northerly corner thereof,and running thence South 32'33'Fast 30 feet to an iron rot running thence South 32'53'East 100 feet to an iron rot running thence South 57'54'West 30 feet to an iron rot running thence Naeth 32'53'West 100 feel to AM iron rut running thence North 3253'West 30 feet to the Northwesterly line of said Lai 1;nuururg thence North 57'54'East 30 fed to the place of beginning. 11. I it • • 1 tf;, i J C. ` r. • li :7.w r LiLandAmerica Lawyers Title 1120 NW Couch Street,Suite 500 Portland,OR 97201 Phone:(503)220-8352 Fax(503)228-8844 PROPERTY PROFILE Washington(OR) OWNERSHIP INFORMATION Parcel Number :R0461734 Ref Parcel# :2S102AC 00700 T: 02S R: O1 WS: 02 Q: NE QQ: SW Owner :Dolan&Co Llc CoOwner Site Address : SW Main Tigard Mail Address :4523 NE Davis St Portland Or 97213 Telephone :Owner: Tenant SALES INFORMATION IMPROVEMENTS Transferred : 01/08/1996 Loan Amount Bedrooms Yr. Built:1998 • Document# : 1641 Lender Bathrooms • Sale Price : Loan Type Fireplace • Deed Type : Warranty Interest Rate Heat Type %Owned : 100 Vesting Type Interior Materia 1 . Exterior Finish . ASSESSMENT AND TAX INFORMATION Building Style • Roof 7)1pe • Mkt Land :$777,860 Roof Shape • Mkt Structure :$3,628,220 Foundation Mkt Total :$4,406,080 Garage SF/Type / %Improved :82 Building SF Assessed Land Lot Acres 1.65 Assessed Structure : Lot SF 71,874 Assessed Total :$2,246,960 1st Floor SF • Exempt Amount 2nd Floor SF Exempt Type Living Area SF . Levy Code :02374 Attic Total SF • 05-06Taxes :$36,726.10 Bsmt Total SF • M-5 Rate : 16.3448 Pool • Assessed Fire Patrol : Deck • Max Assessed land : Nuisance • Max Assessed Struct : Sewer • Max Assessed Total : Water Source MAV Fire Patrol Electric Service . PROPERTY DESCRIPTION Map Page&Grid :593 A5 Census :Tract: Block: Neighborhood Code :ZTC Subdivision/Plat . Improvement Land Use :2012 Com,Improved Legal: :ACRES 1.65 • The Information Provided is Deemed Reliable,but Is Not Guaranteed STATE OF OREGON County of Waehingtgn 1 $s t,Jerry R Hanefin, n$df..7r of ment and i%xauontyand BkOmo o County ,� Clerk within Instrument of writing gwwass ree�etnd and recorded in book of moot of sand = county. After R c r.,ding Re1ur , n: tw%1(4P44ew B. Rupert Koblegardc, Attorney Jerry R. Henson Director of 1130 S. W. Morrison Street, Suite 510 Assessment end taxation,Ex- Portland, Oregon 97205-2275 Offtolo County Clerk Until a Change Send All Tax Rect: 1 Doc : 1 9600184 641 566 4 43. 00 Statements tn: 01/08/1996 02; 46:45PM Dolan and Company, LLC c% Florence T. Dolan 4025 S.E. Brooklyn Portland, Oregon 97202 WARRANTY DEED L° c KNOW ALL MEN BY THESE PRESENTS, FLORENCE T. DOLAN, hereinafter called the grantor, for the consideration hcrcinaftcr stated, to grantor paid by DOLAN AND COMPANY, LLC, an Oregon Limited Liability Company, hereinafter called the grantee, docs hereby grant, bargain, sell and convey unto the said grantee and grantee's heirs successors and assigns, that certain real property, with the tenements, F. hereditamcnts and appurtenances thereunto belonging or appertaining, situated E in the County of Washington and State of Oregon, described as follows, to-wit: 1--'C See Exhibit "A" attached hereto and hereby incorporated herein by reference. To Have and to Hold the same unto the same grantee and grantee's heirs, successors and assigns forever. And the grantor hereby covenants to and with the said grantee and grantee's heirs, successors and assigns that said real property is free from encu.mb..:nces created or suffered thereon by grantor and that grantor will warrant and defend the said premises and every part and parcel thereof against the lawful claims and demands of all persons whomsoever, except those claiming under the above- described encumbrances. The true and actual consideration stated in terms of dollars is: $ None In construing this decd and where the context so requires, the singular includes the plural and all grammatical changes shall be implied to make the provisions hereof apply equally to corporations and to individuals. Page I - WARRANTY DEED / - 3 THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this___/0 day of �EG� I9Le � � OFFICIAL SEAL D.RuprRT KOBLEOARoE NOTARY PUBLIC OREGON Florence T. Dolan COMMISSION NO 02011 MY COMMISSION EXPIRES DEC.14,1997 STATE OF OREEGON ) ss. COUNTY OF MULTNOMAH ) On this /0 day of C1-4', 19 • , personally appeared FLORENCE T. DOLAN, who, did say that the foregoing instrument was said person's individual voluntary act and deed. ! ► OFFICIAL SEAL r�*A . B.RUPERT K}31E(ARO E Notary ry Publ c for Oregon/ NOTARYPUBLIC OREGON My Commission Expires: / ' Y 77 `.+.� CoMMI$810N NO.R2'J311 MY COMMISSION EXP1HES DEC.14.1297 grantor's Name apd Address: Florence T. Dolan 4025 S.E. Brooklyn Portland, Oregon 97202 Grantee's Name,.. and Address: Dolan and Company, LLC c% Florence T. Dolan 4025 S.E. Brooklyn Portland, Oregon 97202 Page 2 - WARRANTY DEED • Exhibit "A" • Beginning at a paint on the Northwesterly line of Lot 1 of BURNHAM TRACT, a recorded plat in Section 2, Tounahip 2 South, Range 1 Vest of the Willamette Meridian, Washington County, Oregon, South 57° 54' West 140 Feet from the most Northerly corner thereof; running thence South 32° 53' East 184.2 feet to an iron pipe; thence South 33° 55' East 103.3 feet to an iron pipe in the Southerly line of Lot 1 ; thence South 53° 54' West along said South line 332.7 feet to the most Southerly corner of Lot 1 ; thence North 180 15' West 121.4 • fast along the Westerly line of Lot 1; thence North 49° 30' West 128.7 feet to the center of the County Road; thence North 57° 54' East 340.8 feat tracing the center of the County Road to the place of beginning.' • • 3 Exhibit"A" \ K K Y Y \ \� Y �,/V424 '''%< .. 'd• • 2S1" • : . 'w' �\ \\ 1� „1804< ,„" , • 1 ,: 0 .•i \\\ •\\\ 0 111 • i' a, • • • ,' / <,f ;28f+• �\ `\\ \\`\\ 111 �,". > '• ,,�''`).. ��• 'y 'x,00 '. \SS:'- yw % a�, `�,' •�� i • i i , , : i i i \\\ `\\ 10 f.� It '` 'S• ' • Y 500 1 '26"2414, !MB/>. , ''' . \ soo'Q� .35 AC 111 ,y. • �.11 AC 1311 ��•�1„•5'. ,') y. > & 11 •!�81 X11 9 y`a . /\`\\ bd 1 ti 111 ' . .1'8' . \\ �\ o$ 01- .0.1)40.' <p„„, 111 x' a 11 \\ ra �q�1111 Q�� ,/\ 400—” o. .48 AC 4 .t.w. 1 111 4.d 'I 700 $ t 1.85 AC tte .d ikK9 d` ?R6 :;04. 0 .80 AC' ! `s> \� 200 2 04 4 291 AC .\ 2( co co <- c** oz rte. 3l w 1,0 cp 0 0 t-Z94° :1 Q 203 2 THIS MAP IS PROVIDED AS A COURTESY OF LAWYERS TITLE INSURANCE CORPORATION N This map is made solely for the purpose of assisting in locating said premises,and the Company assumes • no liability for variations, if any, in dimensions,areas,and locations ascertained by actual survey. 2S 1 02AC 4:11t, =••�'�r'u�'f,i.•'�•i':i":i'r.'�.K �"•J;'.'>:': r.•' P c9 y��(( TIJ •:�'':''-.. • `•�- •.f:';+,: -. / \ t� n \ "y'I'I, •11�D`.. -..:,,..:::::.:'::::::•./...,,::., 6)- . ...7e,, ....,‘ 40tr, .•:•• ' ' /' /- J 1100 A doc { \ \ \ � \ 9t C yy.M. \ \ \ 3•3 I ..c ''..:•-.•;,..,.. *0 . , ,.... , 104:2Z ..-.:::.:-:';.•:....,,..'-::'...\.'. ,:I. ./..-,:.'••'•••:"W- .' .:-'.•. -,• r;•;� `. + r ��:� : ':Yr• t :r ye I0 \ i .Y ' .. ,:; O .ter' ..• "./. , , y "::y C;:•, : ::x. re . :rai :" 1. • :y,.. •:8 y:\ ..''147'''s. .. : :-. .' :•:'4l.':: . . .. .:.t.. .,4 .. Y. ... •'. .'''../..,:"•/•2/7:••• .:. :.1).-:.:- \• is;. .. 1• . 2S 1 02ACs ateriwto THIS MAP IS PROVIDED AS A COURTESY OF LAWYERS TITLE INSURANCE CORPORATION N This map is made solely for the purpose of assisting in locating said premises,and the Company assumes no liability for variations, if any,in dimensions, areas, and locations ascertained by actual survey. eiwn War Seirv‘ ces 705/d2/:200/ 16:07 5032261670 CIDa PAGE 02/04 • On! ( S6_ c ( , MAY02Z00('; ' n ►� t PY _• Oki!' deal. CWS File Number Sensitive Area Pre-Screening G - _a p/y8/ Site Assessment Jurisdiction: �I t'Y off' '�7CaAl� I Property information: (example 1S234AB01400) Owner Information: Taxlot ID(s): .4 510 R. 4G _oO oo _ Name: �a.►, Dc9 o_ln Company: Ili. eta . .. . _ Address: I'y J Cj so.) (q . ; 3 Site Address: id-21 S.00 Sf/3 fri4,4 _$11rer.e-f- eams • Phone/Fax: ca3-gas 109 f -03-91Y--134. 2. _ Nearest Cross Street jrpylq E-mail: _ Development Activity: Check all that apply Applicant information: Addition to Single Family Residence (rooms,deck, garage) ❑ Name: 1-2t rck. (-4->n U Lot Line Adjustment ❑ Minor Land Partition ❑ Company: C f he. ln(.. Residential Condominium ❑ Commercial Condominium ❑ Address: 4(y 5 SW 04.v0vr f3 r_J1D Residential Subdivision ❑ Commercial Subdivision ❑ TNO a 4-23 Single Lot Commercial E. Multi Lot Commercial ❑ Phone/Fax:�y73� -'Z2[e 't 7 'S !5O r 2 (. I G, Other d € Xtf\ N30 t f E-mail: k4cerz.,._ G.1 e3iet_ (• c 01't" Will the project involve any off-site work: YES 71 NO❑ Unknown ❑ Location and description of off-site work:, • Additional c ments or information that ma be nee. • to understand your project: This application does NOT replace the need for grading and Erosion Control -ermite,Connection Permits,Bu'•ing Permits,Site Developfie 7 Permits,DEQ 1200•C Permit or other permits as iesued by the Department of Environmental Quality.Department of State Lands andlor Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law, By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project ate conditions and gathering information related to the project site. I certify that I am familiar with the information contained In this document,and to the beg of my knowledge and belief,this information Is true,complete,and accurate, Print/Type Name; . The-4- trum Print/Type Title: pew . ifea41 Signature: Date: 5- , 2O.7 FOR DISTRICT USE ONLY El Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE-PROVipER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. i Sensitive areas do not appear to exist on site or within 200'of the site, This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas it they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, State, and federal law, la Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site. This Sensitive Area Prescreening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered, This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02..1. All required permits and approvals must be obtained and completed under applicable local, state,and federal law. VI This Service Provider Letter is not valid unless ! CWS approved site plan(s)are attached. D The proposed activity does not meet the definition of development. NO SiTE ASSESSMENT OR SERVICE PROVIDER LETTER IS REO IRED. Reviewed By: ��.r ---- Date: a 2550 SW NRbboro Hlphway•Hillsboro,Oregon 97123 Phone: 1503)eat-ei00•Fox: 1503)681-4439•www siceriWnter cry,cen,org R.W7ea:MIy 1,2007 i = - _--- --- D-- -1 D ---D —_ - - - - --1- 0.22' 52.00' -0.22' MAIN STREET 11.00' 30.00' 11.00' b 0 0 Po 11111 r 1 .g me KEYNOTES / 4.0 .:,...:!: 10)j fr. 111- i%Ss, r--. —0— �r��■— — I -- 1 NOT USED. 4 ��—■I7ll� 4• % O EXISTING LANDSCAPE AREA TO BE REMOVED IAalt, I ' O NEW LANDSCAPE AREA -1- -- - ,- - - - -- © O NEW PARKING STRIPES AND STALL I NEW Z-Sl 06 O EXISTING BUILDING TO BE REMOVED (-- SF, --HIGH) co 0`164 W TOTAL SPIPIrGH I 27.--r NCH O EXISTING LOADING AREA SIGN AND STRIPING O EXISTING PARKING STALLS 1 I O REMOVE EXISTING CURB AND SIDEWALK / © EXISTING CONCRETE SIDEWALK _ _ _� `Ii:,4 G i I ® EXISTING 4'-0" X 4'-0" TREE WELL ® 30'-0" O.C. .� T�,�-�- �r: OF YVOFMC fi I 1 ` 4pr I RI ) 11 FACE OF EXISTING CURB � Ma ��. . I 12 FACE OF EXISTING COLUMNS/ 2ND FLOOR BUILDING 13 PROPERTY UNE 1 NEW CONCRETE CURB TO MATCH EXISTING AND PER CITY OF TIGARD'S STANDARDS 1 0 0 — -- -- i 14 ' 1 © 0 — c I 15 NEW CONCRETE SIDEWALK TO MATCH EXISTING AND PER CITY OF TIGARD S STANDAR 1 0 0 iii i 1 g NEW 4'-0" X 4'-0" TREE WELL 0 30'-0" O.C. TO MATCH EXISTING •• i I'as.Cc:_. ____ 1 NORTH SITE PLAN ! 41 1 1" = 30' IL_i III `,r 1- I \ \ .„..., oairo o]■ ,,, 110 .11 (----,• • • 0 i z--- // //' r--- Approved I 1. • v\,,k-- ,N4.,,,f, Clean Water Services• B /� ��h ! Y Date S 9' D 7 Arborlst Report Teragan & Assoc. .tes, Inc. Terrence P. Flanagan Arboricultural Consultants July 17, 2007 ' FCE!VED BY CIDA JUL 1 9 2007 Tara W. Lund 4445 SW Barbur Blvd., Suite 200 Cidaa Inc, Portland, OR 97201 Project Title: Renovation of retail Building at 12500 SW Main Street, Tigard, Oregon Enclosed is the necessary certified arborist report for the property located at 12500 SW Main Street, Tigard, Oregon as required by the City of Tigard code. Summary The three trees currently located on the 12500 SW Main Street, Tigard, Oregon site are all within the proposed construction site and will need to be removed. The removal of the one tree that is larger than 12 inches means that less than 25% of the existing trees over 12 inches in caliper will be retained and thus the site will require a mitigation program in accordance with Section 18.790.060D. The only tree larger than 12 inches diameter is the 15 inch diameter birch tree which means those 15 inches will be mitigated for. The proposal for mitigation is outlined to plant 15 caliper inches on the property that is owned by the same property owner directly south of the project. Assignment The assignment that you requested I complete was to; 1. Prepare a report regarding the removal and mitigation of trees on the above property for the City of Tigard. Report Use This report is to certify the trees that are on site and to make recommendations for mitigation. This report is written to meet the requirements of the City of Tigard for tree protection on properties that are being renovated. Assumptions and Limiting Conditions 1. Any legal description provided to the consultant is assumed to be correct. The survey provided by CIDA that was prepared by Tara Lund was the basis of the information provided in this report. The species identification and tree diameters were checked in the field by Teragan and Associates, Inc. 2. It is assumed that this property is not in violation of any codes, statutes, ordinances, or other governmental regulations. RECEj VED 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 OCT 5 C E-mail:Terry@Teragan.com 2007 ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists CITVOF TIGARD PLANNINriFIUairti FgINs ' e 12500 SW Main Street,Tigard,OR 7/17/2007 Tara Lund—CIDA Page 2 of 3 3. The consultant is not responsible for information gathered from others involved in various activities pertaining to this project. Care has been taken to obtain information from reliable sources. 4. Loss or alteration of any part of this delivered report invalidates the entire report. 5. Drawings and information contained in this report may not be to scale and are intended to be used as display points of reference only. 6. The consultants' role is only to make recommendations. Inaction on the part of those receiving the report is not the responsibility of the consultant. 7. This report is to certify the trees that are on site. This report is written to meet the requirements of the City of Tigard for tree removal, protection and mitigation on properties that are to be developed for residential or commercial use. Observations On June 11, 2007 we completed an inventory of the trees on the property at 12500 SW Main Street, Tigard, Oregon. Three trees currently exist on the property. They are a 10-inch Oregon ash, 6-inch Oregon ash and a 15-inch birch. The trees are scheduled to be removed as they fall into the footprint of the new building construction planned for the site. The trees are growing side by side between the existing building and the building to the immediate northeast. Discussion Only one tree is larger than 12 inches in caliper, the 15 inch diameter birch tree, and falls within the proposed footprint of the new construction. All three trees are scheduled for removal. Due to the location of the trees the removal of said trees will not have a measurable impact on erosion, soil stability, flow of surface waters or water quality. The owner of the property will be planting 15 caliper inches of trees on the property to the south of this property that they own. Tree Protection The three trees located on the site are scheduled to be removed as the expansion of the new building requires the current building to be demolished and the new building will be slightly larger encompassing the area where the existing trees are. Certification of Performance I, Terrence P. Flanagan, Certify: • That a representative of Teragan and Associates, Inc, has inspected the tree(s) and/or the property referred to in this report, and have the findings have been accurately stated. The extent of the evaluation and appraisal is stated in the attached report; • That Teragan and Associates, Inc. has no current or prospective interest in the vegetation or the property that is the subject of this report, and Teragan and Associates, Inc. has no personal interest or bias with respect to the parties involved; • That the analysis, opinions and conclusions stated herein are our own and are based on current industry procedures and facts; • That Teragan and Associates, Inc. compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry @Teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists • 12500 SW Main Street,Tigard,OR 7/17/2007 Tara Lund—CIDA Page 3 of 3 results of the assessment, the attainment of stipulated results, or the occurrence of any subsequent events; • That the analysis, opinions, and conclusions that were developed as part of this report have been prepared according to commonly accepted arboricultural practices; • That a certified arborist has been utilized to oversee the gathering of data • I further certify that I am a member of the International Society of Arboriculture, and am a Board Certified Master Arborist. Conclusion The removal of the one tree that is larger that 12 inches diameter located on the existing site on the property located at 12500 SW Main Street, Tigard, Oregon means that less than 25 % of the total diameter tree inches that are on the property will be retained and thus will require a mitigation program to replace all of the inches of all trees larger than 12 inches in diameter. It is proposed that 15 caliper inches of trees are to be planted on property owned in Tigard south of this project owned by the same person in accordance with Section 18.790.060D of the City of Tigard Code. Removal of original trees will not have a measurable impact on erosion, soil stability, the flow of surface waters or water quality as they are located between two buildings. Please call if you have any questions or concerns regarding this report. Sincerely, ...ri-12)Lehtf/C''4. Terrence P. Flanagan ISA Board Certified Master Arborist, PN-0120 BMT Member, American Society of Consulting Arborists 3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976 E-mail:Terry @Teragan.com ISA Board Certified Master Arborist,#PN-0120 BMT Member,American Society of Consulting Arborists IvApae± Stuct,U ,J 4445 SW BARBUR BLVD., SUITE 200 PORTLAND, OREGON 97239 TEL: 503.226.1 285 FAX: 503.226.1 670 E-MAIL: info@cidainc.com www.cidainc.com June 19, 2007 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Dolan-Tigard — Impact Study CIDA Project Number. 020186.01 To Whom It May Concern: The purpose of this study is to identify the impact of the proposed project on public facilities and services, as well as to propose improvements needed to minimize such impacts. Please refer to the project summary and narrative for details on the project scope. Traffic: Based on the ITE, Trip Generation Manual, the proposed two-story retail/ office building is anticipated to produce automotive trips as follows: Retail (ITE Code 814) - 4,258 square feet— -Weekday Average: 40.67 trip ends/ 1,000sf= 173 trips, 50%entering/ 50% exiting. -Weekday A.M. Peak Hour. 6.4 I trip ends/ 1,000sf= 28 trips, 48% entering/ 52%exiting. -Weekday P.M. Peak Hour. 2.59 trip ends/ I,000sf= I I trips,43% entering/ 57% exiting. -Weekday average for existing 2,800 square foot building: 40.67 trip ends/ 1,000sf= 114 trips, 50%entering/ 50% exiting. Net gain in weekday average trip ends for Retail use: 59 trip ends Office (ITE Code 710) - 2,990 square feet— -Weekday Average: I I.01 trip ends/ 1,000sf= 33 trips, 50% entering/50% exiting. -Weekday A.M. Peak Hour. 1.56 trip ends/ 1,000sf= 5 trips, 88%entering/ 12%exiting. -Weekday P.M. Peak Hour. 1.49 trip ends/ 1,000sf= 5 trips, 17%entering/ 83%exiting. Net gain in weekday average trip ends for Office use: 33 trip ends Net gain in combined weekday average trip ends for Office and Retail uses: 92 trip ends Our method of improvement in this area of impact has been accounted for with the developer's site selection for the project. Fronting Main Street, the site has access to one of Tigard's main thoroughfares for public transportation, having twelve TriMet bus stops ARCHI I 1 CTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE within a quarter-mile radius for use by all site and building occupants. Main Street in Tigard, like other main city centers, also provides ample means and amenities for both pedestrians and bicyclists to facilitate circulation throughout the downtown area, encouraging less vehicular transport to and from the subject site. Noise Pollution: The level of noise that will be produced from the office and retail uses of this project is anticipated to be minimal and to have no adverse impact on the surrounding environment. Stormwater Runoff: Existing impervious area for lot 600: 2,800 square feet (to be replaced). New Impervious area for lot 600: 4,258 square feet. Net gain in impervious area for lot 600: 1,458 square feet. Stormwater runoff will be redirected from the site to the public stormwater main at a flow rate compliant with City of Tigard standards. Domestic Water: Except for hose bibs, anticipated water supply for the proposed project has been quantified based on a best guess for future tenant flex spaces. Water supply fixtures for the future tenants will be permitted and installed at the time of the associated interior tenant improvements. Anticipated water usage for the proposed project is based on water supply fixture units (wsfu) as prescribed by Table 6-4 of the Uniform Plumbing Code, and is as follows: -2 hose bibs—2.5 wsfu for first hose bib, I wsfu ea. additional hose bib = 3.5 wsfu -5 lavatory sinks —2.0 wsfu ea. lavatory sink = 10 wsfu -5 water closets (2 public, 3 private)-- 2.5 wsfu ea. public water closet = 5 wsfu, 2.5 wsfu ea. private water closet = 7.5 wsfu, Total anticipated water supply fixture units = 26 wsfu Existing fixtures to be removed = I water closet at 2.5 wsfu, and I lavatory sink at 2.0 wsfu = 4.5 wsfu Net gain in anticipated water supply fixture units = 21.5 wsfu. For the purpose of reducing water usage and minimizing impact on the public water supply, the proposed project has estimated, and anticipates, future water usage based on the minimum number of plumbing fixtures required by the Oregon Structural Specialty Code, Table 29-A. Sanitary Sewer: Anticipated wastewater drainage for the proposed project has been quantified based on a best guess for future tenant flex spaces. Means of wastewater drainage for the future tenants will be permitted and installed at the time of the associated interior tenant improvements. Anticipated wastewater drainage for the proposed project is based on drainage fixture units (dfu) as prescribed by Table 7-3 of the Uniform Plumbing Code, and is as follows: -5 lavatory sinks —2.0 dfu ea. lavatory sink = I 0 dfu F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\Impact Study.doc Page 2 of 3 -5 water closets (2 public, 3 private) —4 dfu ea. public water closet = 8 dfu, 3 dfu ea. private water closet = 9 dfu Total anticipated drainage fixture units = 27 dfu Existing drainage fixture units to be removed = I water closet at 4 dfu, and I lavatory sink at 2.0 dfu = 6 dfu. Net gain in anticipated drainage fixture units: 21 dfu By anticipating providing the minimum number of plumbing fixtures required by the Oregon Structural Specialty Code, the associated drainage fixtures should also be minimal, and are anticipated to produce the least possible amount of impact on the public sewer main, as well as municipal water treatment facilities. If you have any questions or additional concerns you may contact me at (503) 226-1285, or e-mail me at dustinj @cidainc.com. Sincerely, c "L''k Dustin Johnson CIDA, Inc. Attachment c: File F\GENADMIN\PROJECTS\02\O I86.00_a-boy phase III\Impact Study.doc Page 3 of 3 Preitlie 11 ivlaru Sji- - P�Sfa n cam. am. 4445 SW BARBUR BLVD., SUITE 200 PORTLAND, OREGON 97239 TEL: 503.226.1285 FAX: 503.226.1670 E-MAIL: info@cidainc.com REG& �www.c idainc.com y�© OCT 0 5 2007 September 20, 2007 PCANNIM�r '°CARD nrFFq�NG City of Tigard, Development Engineering Attn: Kim McMillan 13125 SW Hall Blvd. Tigard, OR 97223 RE: Sight Distance Certification CI DA Project Number. 020186.01 Dear Kim, The access for this proposal is located 143 feet west of the site's west property line, and accesses SW Main Street. The speed limit along SW Main Street along the frontage of the proposed property and existing driveway is 20 m.p.h. based on the posted speed limit. On-site analysis measured from a point 15 feet from the pavement edge at a height of 3.5 feet and projecting to an object height of 4.25 feet concluded that from the said access,the southwest-bound lane is clearly visible for 244.16 feet in the on-coming direction. From the same point, the northeast-bound lane is clearly visible beginning at 405.87 feet in the on-coming direction, with visibility being blocked by a sign post from 129.42 feet out to 148.33 feet. It was observed that oncoming cars in the northeast-bound lane would disappear behind the sign post, and then reappear nearly the same moment. S . erely, Da e Merrell, P.E. c: File F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\Preliminary Site Distance Certification.doc ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 4/e-ii. lborhooaC Ale e • AFFIDAVIT OF MAILING/POTING 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, ‘60,(14.;,/ ,niV vCoti ,being duly sworn,depose and say that on the /eat day of /14y 20.07. ,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) /7 v SW /teAT 1 S-/24Er' 77G,A1e0/ ,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 G 3 2 7 Sw t/of_ $4 6 li IC,,}-vb, Ove , with postage prepaid thereon. 9723 9'-/9'l c( CI:21 Signature n the presence of a Notary Public) POSTING: I, Thu c/<%v )o(t/NS O n/ ,do affirm that I am(represent)the party initiating interest in a proposed land use application for f} 7-Ste' e,)- R€77{-lL/gs9c E Bee/GA/-t.G, affecting the land located at(state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) �/L 5270 SW 4•141-v ST 774.4-pew, d//,E4ai. fix'n14, OZ. c OA,/ OZ2G 7 Geis" */r,QO -TOO ,and did on the /C3 ` day of A *f'Y ,2009- personally post notice indicating that the site may be proposed for a ,Er,4-/e_ land use application,and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at /T S O 4 s.1.4/ %Ll/1-ti S/ .;, C/ E i-ti (state location you posted notice on property) ) Signature In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Cx -v`, ) County of u-1k(,SL. ) ss. Subscribed and swom/affir ed a on the / m ` day of ,20 07 ^a, OFFICIAL SEAL �== JUDITH A BRANDRUR + NOTARY PUBLIC-OREGON No;;,1 COMMISSION NO. 382746 n MY COMMISSION EXPIRES JULY 23,2008 A 1 J,1 J\ NOT• P ..LIC OF OREGON My Commission Expires: 0` 70/p is\curpin\masters\neighborhood meetings\affidavit of mailing-posting neighborhood meeting.doc Page 5 4445 SW BARBUR BLVD., SUITE 200 PORTLAND, OREGON 97239 TEL: 503.226.1 285 FAX: 503.226.1 670 E-MAIL: info @cidainc.com www.cidainc.com May 18 ', 2007 RE: 1 2500 SW Main Street Addition Dear Property Owner. You are cordially invited to attend a meeting at 5:30p.m. on Monday, June 4th in the lobby of 12550 SW Main Street in Tigard, Oregon. This meeting shall be held to discuss a proposed project located at 12500 SW Main Street near the corner of Main Street and Burnham. The proposal is to construct a 2-story, 7,343 s.f. retail/ office addition to the existing A-Boy facility. The purpose of this meeting is to provide a means for the applicant and surrounding property owners to meet and discuss this proposal and identify any issues of concern. Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to discussing this proposal in further detail with you. Please call me at (503) 226- 1 285 if you have any questions. Sincerely, • X c sr Tara Lund, O� Project Manager O PROJECT SITE ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE T i <' k ` . W 62.00' I 2 • 6'CONCRETE CURB-TYPICAL 0 LANDSCAPE AREAS AND SIDEWALK,UNLESS NOTED OTHERWISE w a. ----------- MAN STREET F 11.00' 3&� 11"00' $ ALL CURB RADIUS 4'UNLESS NOTED OTHERWISE H �( 0 V II © R • SIGNAGE BY SEPARATE PERMR � Z •THE CONTRACTOR SIMLL HAVE A FULL SET OF THE CURRENT APPROVED mn U 1'—w--- ® 1 ® 1 1 CONSTRUCTION DOCUMENTS INCLUDING ADDENDA AT THE PROJECT SITE AT ALL TIMES. A -p-- -R - - - - - - - I = — 'Z m - —- •THE CONTRACTOR SwLL COMPLY WITH ORS 757.541 TO 757.571 REQUIRING J•rDi m W ■ �. , NOTIFICATION OF INTENDED EXCAVATION TO UTILITY PRIMERS. Ex' — Nn��.�■ra�ii�■■f■saV �■�:• - �!7■�u�aL-- mss=S� D�,°, 0 ,NING HALL ��_! _ _-' -- g—�i1r�,�—D ■111i-.._.rT1...._-r--. .��r �, , • THE CONTRACTOR 6 RESPONSIBLE FOR THE COORDINATION OF PRIVATE UTILITIES SUCH AS N irl - -- �.■■C� I I - 1,4r,"" I GAS,TELEPHONE,POWER,CABLE 7ELEv5i0N,ETC. GONFlRM VAULT LOCATIONS min ENGINEER. AZOa Z '..Ed umr I - •THE CONTRACTOR SHALL KEEP THE ENGINEER AND JURISDICTION INFORMED OF 1 ^^ \--v __ __,V CONSTRUCTION PROGRESS TO FACILITATE DOE OBSERVATIONS AT REQUIRED INTERVALS. J °p x \ • . t _ I'■ o i- •1-- ® 24-HOUR NOTICE IS REQUIRED. v r Q T W 2im • THE CONTRACTOR SHALL VERIFY AND CONFIRM EXISTIND COND DNS. NOTIFY J I'■ E705101C BIRD/I6 O,1µsF TOTAL ENGINEER OF VARIATIONS IN CONORIONS SHOWN ON THE PUNS. POINiS OF CONNECTION ' L.: 27-R T411iI TO EXISTING UTILITIES AND LOG7KX45 WHERE NEW UTILITIES WILL CROSS EXISTNNG UTILITIES SHALL BE VERIFIED BY POTHOLLING PRIOR TO CONSTRUCTION OR ORDERING . LIATERNLS. IT IS THE CONTRACTORS RESPONSIBILITY TO SCHEDULE POTHOLLING SUCH THAT IF CONFUCTS ARE ENCOUNTERED,SUFFICIENT TIME EXISTS TO PREPARE MODIFIED \ O DESIGNS AND RAVE THE MODACAS)NS APPROVED BY THE JURISDICTION MTHOUT •♦ Jl IMPACTING THE PROJECT SCHEDULE.\ I .^�,�n`I■■■■�■■W WI •EXISTING CONDRKINS BASED ON BOUND RY.TOPOGRAPHIC A WE LM D SURVEY (y \ I�■■.—r _ _ I CF WONC BY WEDDLE AND ASSOCIATES. *Sifiirii(iiiidfii ■■■■ ----'--- E.---e>.--s.-----�! U inwor-�;;�� % �!� 'CG COMPACT PARKING STALL 1 iplimmi O I Q MANHOLE © 0 14FH FIRE HYDRANT ■■i (n 1J 7 i.( 0 CATCH BASIN H 1 DOMING BUICING r DS DOWNSPOUT i ®LP LIGHT POLE O Z ■■- __` s _ ®WM WATER METER _ ~ • 1 ME .� 1� \ \ ' '' KEYNOTES Q 0 0] n { 0 �[O ~ Oj NOT USED. I� .. 111 O O EXISTING LANDSCAPE AREA TO BE REMOVED 4 Z I ■ 7 ■■ , ` O NEW LANDSCAPE AREA I I•. ,. O NEW PARKING STRIPES AXIS STALL 0 Z • 5 EXISTING BUILDING TO BE REMOVED(--SF,--HIGH) Z I■ I� o I : .I I - O EXISTING LOADING AREA SIGN AND STRIPING Q / / �� _ _ J O EXISTING PARKING STALLS Q J / I O REMOVE EXISTING CURD AND SXIEWALK I. �_ " /// ��` )EXISTING CONCRETE SCEWALK z fi j/• 10 EXISTING 4'-0'X 4'-0'TREE WELL 0 30'-0'0"C. I� O(w9 CL L Typl I— _ / \ f r-------7,41 4 '��YY'��__ 11 FACE OF EXISTING CURB I 0 ^$�$II ' O ` % Tz FACE OF EXISTING COLUMNS/2ND FLOOR BUILDING I W L C� ___________,f________________, l-- - d I fi 13 PROPERTY LINE LLI Z E— 1 -�- i ∎'t` �_-�-�-- --'�- 14 NEW CONCRETE CURB TO MATCH EXISTING AND PER CITY Of TIGRD'S STANDARDS Z O — I ,^ v E—E I / 15 NEW CONCRETE SIDEWALK TO MATCH EXISTING AND PER CITY OF TIGARD'S STANDARDS 17 6 1— G Q Q E —�E 10 NEW 4'-0'x<'-0'THEE WELL 0 30'-0'O.C.TO MATCH EXISTING J w ,_ -J _tee- _ 0 z Q 4 V �_�_�_ - M 0 2 I- Z SITE PLAN Ell ,'=20' 9 CLAW. BY. C3 L MAN STREET CHECKED BY; H .. W MAN STREET 2• T a `•• • g ...t. FOOTIMO,at . FACE OF BUILDING R '�j; •'t/ 0 FACE OF PROPERTY LINE g 4�7'-e'AFF _ L I 1}�' W T.O.PARAPET 11.00' 3&00' 11.00' .0.22' n )5'-Y AFF 1 ISSUED KATE y ® �_ /"PROP UNE $T.O.PARAPET ® r 0....\ , '22 /�FACE OF BUILDING r. CWS REVIEW5 03-26-0 F ® /�/ ■EE----W■ L O PRE-APP:05-17-04 D 1\ — — N %1yA14 4 i� T _ N, Vni OLD PROPERTY LINE _ ; ao IIIIME .-f-•cIl':•; ■ DESIGN REVOOON: 0 § ( n ^ eEL`il r — U -- 'FIN.FLOOR �N� U._.I .6.— — d ni `NEW RIGHT-OF-WAY - ,... __-- ___ —_ _. - -- W 0 .._.. --_--_ FACE OF _- BUILDING o m Y sE .. CTawIHo i . ..V .-FIN.FLOOR .. •..•. I 2i Y NORTH / t'= 10' �. ENLARGED PARTIAL SITE PLAN 3 Zk NORTH ELEVATION AO. 1 " NOT TO SCALE S Q os No:020186.01 .N 9 4445 SW BARBUR BLVD.,SUITE 200 PORTLAND,OREGON 97239 TEL:503.226.1285 FAX:503.226.1670 E-MAIL:info@cidainc.com Meeting Minutes Date: 06/15/07 Subject: Neighborhood Meeting Project Title: Dolan Tigard Addition Project No: 020186.01 By: Dustin Johnson Present: Dan Dolan (Owner,Developer), Tara Lund (Project Architect) Dustin Johnson(Project Contact), Vincent Cartales (Current Tenant of Project Address),Gretchen Buehner(City of Tigard Development Board Representative) Items Discussed: 1. Design of exterior elevations. 2. Possible shared access of SW Burnham street. 3. Future development of tax lot #400,just south of subject property. 4. Anticipated date of construction. 'Every effort has been made to accurately record this meeting. If any errors or omissions are noted, recipients are asked to please provide written response within five days of receipt.' ARCHITECTURE • ENGINEERING • H INNING • INTERIORS • LANDSCAPE •4445 SW BARBUR BLVD., SUITE 200 )JECT NAME: PRO]. No. SHEET PORTLAND, OREGON 97239 TEL: 503.226.1285 FAX: 503.226.1670 TITLE: By: DATE: E-MAIL: info@cidainc.com ! ! , i '-`` -r!or"dii A?PA. ..3Coleiff4ied /32/5°1410-2r446/414/2/ 6---",iPci-7),('a..zi - -, 1 • _ ...__, . , ; • , . _1_ A Gait 012.17,91,11__ I 506 5(,..) 1144-;ti 57 .Alvir- -142s;c1-cl3.0 I --!---t, I---[ ___I - ---, ----- , I --,-- ----4-- _____r_ _ __ 1 ' H i _____ __, ,. . I 1 i I 1 1 — 1 _____, '11 / . • ' I 1 I , - 1 , I i , I 1 I I I 1 1 i 1 , I I I ; 1 1 1 I i 1 1 ! I -± I 1 I r I ■ ; • I 1 1 I I ! ' ■ ' . : 1 I 1 , -r- r----1 7 I i 1 1 7 I i 1 I 1 1 1 i i t 1 1 1 ■ i I I 1 i 1 i 1 II I Hi I i _j; l : ' 7TH ' 1 i ! 1 r 1 I 1 1 I I 1 I I I I ! ■ 1 1 I i I , 1 1 _ . i • , 1 I I 77- I 1 1 1 l I 1 , I , 1 1 I I i i I . 1 ■ I j I . , I 1 i ! ! I i 1 1----;----- ! , 1 1 IIII . , 1 , 1 ! 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ARCHITEC I URE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE • • 2S102AB-01902 2S102AB-03900 •ALLRED LIMITED PARTNERSHIP CA- TRANO • OLAS III REV LIV PO BOX 23144 BY CA' • •NO NICOLAS III TR TIGARD,OR 97281 6646 'V 3 P•'TLAND,O' =7221 2S10 B-01900 2S102AC-00201 ALLR ITED PARTNERSHIP CASA LA VETA ASSOCIATES& PO B 44 HIGHLANDS ASSOCIATES LTD ET AL T ARD,OR 7281 BY AFFINTY PROPERTY MANAGEMENT 421 SW 6TH AVE STE#905 PORTLAND,OR 97204 2S102AB-02401 2S102AB-05302 ANKELE BRIAN CASCADE ACQUISITION LLC 3457 N WILLAMETTE BLVD 9180 SW BURHNHAM PORTLAND, OR 97217 TIGARD,OR 97223 2S102AB-02402 2S102AB-04000 ANKELE MARVIN R&KATHRYN J CAUTHORN BRUCE R& 12511 SW MAIN SOMMERS GREGORY J TIGARD,OR 97223 9960 SW SATTLER TIGARD,OR 97224 2S102AB-04500 2S102AB-03100 CACH GERALD C MARITAL TRUST& CHRISMAN RICHARD&HEATHER TRS CAPISTRANO NICOLAS&CRISTINA B 172 MIDDLECREST RD 13670 SW WRIGHTWOOD CT LAKE OSWEGO,OR 97034 TIGARD, OR 97224 2S102AB-04300 2S102AB-01901 CA GERAL MARITAL TRUST& DAVIDSON WILLIAM G&DIXIE L CAPIS 0 NICOLAS&CRISTINA B 8915 SW COMMERCIAL ST 1367 W IGHTWOOD CT TIGARD,OR 97223 T ARD,OR 9 24 2S 102AB-04290 2S 102AC-00300 CAPISTRANO NICHOLAS III DOLAN&CO LLC 12370 SW MAIN ST BY FLORENCE T DOLAN TIGARD, OR 97223 4523 NE DAVIS ST PORTLAND,OR 97213 2S102AB-04700 2S102AC-00400 CAPISTRANO NICOLAS&CRISTINA& DO N&CO C CACH FAMILY REVOCABLE TRUST& BY FL CE T DOLAN CACH GERALD C MARITAL TRUST 4523 D S ST 13670 SW WRIGHTWOOD CT P TLAND,0 97213 TIGARD, OR 97224 2S102AB-04800 2S102AC-00700 CAPISTRANO NICOLAS III& D' •N&CO CAPISTRANO CRISTINA BY F '- E T DOLAN REVOCABLE LIVING TRUSTS 4523 • I IS ST 6646 SW 35TH AVE -4 TLAND, •R 97213 PORTLAND, OR 97221 2S102AB-04200 2S192AC-00600 CAPISTRANO NICOLAS III REV LIV DO &CO C BY CAPISTRANO NICOLAS III TR BY FLO CE T DOLAN 6646 SW 35TH 452 E DA ST PORTLAND, OR 97221 RTLAND,OR 97213 2S102AB-03500 2S102AC-01100 ERDMAN TERRANCE E AND MAIN STREET LLC& ERDMAN THOMAS M DUDUNAKIS MICHAEL P 12405 SW MAIN ST 18380 RIVER EDGE LN TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102AC-00900 2S102A8-04400 FAZILAH S ADAM LLC MARR ROBERT M& 12571 SW MAIN ST WOLF-MARR MARIE L TIGARD,OR 97223 12420 SW MAIN ST TIGARD,OR 97223 2S 102AB-02100 2S102AB-03400 FINKE ALEX AND LOTTI AND MCCLURE CHARLES J&ELLEN R TRU HANS CHRISTIAN c/o HILARY JEROLD W&JEAN M PO BOX 23562 8965 SW CAROLINE DR PORTLAND,OR 97281 PORTLAND,OR 97225 2S102AB-02000 2S102AC-00202 FIN ALEX D LOTTI AND MILLER PRUDENCE M TRUST HANS TIAN BY PRUDENCE M MILLER TR PO B 2 2 4220 SW GREENLEAF DR P TLAND, 0 7281 PORTLAND,OR 97221 2 S 102AB-02300 2S102BA-01200 HANSON DONALD E TRUST MORLAN PROPERTIES PO BOX 12 5529 SE FOSTER RD WELCHES,OR 97067 PORTLAND,OR 97206 2S 102AB-02400 2S102AB-05700 HA ON NALD E TRUST OREGON DEPT OF TRANSPORTATION PO B 2 RNV PROPERTY MGMT UNIT CHES, R 97067 FILE#54888-A//763 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102AD-01400 2S102AB-04800 HENDERSON JACK R&MARY S PEREZ FELIPA 9075 SW BURNHAM ST 4333 E SALUSON AVE#B TIGARD,OR 97223 MAYWOOD,CA 90270 2S102AC-00800 2S102AB-05200 HEUVELHORST MICHAEL J SCOTT&HOOKLAND REAL ESTATE PAR do KADEY GEORGE S JR BY SCOTT MICHAEL 12551 SW MAIN ST 9185 SW BURNHAM ST TIGARD,OR 97223 TIGARD,OR 97223 2S102AB-05300 2S102AB-04100 JB OAK HILL LIMITED PARTNERSHIP SPEEDY LINGUINE INC 9169 SW BURNHAM 12386 SW MAIN ST TIGARD, OR 97223 TIGARD,OR 97223 2S102AC-01000 2S102AB-05301 LI WEI STEVENS PAGE 11053 SW WASHINGTON ST 9180 SW BURNHAM ST PORTLAND,OR 97225 TIGARD,OR 97223 • 2S102AC-00200 2S102AC-00204 STEVENS PAGE N TIGA'. C ' OF 9180 SW BURNHAM ROAD 13125 .∎∎ HALL BLVD TIGARD, OR 97223 TI -•RD,O' 97223 2S102AC-00100 2S102AB-02200 STEVENSON MICHAEL J&KAY L TOMA JAMES W&GEOFFREY 16815 MAPLE CIR 9630 SW TUALATIN SHERWOOD RD LAKE OSWEGO, OR 97034 TUALATIN,OR 97062 2S102AB-02800 2S102AC-01101 THOMPSON DENNIS C WILKING INVESTMENTS V LLC 9295 SW ELECTRIC ST 16325 BOONES FERRY RD STE 200 TIGARD, OR 97223 LAKE OSWEGO, OR 97035 2S1 2AB-03300 2S102AC-00500 THO S DENNIS C WOODARD CHARLES L AND 9295 ECTRIC ST ARLIE C T ARD, OR 7223 PO BOX 23303 TIGARD,OR 97223 2S102AB-05800 2S102AD-01300 TIGARD AREA CHAMBER OF WYATT PROPERTIES LLC COMMERCE THE 9095 SW BURNHAM ST 12345 SW MAIN ST TIGARD, OR 97223 TIGARD, OR 97223 2S 102AB-05100 TI D C OF 1312 HALL BLVD T RD,O 97223 2S102AB-0500 TI RD Y OF 131 W HALL BLVD ARD, R 97223 2S102AC-0020. TI • 'D YOF 1312 HALL BLVD T :ARD, •• 97223 2S102BA-01 1 TIG R ITY OF 131 W HALL BLVD GARD, R 97223 2S102A 0 00 TIGAR TY OF 131 SW LL BLVD TIGARD, OR 97223 CITY of TIGARD 44# , , +PC1C GEOGRAPHIC INFORMATION SYSTEM 4 AREA NOTIFIED 5 . (500') ,.,,,,b44'"'AII ) F� bG ♦ FOR: Dustin Johnson 1S A005 � ,,� �/ 101AB0350 .C1 �. O�� RE: 2S102AC; Ike tua is °°iearl o {� m02A0o2000 sT 25. �� 600/700 •IA '^��taa y 211020105202 0 4 seat � � a 01 IefelYeiOa 2300 mo:�easooa 'too .s* .12000050 \∎\ 2s,a� Aa -10:ACa 772AMB ��, ` 2 ,p Prope►ty owner information 41► '9o, is valid for 3 months from +� �� (, 7j. 'T the date printed on this map. muAeana, -rti y�w.0 251020E00200 -17 -v 4 2S102A000202 t • nn V �` 7� 4111,4's•I 2S102ACOO2O1 mO2AC002a N A I 0 100 200 300 400 500 Feet • i 1"=374 ;,t le a . IV. Iould be ve on this map is for general location snly and • * should be verified wish the Development Services Division. 13125 SW Hall Blvd ,y,�(/�G /� Tigard,OR 97223 • ,4 .2 Q (503)639-4171 •1� \ �i �4 httpJlwww.ci.tigard.or.us Community Development Plot date:May 3,2007;C:Unagic\MAGIC03.APR LAND USE PROPOSAL DESCRIPTION .1 I LL-- 5 I TIGARD 120 DAYS = 3/27/2008 FILE NOS.: SITE DEVELOPMENT REVIEW (SDR) 2007-00006 ADJUSTMENT (VAR) 2007-00043 FILE TITLE: DOLAN BUILDING OWNER: Dolan and Company,LLC APPLICANT'S C.I.D.A.,Inc. 1919 NW 19th Avenue REP.: Attn: Dustin Johnson Portland, OR 97209 4445 SW Barbur Blvd.,Suite 200 Portland,OR 97239 REQUEST: The applicant is requesting approval to construct a new 7,560 square foot, two story office and retail building within an existing commercial development. The site is 1.83 acres. An adjustment to the access spacing standards of 200 feet to 180 feet is also requested to utilize the existing driveway. LOCATION: 12500, 12540 and 12550 SW Main Street;Washington County Tax Assessor's Map 2S102AC,Tax Lots 600 and 700. ZONE: CBD: Central Business District. The CBD zoning district is designed to provide a concentrated central business district, centered on the City's historic downtown,including a mix of civic,retail and office uses. Single-family attached housing, at a maximum density of 12 units/net acre, equivalent of the R-12 zoning district, and multi-family housing at a minimum density of 32 units/acre, equivalent to the R-40 zoning district, are permitted outright. A wide range of uses, including but not limited to adult entertainment, utilities, facilities with drive-up windows, medical centers,major event entertainment and gasoline stations, are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.520, 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 111 TYPE III ❑ TYPE IV KI COMMENTS WERE SENT: DECEMBER 6,2007 _ COMMENTS ARE DUE: DECEMBER 20,2007 ❑HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DA'Z'E OF DECISION: JANUARY 9, 2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION E VICINITY MAP ® DRAINAGE PLAN ® IMPACT STUDY ® SITE PLAN ® STORM WATER ANALYSIS ® SIGHT DISTANCE ANALYSIS ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Cheryl Caines,Associate Planner (503) 639-4171, Ext. 2437 Cheryl Caines- RE: Tigard Dolan Project Page 1 From: "Tara Lund" <TARAL @cidainc.com> To: "Cheryl Caines" <CHERYLC @tigard-or.gov> Date: 1/5/2007 1:37:23 PM Subject: RE: Tigard Dolan Project Thank-you for the information. What about the Main Street setback requirements-there was some question as to where the best place to have the façade located would be-is that a question I need to follow up with Kim on? Tara W. Lund, AIA Project Architect CIDA, Inc. 4445 SW Barbur Blvd., Ste 200 Portland, Oregon 97201 PH: (503)226-1285 FX: (503)226-1670 taral @cidainc.com From: Cheryl Caines [mailto:CHERYLC @tigard-or.gov] Sent: Thursday, January 04, 2007 12:19 PM To: Tara Lund Cc: Phil Nachbar; Sean Farrelly Subject: Tigard Dolan Project Tara, This e-mail is meant to give clarification on parking related questions arising for the proposed building located at 12500 SW Main Street in Tigard. If the new building exceeds the square footage of the existing building, then current parking standards must be met for the additional square footage. There are two possible ways to meet these requirements through shared parking. One is through joint parking (Tigard Development Code 18.765.030.C). The applicant must show that the peak hours of operation for the proposed uses do not overlap or that enough parking currently exists to meet 100% of the parking needs for all! uses. Another option is to meet the standards of parking in mixed use projects(18.765.030.D) if this building is considered part of the existing A-Boy development. This allows required parking to be determined by percentages based on primary, secondary and subsequent uses within a development. Either of these may work depending on the additional square footage you are proposing and the parking Cheryl Caines- RE: Tigard Dolan Project Page 2 requirements for the existing A-Boy development. Because the new building is on a separate parcel from the existing devlopment access easements and joint parking agreements are necessary. If you have any questions, please let me know. Cheryl Gaines Assistant Planner City of Tigard (503) 718-2437 CC: "Phil Nachbar" <Phil @tigard-or.gov>, "Sean Farrelly" <Sean @tigard-or.gov> City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • 1.11h II T I GARD July 18, 2007 Dustin Johnson CIDA, Inc. 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 RE: Completeness Dolan Building Site Development Review,SDR2007-00006 Case File No. SDR2007-00006 Dear Mr.Johnson: The City has received your application for Site Development Review (SDR2007-00006) to construct a new 7,258 square foot office/retail building. The development site is located at 12500/12540/12550 SW Main Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address the following code sections: • 18.360.090—Site Development Review Approval Criteria • 18.520.040, 18.520.060.B Commercial Zoning Districts ♦ 18.705.030.G-J—Access Management ♦ 18.755 - Mixed Solid Waste & Recyclable Storage (how is the garbage currently collected and hauled from the site,is anything changing with that system?) ♦ 18.765.030, 18.765.050 — Off-Street Parking (also explain the changes proposed to the parking lot design from the original approved design). Minimum parking requirements must be calculated including the total square footage of the new building not just the square footage greater than the existing building to be demolished. ♦ 18.370.020.C.5. —Variances (address the criteria for access/egress adjustments) 2. Tree Plan and Arborist Report. Please provide three copies of an arborist report addressing the four components outlined in 18.790.030. Number the trees on the tree removal plan to match the arborist's assessment. 3. Building Square Footage. Please verify the new building square footage. The plans state 6,164 square feet(A0.2),but all other items show 7,248 square feet. Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 5. Envelopes. Please use stamped plain envelopes for notification. We cannot utilize metered postage. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, CALL/A CaGy-L12,y) Cheryl Gaines Associate Planner c: SDR2007-00006 Land Use File PUBLIC FACILITY PLAN Project: Dolan Addition COMPLETENESS CHECKLIST Date: 7/17/07 GRADING ❑ Existing and proposed contours shown. Show existing/proposed grading for reconfigured parking area. ❑ 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. Show dimension from centerline to face of curb ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight distance certification for driveway access onto Main Street ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) 18.705.030.H.3, 2) Narrative must 1) Minimum spacing of driveways (both sides address chapter 18.810 with regards to street and of street) along a collector is 200 feet. The sidewalk standards, 3) Tree well grates to be metal driveway to car wash is less than 200 feet grates, applicant shall propose type as the City away. Apply for an adjustment to the does not have a standard selected spacing standard in accordance with 18.370, 2)Address 18.810.030 and 18.810.070 SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show how building will be served(show lateral). Must address 18.810.090 in narrative ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/sizes noted? Show lateral that will serve the building ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Show proposed meter and size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show the storm lines that will be impacted,if any. It appears that a catch basin is missing from the plans. Provide a Utility plan. Must address 18.810.100 in narrative. REVISED: 07/17/07 ❑ Preliminary sizing calcs for water quality/detention Water Quality must meet CWS requirements provided? of Table 4.1, submit calculations and address this in the narrative. ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE By: 4K Date: 7/17/07 REVISED: 07/17/07 • 4445 SW BARBUR BLVD., SUITE 200 PORTLAND, OREGON 97239 RECEIVED TEL: 503.226.1285 FAX: 503.226.1670 E-MAIL: info @cidainc.com www.cidainc.com OCT 0 5 2007 CITYOF r�OARD PLANNINTF!tlr:In EERING October 5th, 2007 Attn: Cheryl Caines City of Tigard 1 3125 SW Hall Blvd. Tigard, OR 97223 RE: Dolan-Tigard — Pre-application Request CIDA Project Number. 020186.01 Cheryl, Attached are drawings and a narrative regarding requested information for a new retail/office development located at 1 2500 SW Main Street in Tigard. In brief,the modifications that we are requesting are as follows: • Replacing the existing one-story 2,800 square foot structure with a new two-story 7,560 square foot structure. • Minor reconfiguration of existing parking to paved access to the rear of the proposed structure. The following narrative, including responses to applicable Code criteria, and the attached drawings describe the development in more detail. Please call if you have any questions or need further information. Sincerely, Dustin Johnson CIDA, Inc. Attachment c: File F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\SDR Narrative.doc Page I of 4 I ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE 4445 SW BARBUR BLVD.,SUITE 200 PORTLAND,OREGON 97239 TEL:503.226.1285 FAX:503.226.1670 E-MAIL:info@cidainc.com TRANSMITTAL Project No: 020186.01 Date: 10/05/07 Project Name: Dolan - Tigard Addition Attn: Cheryl Caines Company: City of Tigard - Planning Address: 13125 SW Hall Blvd Tigard, OR 97223 Enclosed: ❑Plans ❑Specifications ❑Copy of letter ❑Details ❑Shop Drawings ❑Calculations ❑Sketches ®Other: No. Of Copies Description 1 NARRATIVE ( ZZQ1- .--0000c ) 2 SETS OF STAMPED ENVELOPES For your Use ❑For Review Returned ['For Approval As Requested ❑Other: Comments: Thanks,Cheryl Copies To: Deliver: ❑ 90 Min eHR 08 HR ['Pic Up ❑Mail [Next Day Signed: 14 LCt, ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE RECEIVED 200 PORTLAND,OREGON 97239 TEL:503.226.1285 FAX:503.226.1670 IIEEIUEV SERVICE INC. E-MAIL:info@cidainc.com OCT 1 0 2007 e1 6\c' TRANSMITTAL., Gt'fy OF TIGARD PLANNINI;PIP A FPoikv, Project No: 020186.01 Date: 10/10/07 Project Name: Dolan - Tigard Addition Attn: Cheryl Caines Company: City of Tigard - Planning Address: 13125 SW Hall Blvd Tigard, OR 97223 Enclosed: ['Plans ❑Specifications ['Copy of letter ['Details ❑Shop Drawings ['Calculations ['Sketches ®Other: Narrative No. Of Copies Description 2 NARRATIVES For your Use For Review ['Returned ['For Approval As Requested ['Other: Comments: Thanks, Cheryl Copies To: Deliver: ❑ 90 Min ®3 HR ❑8 HR [Pick Up [Pail ['Next Day Signed: GEC �— ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE PUBLIC FACILITY PLAN Project: L.. _,an Addition COMPLETENESS CHECKLIST Date: 7/17/07 G ADING Existing and proposed contours shown. Show existing/proposed grading for reconfigured parking area. ❑ 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. Show dimension from centerline to face of curb n Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight distance certification for driveway access onto Main Street ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) 18.705.030.H.3, 2) Narrative mustinimum spacing of driveways (both sides address chapter 18.810 with regards to street and of street) along a collector is 200 feet. The sidewalk standards, 3) Tree well grates to be metal driveway to car wash is less than 200 feet grates, applicant shall propose type as the City away. Apply for an adjustment to the does not have a standard selected spacing standard in accordance with 18.370, 2) Address 18.810.030 and 18.810.070 XNITARY SEWER ISSUES Existing/proposed lines shown. Show how building will be served(show lateral). Must address 18.810.090 in narrative ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ixi Existing/proposed lines w/ sizes noted? Show lateral that will serve the building ® Existing/proposed fire hydrants shown? Proposed meter location and size shown? Show proposed meter and size Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES 7 Existing/proposed lines shown? Show the storm lines that will be impacted,if any. It appears that a catch basin is missing from the plans. Provide a Utility plan. Must address 18.810.100 in narrative. REVISED: 07/17/07 . Preliminary sizing calcs for water quality/detention Water Quail', must meet CWS requirements provided? of Table 4.1, submit calculations and address this in the narrative. ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? 10S/07 The submittal is hereby deemed [X COMPLETE ® INCOMPLETE By: K1fl'V\ Date: 7/17/07 REVISED: 07/17/07 LETTER OF TRANSMITTAL FOR COMPLETENESS PLANNING/ENGINEERING DIVISIONS T I GARD When submitting documents to complete a DATE STAMP: land use application, the Applicant shall provide a copy of the Incompleteness Letter and the Public Facility Completeness Checklist along with materials addressing all of the elements listed. DO NOT SUBMIT ITEMS FOR COMPLETENESS UNTIL ALL REQUIRED ITEMS CAN BE SUBMITTED AT ONE TIME. TO: i r/ Camv1€ FROM: a/cr,,,, / 6/0 A, /tc PHONE NUMBER ( o3) Z Z(p , - RE:: Z001 - 00000 Dork.0 - Ti?-beo ck44.-^ (Case number and project name must be included) COMMENTS: City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, R 97223 IINI N • NI TIGARD November 13,2007 Dustin Johnson CIDA, Inc. 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 RE: Completeness Dolan Building Site Development Review, SDR2007-00006 Case File No. SDR2007-00006 Dear Mr.Johnson: The City has received your application for Site Development Review (SDR2007-00006) to construct a new 7,258 square foot office/retail building. The development site is located at 12500/12540/12550 SW Main Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: ♦ Submit 7 copies of complete application packets. This includes plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 8 additional copies of plan sets. These may be reduced copies provided they are legible. One set must be 8.5" x 11". • 1 compact disc with all materials in a searchable format (PDF for example). Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, eA( (k • Cheryl Caines Associate Planner c: SDR2007-00006 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 4445 SW BARBUR BLVD.,SUITE 200 PORTLAND,OREGON 97239 TEL:503.226.1285 FAX:503.226.1670 E-MAIL:infoecidainc.com TRANSMITTAL Project No: 020186.01 Date: 11/27/07 Project Name: Dolan - Tigard Addition 7/� Attn: Cheryl Caines y DUMPY SERVICE INC ` '� ' `F D Company: City of Tigard- Planning C12. '' -: Address: 13125 SW Hall Blvd Tigard, OR 97223 Enclosed: ®Plans ['Specifications ['Copy of letter ❑Details Shop Drawings ❑Calculations ['Sketches ❑Other: No. Of Copies Description 7 HALF-SIZE SITE DEVELOPMENT REVIEW DRAWING SETS For your Use ❑For Review ['Returned ['For Approval As Requested ❑Other: Comments: Copies To: Deliver: ❑ 90 Min ®3 HR 08 HR ['Pick Up [Pail ❑Next Day Signed: �f(i� 1 c(i ARCHITECTURE ♦ ENGINEERING ♦ PLANNING ♦ INTERIORS ♦ LANDSCAPE City of Tigard, Oregon 13125 SW Hall Blvd. • Tigan R 97223 • a TIGARD November 29, 2007 Dustin Johnson CIDA, Inc. 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 RE: Completeness Dolan Building Case File No. SDR2007-00006 Dear Mr.Johnson: The City of Tigard received your original application submittal for a Site Development Review on June 19,2007. The development site is located at 12500/12540/12550 SW Main Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of November 28, 2007 for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Associate Planner c: SDR2007-00006 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 LAND USE APPLIC 'ION Project: - 1)121,2/007 - 0(700(42 Date: r7-l8-o? COMPLETENESS REVIEW COMPLETE COMPLET STANDARD INFORMATION: g. Deed/Title/Proof of Ownership R Neighborhood Mtg.Affidavits, Minutes, List of Attendees 'r. Impact Study(18.390) USA Service Provider Letter ❑ Construction Cost Estimate with Postage(Verify Count)■ #Sets Of Application Materials/Plans "Paper Copies" [i' Pre-Application Conference Notes ❑ / #Sets Of Application Materials/Plans—"CD's" PROJECT STATISTICS: ❑ Building Footprint Size [J %of Landscaping On Site ® %of Building Impervious Surface On Site (�Lot Square Footage PLANS DIMENSIONED: E Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) C uc •-.• . ._ - - - ° ' -•le IN Building Height ❑ Access Approach and Aisle @ • - _ • - • - - ADDITIONAL PLANS: — ® Vicinity Map ® Architectural Plan (❑ Tree Inventory J ® Existing Conditions Plan ❑ Landscape Plan © Site Plan ❑ Lighting Plan TREE PLAN I MITIGATION PLAN: ❑ jc)fn-i-;6-ce,-.4-io'i/a.sseJrmen'i- ❑ pro kc-i-i 00 ❑ r e i s 1/4/c.4. I ❑ ✓Yi i-f►`'a4-i o n ADDITIONAL REPORTS: (list any special reports) ❑ frbori 54- `repo,- 4- ❑ ❑❑ 6i-fie. (�i.54fi n c - (ENG rcerue i- cl) ❑El RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) • p • I ■- . •. . •-Regional Center) El 18.775(Sensitive Lands Review) III 18.340(Director's Interpretation) G 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) • .18.350 Tlanned Development) ■ :. 0(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) TA 18.360(Site Development Review)--- ❑ 18.715(Density Computations) 1:1 790(Tree Removal) ariarx es/Adjustments ❑ 18.720 Des'•n Com .' - 18.795(Visual Clearance Areas7l MI 18.380(Zoning Map/Text Amendments) • 18.725(Environmental Performance Standards) 1S./9t3(Wireless Communica n acilities) ❑ 18.390(Decision Making Procedures/Impact Study) • 18.730(Exceptions To Development Standards) `u 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 Zonin•Districts ❑ 18.750(Manufactured/Mobil Home Regulations) C� 18.520(Commercial Zoning Districts) • 18.755(Mixed Solid Waste/Recycling Storage) ■ :. 30(Industrial Zoning Districts) U_�f:W«� c 1=1 18.620(Tigard Triangle Design Standards) a 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 12 04 — a.,d re).....a- CAP w,vra ."14 saloN DNEflI4MOD lNiOI ,I,VDI'IddV ilild I • LITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES i ty4DeveCopment ShapingA Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) 11 MG ia►- 19 - 010 -1 s?F,Ii ate: 04e- /14,s D;c/L __I/_" NON-RESIDENTIAL APPLICANT: C.1 D A , T.Alc • AGENT: -pus*n JIM nJ o.� Phone: (405) aab- ia►05 Phone: ( ) X 88 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: /-,750o/ M5' ) /626-50 .Scv Ma; - TAX MAP(S)/LOT #(S): alS/v.?AG- OO(oOO 4- 00700 NECESSARY APPLICATIONS: SIR - .5;4-t„ here 1 c p me'-t f Asti; i PROPOSAL DESCRIPTION: lbenfto an� s-Iin)i LA)1,4-, n and eon sf+�'uL4 )() S�U r� Yt/�tx i 1 bud if;n COMPREHENSIVE PLAN MAP DESIGNATION: Cen3v-t —61ksiness �isfriC+ ZONING MAP DESIGNATION: C.6 D s Disfricf- ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 0 MINIMUM LOT SIZE: NjA sq. ft. Average Min. lot width: ►J/A ft. Max. building height: 50 ft. Setbacks: Front o/3o ft:11 Side 0/30 ft. Rear 0/3D ft. Corner L7 ` ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: I %. 06-ID ee+- ALA-44-1,11 cL res� de.n4 i.i 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 NARRATIVE (Refer to Code Cha► 18.390] The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. [g IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. El ACCESS [Refer to Chapters 18.705 and 18.765) Minimum number of accesses: I Minimum access width: 3 - . Minimum pavement width: ,41 All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: • WALKWAY REQUIREMENTS [Refer to Code Section 18.705.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS (Refer to Code Chapter 18.730) > STREETS: feet from the centerline of > LOWER INTENSITY ZONES: feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. ❑ SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18.730.010.8.) 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 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 NON-Residential Application/Planning Division Section The ESTIMATED REQUIRE BUFFER WIDTHS applicable to you t,roposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: pa.44,0q CL,-t t 1 . Serv+ce aca 1 r 3►-es 4- LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705] re{-tse con.:rye.rs 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. 7 RECYCLING (Refer to Code Chapter 18.755] Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. k PARKING (Refer to Code Section 18.165.040] REQUIRED parking for this type of use: . 7 Jt p oc7 5(1 .44 of Ivor cs-+c-a- = 10 Parking SHOWN on preliminary plan(s): sha [ . pe„tc_P_rt5 SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks 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 r-, 1 BICYCLE RACKS (Refer to Code lion 18.1651 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. I I SENSITIVE LANDS (Refer to Code Chapter 18.1151 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 18.115.080.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. F CLEANWATER SERVICES ECWS)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED i SENSITIVE AREA DEFINITION TO SENSITIVE AREA 4 CORRIDOR PER SIDES • 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 rridor: 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. F,71( [Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 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 ➢ If a replacement tre the size cut is not reasonably ava, a 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: 0 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. l CLEAR VISION AREA (Refer to Code Chapter 18.195) 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 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot-wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS - 18.330(Conditional Use) 18.620(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) X 18.705(Access/Egress/Circulation) x 18.780(Signs) L` 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) _ 18.790(Tree Removal) - 18.380(Zoning MaplText 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) X 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) L 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. ,c—f mpy, a..eglictdislei -30 clai et nip le4e-of rcvie� - `/- ►K re if ei..) once_ applica-fioi is deemed oor•,ple-le, - 3 ro pi es due_ ct-f subnn;#ct • re e. (dart rnu.lt be. err pare d by eu Cc4 -Pr ed a4,o — 116 a U -1-rees !o ;,,rArs of cp-r [t DR!-/ only -keLs 1,- Afe■ -Nom 1 ;f)e1',c,s are sal, cf- -fv -y); d-i va.41er7 • AClcl i of 4- e et .6 rtd -I'ht ne bu i I cl n 4 c Sake. or less s bkavt -to-lag t 4114bl - e,41 s4; bu;I dire 1 s e e - a o-1-n ale- 5 o f —(ac 61-e 18.7105 . a2 ) . • • • • a ree/Men 4 cxnc1 .4,!e '" • . ' i ' u - all A't III nlr�,acac+ prcei is neeessart . • 4 Sews; 'i da- Lon rJ c Fir u i rna., 6e r►ec c,t,t a,-* bkt et-4- canna-1- cie-It r-nroned o.-•1 I'hr s h-n e ' Please nokk and atldrtss wi4U,in -l'he nArratii rerir ern en4t 0LA-4-(;ned 11 1 B .5.10• (XI o• b At (reef-fra l neSS 1 I S ri c+) . • PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 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 decision public hearing will typically occur al_ 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 ilect r 1.1 (i 0- c F i" . 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: al 0- ectL pa.� ChN ft a , ne s y.„y3'1 CITY OF TI RD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAIL . . l' r`1 1 �t 1 c1a/cI— ' - q 01i` TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpatty\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-Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES TIGARD ENGINEERING SECTION < City of Mut Oregon Community(Development Shaping Better Community PUBLIC FACILITIES Tax Mapts): 2S102AC Tax Lottsl: 600 a 700 Use Type: SUR The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: X SW Main Street to 37 feet from centerline (3-lane Collector) SW to feet SW to feet SW to feet Street improvements: >Q Half street improvements will be necessary along SW Main Street, to include: ® 23 feet of pavement from centerline Z concrete curb ® storm sewers and other underground utilities ® 14-foot concrete sidewalk (includes curb and 4 foot metal tree well) Z street trees sized and spaced per TDC ® 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 street improvements will be necessary along SW , to include: I I 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. [ I Other: ❑ street improvements will be necessary along SW , to include: feet of pavement 1 1 concrete curb storm sewers and other underground utilities I I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees [ I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities I I -foot concrete sidewalk I 1 street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OFTIMA ID Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , 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 Main Street. 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 City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: 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 3mmodate runoff from upstream p arties when fully developed. Detention is required if the net, new impervious surface area exceeds 5000 sf. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, 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: N Construction of an on-site water quality facility. [ I Payment of the fee in-lieu. Water quality treatment is required for all impervious surface area runoff, existing and proposed, per CWS standards. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Access 18.705.030.H.1 Provide preliminary sight distance certification for access. 2) Address 18.705.030.H.3 Minimum spacing along a Collector of 200 feet (both sides of street) TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the T!F CITY OFTIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PH permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This 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. CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Other Permits. There - , other special permits, such as m 'anical, electrical and plumbing that may also be requii Contact the Development Service. Junter 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: ► • ' i 12-. L9 - C go ENGINEERING DEPARTMENT STAFF DATE Phone: [503)639-4111 Fax: [503)624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section III PRE-APPLICATION CONFERENCE REQU City of Tigard Permit Center 13125 SW Hall Blvd, Tigard, OR 223 �O TI GA RD Phone: 503.639.4171 Fax:503.598.19 60 C/T yG 01 2Q06 GENERAL INFORMATION ��/"04)y.'Giby ,�rr � A PA/ Applicant: (�....7.-, /J. ,4 h,c, / • FOR STAFF USE ONLY Address: yyy.-- Ski 2. £.4R &tJ. Phone:6:o3)Z2 4-/zrs PQc _ ov to City: iZRT1....¢..vD / D Or,.i-, Zip: 9 ZSg Case No.: Receipt No.: Contact Person: uJ I'7 .�O Mn15 0/V Phone:6Z7 3, Z Z4 exr t 7 Application Accepted By: ' .-"[iE r- Property Owner/Deed Holder(s): bOLA.t..) k 6CytA pkn/•f/ 1-GC Date: I Z/i /0 w DATE OF PRE-APP.: 1 ./I4:1 f 0& Address: /9/9' 'Vi.,) /f't/kiE Phone: (rOoT) ZZS-9'D09 TIME OF PRE-APP.: I°`el) City: 19,erG.4-v6,,, ©REwD,--, Zip: ? Z0°/' PRE-APP.HELD WITH: Rev.7/5/06 Property Address/Location(s):/ZSSo SW . 141a// /Z5VO Sk) is\cutpin\masters\land use applications\Pre-App Request App.doc M./s.u/ /Z112.0 Stn) 4.14...A. , %/Cr tttp, t_Oslr4.24. REQUIRED SUBMITTAL ELEMENTS Tax Map&Tax Lot#(s): ZS J Z 27-4ir ( 1�'6� 1 � (Note: applications will not be accepted nn without the required submittal elements) Zoning: CB?) (e-;.....,)-0.4.1. isarmA 1"$ Des-7719,c, 2- J Pre-Application Conf.Request Form Site Size: T`/i trC0 Tx- (/a-3 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 meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a minimum of one(1)week [' Site Plan. The site plan must show the prior to officially scheduling a pre-application conference date/time to allow proposed lots and/or building layouts drawn 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 1 Vicinity Map. held between the hours of 9:00-11:00 AM. 13' The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 0 Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. /041- i-÷a.-4&GE FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Application Conference is for a IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE 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). Q' Filing Fee$362.00 December 2006 January 2007 S M T W T F S S M T W T F S 31 1 2 1 2 3 4 5 8 1 3 4 5 6 7 8 9 7 8 9 10 11 12 13 10 11 12 13 14 15 16 1 14 15 16 17 18 19 20 17 18 0 20 21 22 23 21 22 23 24 25 26 271 24 25 26 27 28 29 30 Tuesday, December 19, 2006 28 29 30 31 -Pre-Apps CD Meetings Early 8:00 AM ; 9:00 AM 10:00 AM (10:00 AM)(Pre-App C.I.D.A 12550 SW Main Addition to existing development Dustin Johnson 226-1285) 11:00 AM 12:00 PM • 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM.--4— — -- Late Tasks Notes I I Shirley Treat 1 1211/2006-10:41 AM • 4445 SW BARBUR BLVD., SUITE 200 PORTLAND, OREGON 97239 TEL: 503.226.1 285 FAX: 503.226.1 670 E-MAIL: info @cidainc.com www.cidainc.com December I, 2006 City of Tigard 13 125 SW Hall Blvd. Tigard, OR 97223 RE: Dolan-Tigard— Pre-application Request CIDA Project Number. 020186.01 To Whom It May Concern: Attached are drawings and a narrative regarding requested pre-application conference for an addition to the development located at 12500 SW Main Street in Tigard. In brief,the modifications that we are requesting are as follows: • Replacing the existing one-story 2,800 square foot structure with a new two-story 2,740 square foot structure. • Minor reconfiguration of existing parking to allow access to new 4-stall parking area. The following narrative, including responses to applicable Code criteria, and the attached drawings describe the revisions in more detail. We originally submitted the application as a minor modification, and our response to the criteria for that is included in the narrative. Please call if you have any questions or need further information. Sincerely, Tara W. Lund, Project Manager Attachment c: File F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\pre-app narrative.doc Page I of I 0 ARC Ill I E Ci URI • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE Development Team: Applicant: Dolan and Company 1 919 NW I 9th Ave Portland, OR 97209 Phone: (503) 225.9009 Fax: (503) 944.1302 Contact: Dan Dolan Architect/ Engineer CIDA 4445 SW Barbur Blvd.,Suite 200 Portland, OR 97239 Phone: 503.226.1 285 Fax: 503.226.1 670 Contact: Tara Lund Site Information: Reference parcel number. Site Addresses: 12500 SW Main Street, 1 2550 SW Main Street& 1 2540 SW Main Street Tigard, Oregon Location: Tax Map: 2S I 2AC Tax Map: 600 & 700 Plan Designation: CBD Adjacent Uses: North: CBD East CBD West: CBD South: CBD Project Data: Area of Development: Approximately 1.83 acres, or 79, 800 square feet Existing Building Area-Overall Development: 34,051 square feet (25,778 footprint) Total Landscape Coverage-Overall Development 23,854 square feet (30%) Parking and Drives-Overall Development: 30,168 square feet Area of work-Current Phase: 5,818 square feet (5256 subject parcel) Existing Building to be replaced: 2,800 square feet New Building-First Floor Retail: 1,800 square feet New Building-Second Floor Retail: 940 square feet New Building-Total Area: 2,740 square feet Landscape Coverage-Subject Parcel: 1,422 square feet (25%) Parking and Drives-Subject Parcel: 1,724 square feet F:\GENADMIN\PROJECTS\0210186.00_a-boy phase Ilf\pre-app narrative.doc Page 2 of 10 Narrative of requested modifications: Replacing Existing Building: The Proposed modifications include the removal of the existing 2,800 square foot retail building located at 12500 SW Main Street. The existing building use is designated Mercantile (M) as defined by the 2003 International Building Code. The existing structure is wood frame with wood siding, and is classified as Type V, under the 2003 IBC. The existing building will be replaced with a new 2,740 square foot building of concrete masonry construction, with clay masonry veneer. The new building could be classified as either Type III or V, under the 2003 IBC. The new building use will be designated Mercantile (M) as defined by the 2003 IBC. Modification of Parking stalls: In order to provide parking adjacent to the new structure, we are modifying the parking at the northeast corner of the existing parking lot. The modifications include removing approximately twenty linear feet of existing curb and sidewalk to allow for vehicle access at the southeast end of the subject parcel. Four new stalls and an access drive will be added at the southern end of the subject parcel. The resulting drive will require two existing parking stalls to be removed and replaced with a 110 square foot landscape island shaped adequately for the vehicle access. The new landscape island will replace the existing, 163 square foot island that will be removed to replace one of the lost parking stalls. Please see attached sheet A0.I for more information. Key Applicable Development Review Criteria: Section 18.360.050 B. Evaluation Criteria. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: I. An increase in dwelling unit density, or lot coverage for residential development: Response: The proposed modifications are of non-residential development, this criteria does not apply. 2. A change in the ratio or number of different types of dwelling units. Response: There will be no change of ratio or increase of dwelling units is proposed with the new modifications. 3. A change that requires additional on-site parking in accordance with Chapter 18.765. Response: The total square footage of the new building is less than the square footage of the existing building. Table 18.765.2, footnote [5], states that 'Existing buildings directly abutting Main Street are not required to add additional ofj=street parking for a change of use except for entertainment uses. New buildings or existing buildings that undergo remodeling provided the original square footage of the buildings remain the same also are not required to add additional off-street parking.' The subject site directly abuts Main street and we are not increasing the square footage, therefore we are not required to add additional off-street parking. F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\pre-app narrative.doc Page 3 of 10 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. Response: The existing use of the building is designated Mercantile (M) as defined by the 2003 International Building Code and the existing structure is classified as Type V, under the 2003 IBC. The new building structure could be classified as either Type III or V, under the 2003 IBC and the new building use will be designated Mercantile (M) as defined by the 2003 IBC. The use and building type designation will not change. 5. An increase in the height of the building(s) by more than 20%. Response: There are three buildings in the existing development. They range from approximately 20'-6" in height to 37'-6" in height. The height of the new building is 27'-6", therefore there is no increase in the height of the buildings. 6. A change in the type and location of accessways and parking areas where off-site traffic would be affected. Response: Access to the off-street parking will be via the existing driveway off of Main Street. There are no proposed modifications to this drive. The modification to the parking area will result in three additional parking spaces—a 5% increase 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day. Response: With no change in occupancy of the existing building to the new building and no gain in square footage, no increase in vehicular traffic to or from the site is expected. S. An increase in the floor area proposed for a nonresidential use by more than 10%excluding expansions under 5,000 square feet. Response: There is no net gain in square footage proposed with the new building development. 9. A reduction in the area reserved for common open space and/ or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than I 0%. Response: The proposed modifications do not occur in an area designated as common open space or usable open space. The building footprint of the proposed building is only 63% of the area of the existing building's footprint, which allows for all of the proposed new parking on this lot and the majority of the lot's vehicle access to be within the area of the existing building. 10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified in the site plan: F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\pre-app narrative.doc Page 4 of I 0 a. Recreational facilities, b. Screening, and/or c. Landscaping Provisions. Response: a. There are no existing or required recreational facilities impacted by this modification. b. See below for narrative of how we meet the buffering and screening requirements. The proposed modifications will not impact the existing screening. c. See below for narrative on how we meet the landscaping provisions. The proposed modification will reduce the existing landscaping by approximately 774 square feet (3%) of the overall landscaping. We still meet the minimum requirements. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Response: All landscaping and screening will be maintained by the owner as required. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: I. It will not interfere with the maintenance or repair of any public utility; 2. ft will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. Response: The plants will be pruned as needed to meet the above criteria. C. Installation requirements.The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Response: The landscaping will be installed to meet the above criteria. 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. Response: Noted. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: I. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response: The only existing vegetation on the subject parcel, consists of a single tree at the northeast corner of the lot. The tree is too close to the existing structure to be saved and will have to be removed. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. F:\GENADMIN\PROJECTS102\0186.00_a-boy phase 1111pre-app narrative.doc Page 5 of I 0 Response: There is no current landscaping along the public right-of-way. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. H. Height restrictions abutting public rights-of-way, No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Response: We will provide street trees and curb as required below. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: We will provide street trees as required. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Response: The street trees will match the existing trees on the adjacent frontage of the development. C. Size and spacing of street trees. I. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; Response: The street trees will be a minimum of 2"caliper as indicated on the plan. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section I8.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates,then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity,will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (I) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase 1111pre-app narrative.doc Page 6 of I 0 (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: The trees will be medium sized and spaced at 30 feet on center. They will not be planted within 20 feet of any intersection or within 2 feet of any private driveway, fire hydrant or utility pole. The street trees will be planted in tree grates to match the existing at the adjacent frontage of the development. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: The trees will be pruned as required. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Response: There are no existing trees that could be used as street trees. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. Response: No street trees will be removed by development. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. Response: We are not requesting any adjustments to the street tree requirements. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Response: The development is not located adjacent to a signalized intersection. 18.745.050 Buffering and Screening B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; Response: There are no required setbacks in this zone. Based on the buffering and screening matrix shown on Table 18.175.1, no buffering is required between two properties within the CBC zone. 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; Response: No buffer area is required. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; Response: We are not proposing any fence hedge or wall in any yard. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\pre-app narrative.doc Page 7 of I 0 a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (I) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. Response: There is no required buffer area. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 1 8.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 1 8.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover, or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Response: A hedge of evergreen shrubs will be planted to form a four-foot continuous screen at the parking as required by 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 1 8.795; Response: We do not proposed any modifications that would impact the vision clearance requirements. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; Response: We do not have this condition. 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. Response: We are not proposing any fences or stand alone walls. 9. Hedges F:\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\pre-app narrative.doc Page 8 of I 0 a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.O5O.C.2.a and 18.745.O5O.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 1 8.795. Response: There are no requirements for a sight obscuring fence. D. Height restrictions. I. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; Response: There are no specific prescribe height requirements for fences, walls or landscaping relating to this development. E. Screening: special provisions. I. 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: (I) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Response: The parking areas will be screened from view from the adjacent properties by landscaping that will incorporate both trees and shrubs. There are only four new parking spaces, which only require one tree to provide a canopy effect. The landscape areas are four and a half foot clear and are provided with a 6" concrete curb to protect the landscaping from vehicular damage. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; Response: There are no new refuse areas proposed. The existing refuse areas are screened from public view. Any new service facilities will be located away from view of the public street and customer parking areas. 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; F:\GENADMIN\PROJECTS\02\0186.00_a-boy phase III\pre-app narrative.doc Page 9 of I 0 Response: There are no proposed swimming pools. 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Response: The new building will use the existing refuse containers that are located in the screened refuse collection area. F:\GENADMIN\PROJECTS102\0I86.00_a-boy phase 1111pne-app narrative.doc Page 10 of 10 ADDITIONAL DOCUMENTS 'olan DR aoo 7 - O000(A Cheryl Caines From: Tara Lund [TARAL @cidainc.com] Sent: Friday, May 16, 2008 4:03 PM To: Cheryl Caines Subject: RE: Dolan Commercial Building Thank-you Cheryl, I noticed the language in my narrative regarding bicycles yesterday. It looks like the narrative didn't catch up to my thought patterns. I appreciate you looking into these. Thanks again, Tara From: Cheryl Caines [mailto:cherylc @tigard-or.gov] Sent: Friday, May 16, 2008 3:42 PM To: Tara Lund Subject: RE: Dolan Commercial Building Tara, Looking at the previously approved plan from 1998, the parking space dimensions are the same as the shown on the new plan. Because of the existing locations of the landscape islands I don't see any way to just re-stripe the lot to make the spaces meet current standards. Please state that as the reasoning for maintaining the current lot configuration when meeting the conditions. As for the bicycle parking, the applicant's narrative states that there are 7 existing bicycle spaces, and that 6 new spaces will be provided to meet the 13 required for the total building square footage. The plans only show 3 new spaces. Per 18.765.020.B, expansion of existing uses, required vehicle parking shall be based on only the floor area of the expansion. Vehicle seems to be used two ways in the chapter- as all types of vehicles under purpose and applicability, but then only as required car spaces in the min/max chart. In this case I think it is reasonable to consider bicycles as vehicles under the applicability code section. Therefore no increase in bicycle parking is required beyond the three spaces for the expansion. Let me know if you have any questions on this. Cheryl From: Tara Lund [mailto:TARAL @cidainc.com] Sent: Friday, May 16, 2008 9:08 AM To: Cheryl Caines Subject: RE: Dolan Commercial Building Cheryl, Thank-you for the clarification and assistance. Tara From: Cheryl Caines [mailto:cherylc©tigard-or.gov] Sent: Friday, May 16, 2008 9:04 AM To: Tara Lund Subject: RE: Dolan Commercial Building 'Para, We typically place findings at the end of the code section that reflect conditions for all the criteria found in the section. It may or may not have to do with the last criterion listed. The proposed screening requirement is met. As for the trees,it sounds like things have changed with the downtown since this decision was written. When showing how you meet the conditions, write up a brief description of the agreement you made with Kim for future street trees in lieu of planting them. As for the off-street parking conditions C&D,I'm looking into the original approvals for the site. I'll get back to you on those. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 From: Tara Lund [mailto:TARAL©cidainc.com] Sent: Thursday, May 15, 2008 8:05 AM To: Cheryl Caines Subject: Dolan Commercial Building Hello Cheryl, Per my voicemail, I have a couple of questions on the Site Development Review conditions for 2007-0006: On page 13 of 28, under 'Screening of Refuse Containers', it states that the standard is met with the 6' CMU wall; but then there is a FINDING that says: 'based on the analysis above, the landscaping and screening standards have not been met..." and the accompanying CONDITION is that we provide 2" caliper street trees. I don't understand what the street trees have to do with the refuse container screening, since they are on opposite sides of the building. I am also confused on whether the screening standard was met or not—I believe that it is My concern with the CONDITION is that we may end up doing a guarantee in lieu of street improvements, which would mean that we would not have the street trees at this time, therefore we would not be able to meet the condition. Similarly on page 18 of 28, under 'Off-street Loading' (heading on page 17), it states that the criterion is met since the two smaller buildings do not require a loading space, and one is provided for the larger building, as is required. But the FINDING says that the standards have not been fully satisfied and there is a list of CONDITIONS relating to the car and bicycle parking stalls. The finding and conditions do not seem to relate and there seems to be contradiction in whether or not the criterion is met. Condition A and B are not an issue, but I have concerns with both C and D. Regarding Condition C, the existing parking stalls do not all meet the current dimensional standards, and there is no feasible way to make them do so. I assume that they met the standards in place at the time of their original installation. Regarding Condition D, we provided the (3) new bike parking spaces that are required for our new building. I don't understand why we would need to bring the bike parking count up to current standards for the entire building. If you could provide some clarification, that would be great. Thank-you, Tara W. Lund, AIA Project Architect CIDA, Inc. 4445 SW Barbur Blvd., Ste 200 Portland, Oregon 97239 PH: 503-226-1285 FX: 503-226-1670 taral @cidainc.com www.cidainc.com 2 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigc, , OR 97223 r 2.1)0 9 —0000 Thursday,July 09, 2009 • Dolan and Company, LLC 1919 NW 19th Ave. T I GARD Portland, OR 97209 QDA Ann: Dustin Johnson 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 RE Expiration Date for SDR2007-00006: Friday,July31, 2009. Please note that the expiration date for your Land Use Approval, SDR2007-00006, for the Dolan Commercial Building, is Friday,July 31, 2009. Following is the text of the relevant Tigard Development Code section on Extensions: TDCode 18.360.030 Site Development Review, Approval Process: D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period; and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. If you wish to request a one-year extension you should have a letter requesting same and addressing each of the above criteria delivered to City Hall, attention of Cheryl Gaines, Associate Planner, no later than close of business on Friday,July31, along with a check for the extension fee of $264.00. Please c- ill you hay- any questions. r . b- . e • Permits/Projects Coordinator 503-718-2426 cc: SDR2007-00006, Cheryl Gaines Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. Tiger. -, OR 97223 ElF111 August 12, 2009 Jennifer Beattie CIDA,Inc. 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 RE: Dolan Commercial Building (SDR2007-00006) Land Use Approval— Extension Dear Ms. Beattie: In your letter of July 31, 2009, as the applicant's representative, you requested a one-year extension of the approval for SDR2007-00006 and have paid the $266 application fee. The effective approval date for SDR2007-00006 was on January 1, 2008 and is valid for an eighteen (18) month period through July 31, 2009. The requested extension would be for one-year, or until July 31, 2010. Pursuant to Tigard Development Code (1'DC), Section 18.430.030.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 states that there are no proposed changes to the original approved site development review package. 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; and The applicant has given written intent to apply for a building permit and initiate construction within the one year extension. The presumptive date is dependent upon the economy, but the anticipated start of construction is summer 2010. This criterion is satisfied. 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. As noted in the Type II decision, the approval was based upon the following Community Development Code Chapters: 18.360 (Site Development Review), 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.520 (Commercial Zoning Districts); 18.705 (Access, Egress and Circulation); 18.725 (Environmental Performance Standards); 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste & Recyclable Storage); 18.765 (Off-Street Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 Parking); 18.780 (Signs); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). The applicant states, to the applicant's knowledge, there are no changes to the applicable Comprehensive Plan and policies ordinance provisions on which the approval was based. Staff reviewed the period since June 20, 2007 (original submittal date) and found that there were no substantive amendments to the applicable code sections during that period. Based on this review, staff concurs with the applicant and finds that no substantive, applicable changes have occurred to the Tigard Development Code on which the approval was based. Therefore, the request is consistent with this criterion. 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 SDR2007-00006 not to exceed one year,or until July 31,2010. Ca�c August 12. 2009 Cheryl Caines Date Associate Planner c: Albert Shields, Permit Coordinator SDR2007-00006 Land Use File Dolan Commercial Building (SDR2007-00006) -Land Use Extension Request Page 2 of 2 August 12, 2009 mow... A 4445 SW BARBUR BLVD., SUITE 200 RECEIVrD I� PORTLAND, OREGON 97239 TEL: 503.226.1 285 FAX: 503.226.1 670 E-MAIL: info @cidainc.com JUL 3 1 2009 www.cidainc.com CITY OF TIGARD PLANNII.�t;iENGINEERING July 31, 2009 City of Tigard Planning Division Attn: Cheryl Caines, Associate Planner 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Request for One-year Development Approval Extension for Case File #: SDR2007-00006 CIDA Project Number. 020186.01 Dear Cheryl: Please consider this letter our written request for a one-year extension of the Development Approval for the Dolan Commercial Building per TD Code 1 8.360.30 D. It is our intent to apply for and obtain a building permit for the approved development; however,the declining state of the economy is hindering our Client's ability to progressively pursue the permit at this time. I. This request for extension does not include any proposed changes to our original site development review package. 2. It is our intent to apply for a building permit and initiate construction on this site within one year. Our presumptive date for building permit application is entirely dependant on the state of the economy, but we are anticipating starting construction by summer 2010. 3. To the best of our knowledge there have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the original approval was based. Therefore,we do not find any changes within the code that adjust the approval criteria. Thank you for considering this one-year development approval extension. Please call if you need additional information. Sincerely, P14,-Beet4e Jennife Beattie Principal c: Jean Dolan File Attachments: Letter from City,Application Fee \\Server\admin\GENADMIN\PROJECTS\02\0I86.00_a-boy phase III\7-31-09 Request for Extension.doc ARCHITECTURE • ENGINEERING • PLANNING • INTERIORS • LANDSCAPE City of Tigard, Oregor, ► 13125 SW Hall Blvd. • Tig ,, OR 97223 Thursday,July 09,2009 Dolan and Company, LLC �''tf r` 9 1919 NW 19th Ave. JUL 200 Portland, OR 97209 Cida, lnc. QD ttn: Dustin Johnson 4445 SW Barbur Blvd., Suite 200 Portland, OR 97239 RE Expiration Date for SDR2007-00006: Friday,July31, 2009. Please note that the expiration date for your Land Use Approval, SDR2007-00006, for the Dolan Commercial Building, is Friday,July 31, 2009. Following is the text of the relevant Tigard Development Code section on Extensions: TDCode 18.360.030 Site Development Review, Approval Process: D. Extension. The Director shall,upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original site development review plan as approved by the Director; 2. The applicant can show intent of initiating construction on the site within the one year extension period; and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. If you wish to request a one-year extension you should have a letter requesting same and addressing each of the above criteria delivered to City Hall, attention of Cheryl Caines, Associate Planner, no later than close of business on Friday,July31, along with a check for the extension fee of$264.00. Please c "(you hav- any questions. ,/ ' / . b- . e . 'ermits/Projects Coordinator 503-718-2426 cc: SDR2007-00006, Cheryl Caines Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 11 CITY OF TIGARD RECEIPT a g 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 174642 4- 07/31/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SDR2007-00006 Approval Extension-LRP 1003100-43117 $2.00 SDR2007-00006 Approval Extension 1003100-43116 $232.00 SDR2007-00006 Approval Extension-LRP 1003100-43117 $32.00 Total: $266.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Cash STREAT 07/31/2009 $2 00 Payor: CIDA Check 021712 STREAT 07/31/2009 $264.00 Payor: CIDA Total Payments: $266 00 Balance Due: $0 00 Page 1 of 1 Eri Thursday, October 18, 2012 TIGARD City of Tigard Dolan and Company,LLC 1919 NW 19th Avenue Portland, OR 97209 RE: NOTICE OF EXPIRATION OF LAND USE APPROVAL. Project Type: Site Development Review Project Name: Dolan Commercial Building Project Number: SDR 2007-00006 Tax Lot Number: 2S 102AC-600 and 700 Expiration Date: December 31, 2012 Dear Property Owner: 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. Sincer , Albert Shields Program Development Specialist 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov